Sample Inspection Report : simplebooklet.com

InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 1 of 76 REPAIR Summary Repair Denotes a system or component should be further evaluated to determine what repairs are necessary Item is not fully functional or damaged This list is a synopsis of the potentially significant improvements that should be budgeted for over the short term Other significant improvements outside the scope of this inspection may also be necessary IMPROVEMENT RECOMMENDATION HIGHLIGHTS SUMMARY REPAIR This overview page is provided to allow the reader a brief summary of the Repair items for this inspection This page is not encompassing Reading this page alone is not a substitute for reading the report in entirety The entire Inspection Report including the InterNACHI Standards of Practice limitation Scope of Inspection and Inspection Agreement must be carefully read to fully assess the findings of the inspection In addition to those improvements recommended in our report we recommend that you budget for unexpected repairs items and items that were not discovered during the inspection Please refer to the body of this report for further details on these and other recommendations In listing these items the Inspector is not offering any opinion as to whom how or when these concerns are addressed Typical flaws and maintenance issues are usually items that can be resolved after possession As with most other facets of your transaction we recommend consultation with your Real Estate Professional for further advice with regards to the items contained in the report ______________________________________________________________________________________________________________________ Structure 1 Moisture Penetration BASEMEMT MOISTURE PENETRATION AT at the front wall framing If leakage is experienced improve lot drainage adjacent to the wall Moisture Penetration Moisture Attic 2 Attic House Fan The house fan should have a timer and disconnect switch installed for improved safety The home owner should be consulted regarding the installation of the house fan A truss at the fan was cut Allow for improvements The manufacture of the fan should be consulted for the fan operating requirements The fan should be operated with a window open otherwise exhaust from gas fired appliances could enter the home The amount of free air vent space may not be adequate for the house fan to operate effectively Truss altered Roof 3 Home and Garage Roof Surface Unable to Inspect 50 75 FRAGILE The roof materials were too fragile and susceptible to damage A qualified roofing contractor is recommended to further evaluate the entire roof estimate repairs or improvements InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 3 of 76 REPAIR Summary Continued Heating System 5 Heating System Operation Operated at the inspection The unit is dirty with dust and debris THE HEATING SYSTEM SHOULD BE SERVICED FOR SAFETY AND FUNCTION A qualified heating technician should clean and service the heating system and make necessary improvements for function and safety Cleaning and servicing are needed for safe reliable heating system operation Cooling 6 AC System Operation NOT OPERATED A qualified technician should further evaluate the air conditioning system and improvements made as necessary Lots and Grounds 7 Back of home Deck Deck Wood The deck has been built below acceptable building standards Recommend further evaluation and estimate to bring deck up to an acceptable building standard 8 Back of home Deck Framing Liberties with the deck framing repairs are necessary for safety and function Soil contact with the wood should be eliminated The support posts for the deck are poor A footing extending at least 2 feet below grade level would be installed Framing connections and flashing are missing or not properly installed InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 6 of 76 SAFETY ISSUE Summary Safety Issues Denotes a condition that should be improved for safety This list is a synopsis of the potentially significant improvements that should be budgeted for over the short term Other significant improvements outside the scope of this inspection may also be necessary IMPROVEMENT RECOMMENDATION HIGHLIGHTS SUMMARY SAFETY ISSUES This overview page is provided to allow the reader a brief summary of the Safety Issues for this inspection This page is not encompassing Reading this page alone is not a substitute for reading the report in entirety The entire Inspection Report including the InterNACHI Standards of Practice limitation Scope of Inspection and Inspection Agreement must be carefully read to fully assess the findings of the inspection In addition to those improvements recommended in our report we recommend that you budget for unexpected repairs items and items that were not discovered during the inspection Please refer to the body of this report for further details on these and other recommendations In listing these items the Inspector is not offering any opinion as to whom how or when these concerns are addressed Typical flaws and maintenance issues are usually items that can be resolved after possession As with most other facets of your transaction we recommend consultation with your Real Estate Professional for further advice with regards to the items contained in the report ______________________________________________________________________________________________________________________ Bedroom 1 Northwest Wall Altered Bedroom Outlets and Wiring 110 VAC REVERSED POLARITY outlets are present InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 7 of 76 MONITOR Summary Monitor Denotes a condition needing monitoring and or further investigation to determine what repairs are necessary This list is a synopsis of the potentially significant improvements that should be budgeted for over the short term Other significant improvements outside the scope of this inspection may also be necessary IMPROVEMENT RECOMMENDATION HIGHLIGHTS SUMMARY MONITOR This overview page is provided to allow the reader a brief summary of the Monitor items for this inspection This page is not encompassing Reading this page alone is not a substitute for reading the report in entirety The entire Inspection Report including the InterNACHI Standards of Practice limitation Scope of Inspection and Inspection Agreement must be carefully read to fully assess the findings of the inspection In addition to those improvements recommended in our report we recommend that you budget for unexpected repairs items and items that were not discovered during the inspection Please refer to the body of this report for further details on these and other recommendations In listing these items the Inspector is not offering any opinion as to whom how or when these concerns are addressed Typical flaws and maintenance issues are usually items that can be resolved after possession As with most other facets of your transaction we recommend consultation with your Real Estate Professional for further advice with regards to the items contained in the report ______________________________________________________________________________________________________________________ Attic 1 Attic Roof Framing A roof truss has altered at the attic house fan Trusses should not be modified without special engineering of additional support This area should be investigated as repairs may be needed Truss Cut Interior 2 Radon Test Active Mitigation System The home includes a permanently installed active radon mitigation system The radon mitigation system is visually inspected for physical damage or deficiencies A visual inspection can not determine if the mitigation system is actually working correctly by reducing the level of radon gas in the home to below the EPA action level of 4 pCi L Periodic radon testing should be performed to verify the adequacy and functionality of the radon mitigation equipment InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 8 of 76 DEFERED COST Summary Differed Cost denotes items that have reached or are reaching their normal life expectancy or show indications that they may require repair or replacement anytime during the next five 5 years This list is a synopsis of the potentially significant improvements that should be budgeted for over the short term Other significant improvements outside the scope of this inspection may also be necessary IMPROVEMENT RECOMMENDATION HIGHLIGHTS SUMMARY DIFFERED COST This overview page is provided to allow the reader a brief summary of the Differed Cost items for this inspection This page is not encompassing Reading this page alone is not a substitute for reading the report in entirety The entire Inspection Report including the InterNACHI Standards of Practice limitation Scope of Inspection and Inspection Agreement must be carefully read to fully assess the findings of the inspection In addition to those improvements recommended in our report we recommend that you budget for unexpected repairs items and items that were not discovered during the inspection Please refer to the body of this report for further details on these and other recommendations In listing these items the Inspector is not offering any opinion as to whom how or when these concerns are addressed Typical flaws and maintenance issues are usually items that can be resolved after possession As with most other facets of your transaction we recommend consultation with your Real Estate Professional for further advice with regards to the items contained in the report ______________________________________________________________________________________________________________________ Heating System 1 Heating System Approximate Age 17 years old Given the age it may be near the end of its useful life You should reserve funds to be ready for replacement Cooling 2 AC System Approximate Age 17 years old Given the age it may require a higher level of maintenance You should reserve funds for component replacement or failure Plumbing 3 Water Heater Approximate Age 20 years old Given the age it may be near the end of its useful life You should reserve funds to be ready for replacement Interior 4 General Comments About the Interior Most of the windows have broken seals damaged or missing screens A qualified window technician should further evaluate all the windows and make repairs or replacmenet as needed InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 12 of 76 Client Name Our Client Address Clients Address City State Zip Client City Client State Client Zip Code Property Address 123 Main Street City State Zip Your City Your State Your Zip Code At your request an inspection of the above property was performed on the above referenced property InspectPro is pleased to submit the enclosed report This report is a professional opinion based on a visual inspection of the accessible components of the home This report is not an exhaustive technical evaluation An evaluation of this nature would cost many times more Please understand that there are limitations to this inspection Many components of the home are not visible during the inspection and very little historical information is provided in advance of the inspection While we can reduce your risk of purchasing a home we cannot eliminate it nor can we assume it Even the most comprehensive inspection cannot be expected to reveal every condition you may consider significant to ownership In addition to those improvements recommended in our report we recommend that you budget for unexpected repairs On average we have found that setting aside roughly one percent of the value of the home on an annual basis is sufficient to cover unexpected repairs and items that were not discovered during the inspection Your attention is directed to your copy of the Inspection agreement It more specifically explains the scope of the inspection and the limit of our liability in performing this inspection The Standards of Practice and Code of Ethics of the National Association of Certified Home Inspectors InterNACHI prohibit us from making any repairs or referring any contractors We are not associated with any other party to the transaction of this property except as may be disclosed to you The information provided in this report is solely for your use The report shall not be used by or transferred to any other person or company outside of this transaction without the prior written consent of InspectPro and an additional payment of 125 00 Clients request that InspectPro release copies of the Inspection Report shall be at Clients risk with respect to the contents of the inspection agreement Thank you for selecting our company We appreciate the opportunity to be of service Should you have any questions about the general condition of the house in the future we would be happy to answer these There is no fee for this telephone consulting Our fees are based on a single visit to the property If additional visits are required for any reason additional fees may be assessed Sincerely Doug Low Professional Building Inspector InspectPro LLC A problem well put is half solved John Dewey InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 13 of 76 General Information Property Information Property Address 123 Main Street City Your City State Your State Zip Your Zip Code Contact Name Your Real Estate Agent Client Information Client Name Our Client Client Address Clients Address City Client City State Client State Zip Client Zip Code Inspection Company Inspector Name Doug Low Company Name InspectPro LLC Conditions Present at the Inspection Buyers Others Present Buyer s Agent Inspection Date 01 10 2017 Start Time 8 30 End Time 11 30 Estimated Age 17 Entrance Faces South Property Occupied Occupied Temperature between 40 and 65 degrees F Weather Partly cloudy Ground and Roof Conditions Dry Building Type Single family Garage Attached Space Below Grade Basement Water Source City Sewage Disposal City Additions Modifications Consult the Owner Permits Obtained Unknown consult the local building authority Building History Permit Report With this inspection we have provided you a FREE property history permit report This document is designed to provide a better understanding of your property s history and publicly recorded alterations made This document is generated through BuildFax and should be used to complement our inspection report We encourage you to contact your local building department if further investigation is desired or needed InspectPro LLC holds no liability for the accuracy of the content of the BuildFax report or for the consequences of any actions taken on the basis of the information provided Utilities ALL UTILITIES ON Items Not Inspected Sprinkler irrigation System An inspection is beyond the scope of service A qualified technician should be consulted Definitions NOTE All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection APPEARS SERVICABLE Item operating according to its designed use with no observable major problems When Appears Serviceable or Serviceable is checked it means we did not observe conditions that would lead us to believe problems exist with this system or component The item is capable of being used Some serviceable items may however show wear and tear that are typical for their age and use Other conditions are checked if applicable in the body or the report MAJOR CONCERN A system or component that is considered defective deficient or need needs immediate attention Significant deficiencies need to be corrected and are likely to involve significant expense You should reserve funds to correct this item REPAIR Denotes a system or component should be further evaluated to determine what repairs are necessary Item is not fully functional or damaged SAFETY ISSUE Denotes a condition that should be improved for safety InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 14 of 76 Definitions Continued IMPROVE MONITOR DEFERED COST NOT INSPECTED Functional with no obvious signs of significant defects Typical flaws may exist improvements may be desirable Denotes a condition needing monitoring and or further investigation to determine what repairs are necessary Denotes items that have reached or are reaching their normal life expectancy or show indications that they may require repair or replacement anytime during the next five 5 years Item not present not inspected or not found The item may be covered or obstructed Further investigation is recommended and improvements made as necessary Item was not inspected It may be beyond the scope of service or unable to be inspected for safety reasons or due to lack of power inaccessible or disconnected at time of inspection CLIENT ADVISORIES These are general comments made about a system or component and POSSIBLY SOME GENERAL EXAMPLES NOT NECESSAILY DRAWN FROM THIS PROPERTY OR INSPECTION These advisories are intended for further explanation or things to be aware of Some problems can only be discovered by living on the property They cannot be discovered during the few hours of a property inspection For example some shower stalls leak when people are in the shower but do not leak when you simply turn on the tap Some roofs and basements only leak when specific conditions exist Some problems will only be discovered when carpets were lifted furniture is moved or finishes are removed The home was inspected as noted and reported with information as discovered While the inspector makes every effort to find all areas of concern some issues can go unnoticed Please be aware that the inspector has your best interest in mind THE SCOPE OF THE INSPECTION This report is an opinion of the general condition of the property based on a limited visual inspection Representative samples of components are viewed in areas that are accessible at the time of the inspection only No destructive testing probing or dismantling of building components is performed It is recommended that any concerns and all components systems related be evaluated inspected and repaired as needed PRIOR TO CLOSNG Further evaluation prior to closing is recommended so a properly licensed contractor professional can evaluate these concerns further and inspect the remainder of the system or component for additional issues that may be outside our area of expertise or the scope of our inspection Often following the Inspectors advice will result in enhanced safety for the occupants of the property or improved performance and or extended life for the component in question In listing these items your Inspector is not offering any opinion as to who among the parties to your transaction should take responsibility for addressing any of these concerns As with most other facets of your transaction we recommend consultation with your Real Estate Professional for further advice with regards to the items contained in the report It is the goal of the inspection is to put our customer in a better position to make an informed decision THE LIMITS OF THE INSPECTION All components designated for inspection in the InterNACHI Standards of Practice are inspected except as may be noted in the Limitations of Inspection sections within this report This report is an opinion of the general condition of the property based on a limited visual inspection The purpose of our service focuses on safety function and big ticket items that may prevent you from moving forward in the transaction Not all improvements will be identified during this inspection Unexpected repairs should still be anticipated and budgeted for Again we suggest roughly 1 of the value of the home for repairs not identified in this report The inspection should not be considered an engineering evaluation guarantee or warranty of any kind Please refer to the inspection agreement for a full explanation of the scope Liability for mistakes or omissions in the inspection and inspection report is LIMITED TO A REFUND OF THE FEE PAID FOR THE INSPECTION AND REPORT Please call our office at 303 346 2250 immediately for any clarifications or questions InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 15 of 76 Structure LIMITATIONS OF STRUCTURE INSPECTION As we have discussed and as described in your inspection contract this is a visual inspection limited in scope by but not restricted to the following conditions Only a representative sampling of visible structural components was inspected Structural components concealed behind finished surfaces and or insulation could not be inspected Furniture and or storage restricted access to some structural components Engineering or architectural services such as calculation of structural capacities adequacy or integrity are not part of a home inspection Limited clearances and the potential for damage to insulation and ceiling finishes below caused by walking in the attic our inspection of the attic space is performed from the access opening only Please also refer to the pre inspection contract for a detailed explanation of the scope of this inspection STRUCTURE RECOMMENDATIONS OBSERVATIONS Structure Type Two story Basement and Crawl Space APPEARS SERVICABLE AVERAGE QUALITY CONSTRUCTION Typical liberties taken with good building practice and with the quality of materials employed Typical minor flaws were detected in the structural components of the building INSPECTPRO CLIENT ADVISORY Clues as to the structural integrity of your home are evaluated today The exterior below grade portions of the foundation are obviously not visible and cannot be directly evaluated In modern construction and in our area the interior surfaces of the foundation are often covered with an insulation blanket and also cannot be directly evaluated The foundation wherever visible and readily accessible is looked at today for cracking or deterioration Some surface cracking of the foundation may be attributed to shrinkage or to rust of underlying re bar These are generally not of great concern Cracks with certain characteristics can tell a lot about foundation movement and may result in a referral to an engineering specialist Visible clues as to otherwise invisible movement are what we are after today General Observations INSULATION STORAGE APPEARS SERVICABLE UNFINISHED BASEMENT Even with an unfinished basement all of the original structural components are not always visible or accessible therefore it is not possible to definitively comment on their condition Only readily accessible visible components of the structure can be observed and commented on Therefore comments regarding the condition of the structure are based upon the overall visible condition of the home INSPECTPRO CLIENT ADVISORY Only readily accessible visible components of the structure can be observed and commented on Therefore comments regarding the condition of the structure are based upon the overall visible condition of the home any sections of the foundation and framing that are visible and any visible indications throughout the structure that indicate one way or the other that the structure of the home is either sound or is exhibiting signs of issues Structural Movement No movement or displacement noted at the time of the inspection APPEARS SERVICABLE LIMITED VIEW FOUNDATION APPEARS TO BE PERFOMING AS INTENDED Only a small portion of the foundation was exposed and the system could not be thoroughly examined However there were no signs of significant settlement or related interior damage to the structure that suggest a major problem INSPECTPRO CLIENT ADVISORY Expansive soils are found in much of the Colorado Front Range These clay minerals act like a sponge and swell when water is added This swelling can cause major structural damage You keep dry landscaping or drought tolerant landscaping without irrigation also called Xeriscape for at least the first 5 feet around the house more if there are signs of expansive soil problems You should minimize lawn irrigation and pay particular attention to any gutter and grading improvements that may be identified elsewhere in this report Foundation Concrete APPEARS SERVICABLE TYPICAL FLAWS WERE OBSERVED AT THE TIME OF THE INSPECTION Visible elements of the foundation was generally in satisfactory condition for the age and construction of the home INSPECTPRO CLIENT ADVISORY Modern foundations vary considerably from older ones Newer foundations may have a moisture barrier under them and reinforcing steel within them as compared to older ones that may have neither Our inspection of foundations conforms to industry standards which is that of a generalist and not a specialist We check the visible portion of the walls on the outside for any evidence of significant cracks or structural deformation but we do not move furniture or lift carpeting and padding to look for cracks or moisture penetration and we do not use any of the specialized devices that are used to establish relative elevations and confirm differential movement Significantly many foundations are built or move out of level but the average person may not become aware of this until there is a difference of more than one inch in twenty feet which most authorities regard InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 16 of 76 Structure Continued Foundation continued as being tolerable INSPECTPRO CLIENT ADVISORY Spalling honeycombing crumbling material or surface deterioration is common in many homes especially older homes This condition does not usually represent a serious structural concern unless there is substantial loss of material Most of these flaws are related to the installation process and moisture penetration In an effort to prevent long term deterioration it would be wise to consider parging a concrete stucco like coating over deteriorated areas Lot drainage improvements and elimination of water against foundation walls as outlined in other sections of this report are also recommended In the absence of any major defects we may not recommend that you consult with a foundation contractor a structural engineer or a geologist but again this should not deter you from seeking the opinion of any such expert Foundation Cracks Settling cracks less than 1 8 wide APPEARS SERVICABLE FOUNDAITON SHRINKAGE CRACKS This type and pattern of cracking is usually the result of concrete shrinkage as it cures Shrinkage cracks are very common and are not normally a concern In the absence of any additional cracking repairs should not be necessary The cracks could be sealed to prevent moisture penetration INSPECTPRO CLIENT ADVISORY It would be rare to find a foundation wall that was not cracked or deteriorated in some way or a concrete slab that did not include some cracks possibly concealed beneath storage carpeting or flooring Fortunately most of these cracks are related to the curing process or to common settling including some wide ones called cold joint that create rock pockets but others can be more structurally significant and reveal the presence of expansive soils that can predicate more or less continual movement We will certainly alert you to any suspicious cracks if they are clearly visible However we are not specialists and in the absence of any major defects we may not recommend that you consult with a foundation contractor a structural engineer or a geologist but this should not deter you from seeking the opinion of any such expert Be advised that there is no absolute standard for evaluating cracks Typically cracks that are less than 1 4 and which exhibit no significant vertical or horizontal displacement are generally not regarded as being significant Although they typically do result from common shrinkage they can also be caused by a deficient mixture of concrete deterioration through time seismic activity adverse soil conditions and poor drainage and if they are not sealed they can allow moisture to enter a residence and particularly if the residence is surcharged by a hill or even a slope or if downspouts discharge adjacent to the foundation However in the absence of any major defects we may not recommend that you consult with a foundation contractor a structural engineer or a geologist but again this should not deter you from seeking the opinion of any such expert Moisture Penetration REPAIR BASEMEMT MOISTURE PENETRATION AT at the front wall framing If leakage is experienced improve lot drainage adjacent to the wall INSPECTPRO CLIENT ADVISORY The owner should be consulted regarding moisture penetration It should be understood that it is impossible to predict whether moisture penetration will pose a problem in the future The vast majority of leakage problems are the result of insufficient control of storm water at the surface Please refer to the Roofing and Exterior sections of the report for more information Dry Dry Dry Be aware that the number one enemy of all homes especially the foundation is WATER Be pro active to direct all water away from the foundation through proper grading gutters downspouts with 6 10 foot extensions and splash blocks under hose faucets Use reasonable watering practices when irrigating your lawn or landscaping Sometimes terracing or installing a Swale can reduce erosion and direct water away from the foundation Poor water management around the home can be a significant clue to underlying foundation problems Sometimes uneven siding surfaces or roof surfaces can be clues too Inside the home we are looking for unexplained binding of doors and windows uneven floors and drywall cracks InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 17 of 76 Structure Continued Moisture Penetration continued Moisture Penetration Moisture Sump Pit Pump Submerged APPEARS SERVICABLE SUMP PIT DRY AT THE TIME OF THE INSPECTION A water alarm should be considered Proper performance of the sump pit is critical to preventing leakage The sump pit is used to collect storm water from the perimeter foundation drainage system The operation of the sump pit should be carefully monitored Water should be kept below the inlet at all times If removing water from the pit becomes necessary improvements to control the water may be necessary INSPECTPRO CLIENT ADVISORY Some properties have a sump pit installed in the building or occasionally even outside the home but up against the foundation This pit serves as a collection point for water gathered from around the foundation be means of a perimeter drain or French drain This pit could be dry but basically any water in the pit should be below the inlet pipe Some builders install them as a precautionary measure so their presence is not necessarily a bad thing A high water alarm is recommended in the pit If however the pit has standing water in it of any significant amount we recommend the addition of a sump pump This is a pump that is installed down in the bottom of this pit with an automatic float mechanism that detects rising water When the water level increases to a particular level it turns on and pumps the water up and out to the outside of the home preferable 6 10 feet away from the foundation We recommend that the lid to this pit regardless of whether there is a pump installed is secured in order that a small child cannot accidentally enter and drown The pit should be accessible in the sense that it should not be covered by finishes The life expectancy of a sump pump is 8 12 years depending upon how hard and often it is working This means that it should be accessible for replacement periodically without having to demolish part of your basement if finished If a pump runs continuously or even frequently like every five minutes or so this is a Red Flag If the foundation is fully dependant upon a 100 pump to keep it dry there is probably something else going on The first place to start would be to investigate for a plumbing or sprinkler leak underground Further investigation should be done by an engineer specializing in drainage and design There may be a significant drainage or grading issue sometimes originating off site There may be a soils issue or even an underground spring that makes this site a wet site We recommend that any Wet Site be carefully and fully considered and you receive advice from multiple experts in the field At absolute minimum we recommend you consider installing a second pump as a back up and an alarm to notify you if there should be a mechanical failure that may result in a flooded basement InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 18 of 76 Structure Continued Floor Framing Engineered Wood APPEARS SERVICABLE The floor framing appears to be properly installed and in good condition at the time of the inspection Beams Steel I Beam APPEARS SERVICABLE IMPROVE The support beam appears to be in good condition and level at the time of the inspection NOT GROUTED The beam pockets should be fully grouted solid Columns Steel posts APPEARS SERVICABLE The support column s appears to be in good condition connected and plumb at the time of the inspection Floor Slab Poured slab Obstructed view APPEARS SERVICABLE TYPICAL CONCRETE CRACKS OBSERVED This type of cracking is usually the result of slight movement and shrinkage as the concrete cures Cracks of this nature are very common and are not normally a concern In the absence of any sign of ongoing movement repair should not be necessary INSPECTPRO CLIENT ADVISORY Many concrete floors are found to contain cracks sometimes covered by storage carpet and furniture Some gaps and edges can be quite wide They typically result from shrinkage or installation methods Usually have little structural significance The owner should be consulted regarding floor movement It should be understood that it is impossible to predict whether movement will pose a problem in the future The vast majority of movement problems is cosmetic and may be the result of improper installation and moisture penetration Walls Wood Frame APPEARS SERVICABLE No major defects were observed in the accessible structural components at the time of the inspection Roof Framing Truss APPEARS SERVICABLE The roof structure appears to be in good condition No significant damage was observed requiring immediate repairs for safety or function at the time of the inspection INSPECTPRO CLIENT ADVISORY The roof is the part of the house that is most exposed to weather and climatic conditions Continuous exposure over years to rain and arid dryness burning heat from direct sunlight and the bitter cold can affect the integrity of the roof and the house below it And the first part of the house to be affected is that just below the roof the attic Think of the roof as a crash helmet and the attic as the head below it and you will understand the importance of attic inspection Water damage leaks seepage cracks and mold are among the most common attic problems And if they are not tackled quickly the damage can rapidly spread to the rest of the house Regular attic inspection will in most cases allow you to spot problems early on and attain the appropriate repairs InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 19 of 76 Structure Continued Roof Framing continued Attic Roof Cavity Wood Frame APPEARS SERVICABLE INSPECTPRO CLIENT ADVISORY When the layers of wood sheathing come apart this is called delamination A good roofing company should check the integrity of the sheathing when they strip the roof covering down to bare wood but we find that many do not During a roof job would be the ideal time to replace deteriorated areas Once a new roof covering is installed over bad sheathing repair becomes expensive and complicated Nonetheless damaged sheathing is a foundational part of your roofing system and should be maintained or repaired if damaged See the attic section of this report for additional observations and recommendations Attic LIMITATIONS OF ATTIC INSPECTION As we have discussed and as described in your inspection contract this is a visual inspection limited in scope by but not restricted to the following conditions Only a representative sampling of visible structural components was inspected Structural components concealed behind finished surfaces and or insulation could not be inspected Furniture and or storage restricted access to some structural components Engineering or architectural services such as calculation of structural capacities adequacy or integrity are not part of a home inspection Limited clearances and the potential for damage to insulation and ceiling finishes below caused by walking in the attic our inspection of the attic space is performed from the access opening only Please also refer to the pre inspection contract for a detailed explanation of the scope of this inspection Attics in most homes are inaccessible areas which are filled with insulation Generally the inspector is limited to viewing the attic from the access Entering the attic space is potentially damaging to the ceilings because there is usually no walking plank and the ceiling joists or trusses are covered with insulation Stepping in the wrong location could cause damage to the ceiling ATTIC RECOMMENDATIONS OBSERVATIONS Attic Unable to Inspect 30 50 APPEARS SERVICABLE The space was not entered Insulation and the roof line restricted the inspection of the attic InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 20 of 76 Attic Continued Roof Framing MONITOR A roof truss has altered at the attic house fan Trusses should not be modified without special engineering of additional support This area should be investigated as repairs may be needed INSEPCTPRO CLEINT ADVISORY Most builders discourage the use of attics as storage areas This is for several reasons including that the truss systems are not meant to support much weight on their bottom chord they do have not flooring for safe usage they are dirty and when open can impact the energy design of the home and allow access and rapid spread of fire Generally speaking attics are not meant for storage Truss Cut Sheathing Wood Frame APPEARS SERVICABLE The attic space appears to be dry and in good condition at the time of the inspection INSPECTPRO CLIENT ADVISORY The decking overhead in an attic should be wood colored and should be intact Roof leaks and poor ventilation of the attics can damage the sheathing over time Some attics have some minor visible mold This is often a result of the building process when materials get wet during construction If there is extensive mold or mold that appears to have grown due to poor maintenance conditions we will report it to you the client Ventilation Roof vents Gable Vents APPEARS SERVICABLE The soffit vents were not visible and could be covered or blocked The passage of air between the soffit vents and the roof cavity should not be obstructed Baffles can be provided to hold back insulation and allow for free movement of air within the roof space This area should be further investigated and improved where necessary INSPECTPRO CLIENT ADVISORY Poor ventilation of an attic over time discolors and deteriorates the sheathing Ideally the ventilation in attics should be roughly split between low and high for example half should come from the soffit vents and the other half from top vents Ventilation coming from soffit vent areas should not be obstructed by improperly installed insulation Homes are built with bare minimum ventilation from the attics so any diminishment would justify the increase of the total number of vents installed A liberally ventilated attic will shed moisture and heat and can even impact how well the home stays cool in the summer We always recommend the increase of attic ventilation Vent options include static top vents or box vents These don t move and create a passageway for heat and moisture to escape out the roof surface if working properly Turbine vents move a great deal of air but are not without disadvantages They create a huge opening for snow to enter during the winter and should be covered off season Also in the spring during a calm week birds like to build nests in them They have moving parts so may need maintenance and they can creek and squeak too Electric Powered vents are a good option but require installation by an electrician However you get there having liberal ventilation from the attic area is a good improvement to make on your home Insulation Blown in Fiberglass APPEARS SERVICABLE INSULATION IMPROVEMENTS it may be cost effective depending on the anticipated term of ownership Upgrading insulation levels in a home is considered an improvement rather than a necessary repair Insulation Depth 10 8 IMPROVE Adding insulation would be considered an discretionary improvement COMPRESSED insulation should be rearranged and evened out Insulation improvements may be cost effective depending on the anticipated term of ownership Upgrading insulation levels in a home is considered an improvement rather than a necessary repair INSUFFICIENT improvements to the home may be cost effective depending on the anticipated term of ownership INSPECTPRO CLIENT ADVISORY Modern homes are insulated to R 38 This would be a loose fill fiberglass depth of roughly 12 inches Older construction will have something less than this unless it has been improved We recommend increasing attic insulation to R 38 Loose fill should not be in contact with the roof sheathing to prevent the transfer of moisture between the two InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 21 of 76 Attic Continued Insulation Depth continued Vermin Activity None Visible APPEARS SERVICABLE INSPECTPRO CLIENT ADVISORY Damage from pest may be more than superficial A pest control specialist should be consulted for eliminating and control any activity Investigate eliminate and controlling is an ongoing maintenance item House Fan REPAIR The house fan should have a timer and disconnect switch installed for improved safety The home owner should be consulted regarding the installation of the house fan A truss at the fan was cut Allow for improvements The manufacture of the fan should be consulted for the fan operating requirements The fan should be operated with a window open otherwise exhaust from gas fired appliances could enter the home The amount of free air vent space may not be adequate for the house fan to operate effectively INSPECTPRO CLIENT ADVISORY If a whole house fan is installed in your home it is usually done by a homeowner They require the total area of free vent space in the attic be increased to expel the added air forced into the attic space Newer or additional venting should be observed if a whole house fan in present In addition when a homeowner installs a whole house fan or a skylight beware If any trusses are cut by a homeowner in the process of installing a whole house fan or a skylight the structural integrity of the truss system should be reviewed by a licensed contractor Trusses are not meant to be cut and do not perform their original designed purpose once cut We always recommend that all home projects be performed by licensed contractors and permits be pulled with the Regional Building Department and then subsequently inspected by them when complete To learn what permitted work has been done on a home visit the Regional Building Department web site or call with the address It is public record Never operate a whole house fan without first opening doors and windows to allow outside air to enter the home This is to avoid sucking soot down the fireplace or carbon monoxide in from the furnace or water heater Finally a whole house fan opening should be covered with insulation in the winter months to reduce the heat loss through that area Don t forget to remove the insulation in the spring before its first operation Truss altered Moisture Penetration COMMON staining appears to be old APPEARS SERVICABLE InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 22 of 76 Attic Continued Moisture Penetration continued At the roof vent INSPECTPRO CLIENT ADVISORY In a home of any age expect to find some staining around openings into the attic Snow can blow into a top vent or driving rain may find itself in through an otherwise properly installed feature Finding a stain is more of an indication of a home with a history and does not usually mean there is an active leak If a stained area in the attic does accompany a roof covering failure and or an interior ceiling stain further investigation will be called for Crawl Space LIMITATIONS OF CRAWL SPACE INSPECTION As we have discussed and as described in your inspection contract this is a visual inspection limited in scope by but not restricted to the following conditions Only a representative sampling of visible structural components was inspected Structural components concealed behind finished surfaces and or insulation could not be inspected Furniture and or storage restricted access to some structural components Engineering or architectural services such as calculation of structural capacities adequacy or integrity are not part of a home inspection Limited clearances and the potential for damage to insulation and ceiling finishes below caused by walking in the attic our inspection of the attic space is performed from the access opening only Please also refer to the pre inspection contract for a detailed explanation of the scope of this inspection CRAWL SPACE RECOMMENDATIONS OBSERVATIONS Crawl Space Method of Inspection In the crawl space Unable to Inspect 30 50 APPEARS SERVICABLE Storage restricted the inspection Insulation restricted the inspection Access Open APPEARS SERVICABLE InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 23 of 76 Crawl Space Continued Floor Framing Engineered Wood APPEARS SERVICABLE The floor framing appears to be properly installed and in good condition at the time of the inspection Moisture Penetration Wet or Damp Soil APPEARS SERVICABLE There is evidence of past water in the crawl space This condition may vary seasonally and or with precipitation intensity Roof and lot drainage repairs or improvements should be addressed as a first step to controlling water in the crawl space This condition should then be monitored to determine if additional measures are necessary to protect the building interior from moisture INSPECTPRO CLIENT ADVISORY For owners of many old homes leakage is a way of life During rainy periods or during the spring thaw leakage is experienced As leakage rarely influences the structural integrity of a home and because basements of old homes usually remain unoccupied this condition is simply tolerated Some precautions are of course taken to avoid damage to storage and personal belongings If leakage persists the installation of effective drainage tiles and sump pumps in some cases becomes necessary Moisture Barrier Plastic APPEARS SERVICABLE The moisture barrier appears to be properly installed covering the entire crawl space soil The moisture barrier was fully sealed and bonded to the foundation Ventilation Vents APPEARS SERVICABLE The vents appeared to be properly installed and in serviceable condition at the time of the inspection Insulation Fiberglass APPEARS SERVICABLE Missing or damaged insulation was observed Insulation improvements to the crawl space may be desirable Outlets and Wiring 110 VAC APPEARS SERVICABLE Lights and Switches 110 VAC APPEARS SERVICABLE Vermin Activity None Visible APPEARS SERVICABLE INSPECTPRO CLIENT ADVISORY Damage from pest may be more than superficial A pest control specialist should be consulted for eliminating and control any activity Investigate eliminate and controlling is an ongoing maintenance item InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 24 of 76 Roof LIMITATIONS OF ROOFING INSPECTION As we have discussed and as described in your inspection contract this is a visual inspection limited in scope by but not restricted to the following conditions Not the entire underside of the roof sheathing is inspected for evidence of leaks Interior finishes may disguise evidence of prior leaks Estimates of remaining roof life are approximations only and do not preclude the possibility of leakage Leakage can develop at any time and may depend on rain intensity wind direction ice build up and other factors Chimney flue interiors that are not readily accessible are not inspected and could require repair Roof inspection may be limited by access condition weather or other safety concerns Please also refer to the pre inspection contract for a detailed explanation of the scope of this inspection Portions of the roof were viewed from the ground or ladder at the eaves Some sections of the roof could not be viewed The owner should be consulted regarding any permits prior inspection or warranties that may apply ROOFING RECOMMENDATIONS OBSERVATIONS Home and Garage Roof Surface Method of Inspection Ladder at eaves Type Gable INSPECTPRO CLIENT ADVISORY Your roofing system is one of the most expensive components of your home and is the first line of defense for sun rain and snow A view from the top of shingles can only reveal some basic defects like missing shingles or evidence of hail strikes Sometimes overheating of the shingle due to improper attic ventilation can be discerned from the top as well The number of layers of shingles is estimated and the presence and quality of the felt or hidden flashing nailing sheathing or other components is approximated based upon that which can be seen We recommend that you include a comprehensive roof coverage in your home insurance policy and obtain a roof certification from an established qualified local roofing contractor Unable to Inspect 50 75 REPAIR FRAGILE The roof materials were too fragile and susceptible to damage A qualified roofing contractor is recommended to further evaluate the entire roof estimate repairs or improvements InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 25 of 76 Roof Continued Roofing Material Concrete Tile REPAIR Signs of cracking chips and missing pieces A qualified roofing contractor is recommended to further evaluate the entire roof estimate repairs and provide a 5 year certification In all the roof coverings show evidence of normal wear and tear for a roof of this age Some typical indicators of aging such as minor surface cracking and chipping were visible However the wear is consistent over the entire surface and typical for a cover this age INSPECTPRO CLIENT ADVISORY All roofs should be inspected annually in order to last typical life spans Expect to make minor repairs to any roof Leakage can develop at any time depending on rain intensity wind direction ice build up and other factors We suggest that you ask the seller point blank Has the roof ever leaked If so when where and what repairs were made This inspection is not a warranty guarantee or insurance policy and its not intended to predict how long the roof will last or if it will leak Here are some other conditions that may affect your roof Physical abrasion Avoid walking on the roof whenever possible Always avoid stepping directly on areas where different roof planes meet such as valleys hips and ridges Tree limbs should be cut back so that they do not overhang the roof Freeze thaw cycle Areas of the roof where snow collects or ice dams build are subject to more rapid deterioration Debris accumulation will speed deterioration by holding moisture next to the shingles where it may cause freeze damage Missing Chipped Approximate Age 17 years old APPEARS SERVICABLE CONCRETE TILE roofs are among the most expensive and durable of all roofs These products usually carry some of the longest warranties in the industry with warranties of 40 and 50 years quite common However they are normally only guaranteed against leaks by the contractor who installed it for five years or less As with other pitched roofs these tiles are not designed to be waterproof only water resistant they shed water and protect the membrane beneath from the elements The dryness of this roof is dependant on the soundness of the membrane beneath the tiles The membrane cannot be seen without removing the tiles but which can be split by movement deteriorated through time or by ultra violet contamination The type and quality of membranes that are installed can vary from one contractor to another and leaks do occur The majority of leaks result when a roof has not been well maintained or kept clean INSPECTPRO CLIENT ADVISORY The ordinary life expectancy of an asphalt or fiberglass shingle in our area seldom exceeds 20 years due to the intensity of the sun at our altitude and due to the frequency of hail in our region Dimensional or architectural multi ply shingles last significantly longer and are known for their superior wind and hail resistant characteristics Durable roof coverings like concrete tile seem like they would last forever but the heat and cooling crack them and they are vulnerable to physical damage from impact or walking on them It is particularly important to keep the sun off the felt surface under the tile Periodic maintenance of a tiled roof makes sense to replace cracked slipped or damaged tile Flashing Metal APPEARS SERVICABLE Where visible the roof protrusions vent pipes etc appeared to be well sealed and or flashed and in satisfactory condition CLIENT ADVISORY Flashings are the metal surfaces used primarily at interfaces between roof surfaces and other features on the rooftop They help to keep the water out of these vulnerable areas They are for the most part maintenance free although we recommend you monitor them for excessive rust and treat as needed One area of particular vulnerability that nearly always needs additional flashing is where a roof surface and gutters end meets a chimney chase or upper level of the home Often water runs InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 26 of 76 Roof Continued Flashing continued down the roof along the siding of the chimney chase or an upper level of the home and squeezes behind the end of the gutter When this happens the water continues to flow down the siding below the area in question and promotes accelerated deterioration of the paint and siding surfaces We urge the creation and installation of a piece of flashing to kick out the water away from the gutters end and into the gutter where it can be properly managed Valleys Metal APPEARS SERVICABLE The Inspector was unable to safely inspect the valley flashing The roof materials were too fragile and susceptible to damage The valley flashing and its components could not be properly evaluated at time of inspection Gutters Galvanized APPEARS SERVICABLE The gutters and downspouts that were installed appeared to be in satisfactory condition CLIENT ADVISORY Gutters should be kept clean and properly sloped to avoid leaks and ice problems Any roofing system can be susceptible to ice damming and related leaks The potential for ice dams varies with the severity of the winter and depending on insulation and ventilation under the roof Severe ice dams can result in leaks typically near the eaves Solutions include better attic insulation and ventilation eave protection below the roof coverings or as a stop gap measure the installation of heating cables on the roof Downspouts Galvanized APPEARS SERVICABLE Without water in the gutters it is virtually impossible to determine whether they are watertight and properly discharging water away from the home so you may wish to have the system water tested for proper function CLIENT ADVISORY All downspouts should discharge water at least five 5 feet from the foundation Storm water should be encouraged to flow away from the building at the point of discharge The downspouts that discharge below grade level should be monitored and the discharge location verified If they are ever suspected to be clogged frozen or disconnected below grade they should be redirected to discharge at least five 5 feet from the building Foundation leakage adjacent to a downspout is an indication of a problem below grade Leader Extension Discharge above grade APPEARS SERVICABLE IMPROVE The downspouts that discharge below grade level should be monitored If they are ever suspected to be clogged or disconnected below grade they should be redirected The discharge location should be verified CLIENT ADVISORY Roof Systems In general the most important things to consider in our area is hail damage and attic ventilation When you are aware that there has been hail in your area or you notice that your neighbors are all having roof work done we recommend you contact your insurance adjuster to evaluate your roof Also be aware that a properly ventilated attic adds to the life of your roof covering enables your home to shed its heat and shed its moisture The minimum ventilation requirements for your attic may be different from the ideal levels Roofing manufacturers require their products be properly installed including being installed over a properly ventilated home in order to honor their warranties InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 27 of 76 Roof Continued The areas of primary vulnerability for a roof will nearly always be at penetrations through the surface at transitions and in peaks and valleys Frequently a leak appears inside a home with no obvious correlation to a visible defect like a missing shingle Because tracking down sources of leaks can be a tricky and time consuming process if you should ever develop a leak we recommend contacting a high quality roofing contractor to sort it out Although roof covering materials are designed to protect the underlying home structure from moisture most are not considered waterproof but water resistant They are designed to work together with an underlying membrane and the effectiveness of both the membrane and the roof covering material are dependant upon the material quality and the use of proper installation methods Finally when a roof covering is in marginal condition sometimes employing a roofing company to Certify it as having a certain number of years of life remaining will make sense The customary cost for this is a few hundred dollars This may give a home buyer a greater level of confidence in the remaining life of their roof but Buyer Beware A Certification is only what the company wants it to mean Be sure to learn what the Certification company s definitions are and especially what your recourse is if the roof doesn t last as long as they said it would Many Certifications are not worth the paper they are written on and amount to a simple second opinion Electrical LIMITATIONS OF ELECTRICAL SYSTEM INSPECTION As we have discussed and as described in your inspection contract this is a visual inspection limited in scope by but not restricted to the following conditions Electrical components concealed behind finished surfaces are not inspected Only a representative sampling of outlets and light fixtures were tested Furniture and or storage restricted access to some electrical components that may not be inspected The inspection does not include remote control devices alarm systems and components low voltage wiring systems and components ancillary wiring systems and other components that are not part of the primary electrical power distribution system Please also refer to the pre inspection contract for a detailed explanation of the scope of this inspection Home inspectors are generalists and although familiarity with electrical systems is a fundamental part of home inspection inspectors are not electricians and will not be familiar with all electrical systems and components installed over the years Electrical standards and codes have evolved over the years and home electrical systems and their components are required to comply only with codes which were in effect at the time the home was built or the additional work was performed Our concern with electrical systems is not code compliance but the degree to which the installed electrical system safely provides for the electrical requirements of the home The home inspectors concern will be commenting on safety and system defects not code violations Some conditions commented upon may not be code violations and some code violations may not be commented upon ELECTRICAL SYSTEM RECOMMENDATIONS OBSERVATIONS InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 28 of 76 Electrical Continued Electrical Mast Underground utilities APPEARS SERVICABLE The meter was installed at a proper height with the center of the meter measuring between 3 feet and 6 feet above the ground The electric meter was securely fastened to the property appeared to be properly grounded and appeared to be in serviceable condition at the time of the inspection Service Size Amps 200 Volts 110 240 VAC INSPECTPRO CLIENT ADVISORY Service Size Determining whether the overall size of the service is large enough for the your particular usage is beyond the scope of an inspection Service size can always be increased at a cost if you choose to add welders air conditioners hot tubs dryers ranges or the like Contact a licensed electrical contractor to discuss these types of options Service Not Visible APPEARS SERVICABLE The service capacity was normal for a dwelling of this size and age and was adequate for the existing demand and small additional loads INSPECTPRO CLIENT ADVISORY Aluminum Branch Wiring In our area it is common to see an stranded aluminum Main wire coming into the panel from the city A large gauge stranded aluminum Main was never the object of particular safety concern These connections are supposed to be coated with an anti oxidant paste but seldom are Ground Plumbing and rod in ground APPEARS SERVICABLE INSPECTPRO CLIENT ADVISORY Grounding A ground is a direct electrical connection to the earth or a connection to a particular point in an electrical circuit All electrical systems must be grounded For decades they have been grounded through an active main water line coming in from the municipal source More recently a redundant system of grounding by means of a ground rod pounded deeply into the earth has been used In exceptionally dry or sandy soils this ground can lose its effectiveness and thus the primary ground through the water line must always be maintained It is often not readily possible to locate a ground rod especially if bushes and trees have grown up near the home or if landscaping has covered the top of the rod Ground Rod Electrical grounding is important because it provides a reference voltage level called zero potential or ground potential against which all other voltages in a system are established and measured An effective electrical ground connection also minimizes the susceptibility of equipment to interference reduces the risk of equipment damage due to lightning and eliminates electrostatic buildup that can damage system components In effect an electrical ground drains away any unwanted buildup of electrical charge Exterior back of home Electric Panel InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 29 of 76 Electrical Continued Manufacturer Seimens APPEARS SERVICABLE The panel was in acceptable condition with circuitry installed and protected correctly The panel and its components have no visible deficiencies Electrical panels to be readily accessible and have a minimum of thirty six inches of clear space in front of them for service The manufacturer s label was missing partial or illegible at the main electrical The manufacturer s label was missing The label typically provides information describing the main panel such as the name of the panel manufacturer the panel model number the panel amperage rating limitations related to the environment in which the panel was designed to be installed and grounding bonding information for that particular model The Inspector was unable to confirm the existence of proper conditions when confirmation would require information taken from this missing label INSPECTPRO CLIENT ADVISORY The electrical breaker panels are recommended for routine maintenance from a qualified electrician about every five years or so This is mainly because of the heat that in generated while components are in use The normal heating and cooling can cause the wires and their contacts to become loosened over time and create the potential for breakers to overheat or not work properly While this service is not mandatory we strongly recommended having your main electrical breaker panel evaluated by a qualified electrician as part of normal maintenance Main Breaker Size 200 Amps APPEARS SERVICABLE The function of the main disconnect was provided by a two pole circuit breaker mounted in the main distribution panel The breaker appeared to be in good condition although it was not tested during this inspection Breakers Copper and Aluminum APPEARS SERVICABLE The breakers appeared to be functional and properly installed but were not tested or tripped 120 VAC Branch Circuits Copper APPEARS SERVICABLE Wiring inside the electrical panel appears to be in good working order no double taps no visible signs of scorching corrosion or illegal wiring All the wires matches breaker sizes at the time of the inspection 240 VAC Branch Circuits Copper and aluminum APPEARS SERVICABLE Wiring inside the electrical panel appears to be in good working order no double taps no visible signs of scorching corrosion or illegal wiring All the wires matches breaker sizes at the time of the inspection InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 30 of 76 Electrical Continued Electrical Wiring APPEARS SERVICABLE The electrical appeared to be in serviceable condition at the time of the inspection GFCI Condition APPEARS SERVICABLE TESTED PROPERLY the GFCI circuit was tested and operated properly at the time of the inspection INSPECTPRO CLIENT ADVISORY Ground Fault Circuit Interrupters This is a special type of circuit breaker designed to detect the condition most often occurring when someone is being shocked It measures the current going out on the hot wire and compares it to the current coming back on the Neutral If there is a notable difference as would be happening if current were flowing into a person the breaker will trip and discontinue the supply of power to that circuit This may be seen inside the breaker panel as a breaker with a test button on it or it may actually be integrated into a electric outlet and installed in a wet location This button should be pushed monthly to learn if it is still in working order If not already present we recommend grounded and GFCI protected outlets be installed at all wet locations including Exterior Kitchen Bathroom Wet Bar Garage and Unfinished Basement outlet locations if not present Outlet Condition APPEARS SERVICABLE Outlets were functional and Light fixtures responded to the switches The electrical appeared to be in serviceable condition at the time of the inspection INSPECTPRO CLIENT ADVISORY We do our best to inspect as many outlets as possible but we do not unplug a device using the outlet The inspection can be restricted storage furniture or access A representative number of accessible components were operated as stated in our standards of practice Older homes will have ungrounded outlets We recommend ALL ungrounded outlets regardless of their location in a home be grounded This is particularly critical in WET locations where the lack of grounding poses an electrocution hazard Light Switch Condition in various locations APPEARS SERVICABLE INSPECTPRO CLIENT ADVISORY We do our best to inspect as many outlets as possible but we do not unplug a device using the outlet The inspection can be restricted storage furniture or access A representative number of accessible components were operated as stated in our standards of practice Light Fixture Condition APPEARS SERVICABLE INSPECTPRO CLIENT ADVISORY We do our best to operate all lights however the inspection can be restricted by burnt out bulbs photo cells or remote controls A representative number of accessible components were operated as stated in our standards of practice Smoke Detectors Present APPEARS SERVICABLE Smoke detectors were installed per good building practices in each sleeping area common areas The detectors appear to be hardwired and appear to have battery backup INSPECTPRO CLIENT ADVISORY Smoke Detectors Testing of smoke detectors are beyond the scope of this inspection The built in test button when present only verifies proper battery and horn function but does not test smoke sensor Smoke detectors are recommended to be located in each Bedroom and one per floor level Smoke alarms should be tested weekly and replaced per manufacturer s guidelines or every ten years Some smoke alarms may be tested today as a courtesy to you We recommend that all AC Only powered smoke alarms be replaced with AC DC smoke alarms This makes sense if you consider that one of most likely place a fire would start is in the electrical system An AC Only model may lose its power in a fire which would render it ineffective as an alert to get out of the home Modern smoke alarms will have a battery back up When you move in replace all the batteries in all the devices and then replace the battery twice a year thereafter whether it is chirping or not InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 31 of 76 Electrical Continued Carbon Monoxide Detectors Combo Unit CO and Smoke Detector APPEARS SERVICABLE Carbon monoxide detectors were installed per local authorities recommendations within 15 feet of all sleeping areas INSPECTPRO CLIENT ADVISORY Carbon Monoxide Detectors We recommend every homeowner place at least one carbon monoxide detector in his home A CO detector is required within 15 feet of a sleeping area The primary potential source for carbon monoxide would be the gas forced air furnace boiler or water heater Follow the instructions for placement in the unit you buy and expect it to direct you place it in the primary bedroom where you sleep Place a minimum of one on every level of the home where you have an occupied bedroom In addition we encourage you to place one in the room where you have a gas fireplace if applicable as an additional precaution They are not to be placed in the garage or the utility room as a rule The exception to this is if your heat system is a boiler in which case the best place for another unit will be with the boiler CO Detector Location within 15 of sleeping spaces INSPECTPRO CLIENT ADVISORY Carbon Monoxide detectors are to be installed in most properties that are new or sold starting July 1 2009 and pursuant to the Bill Summary states as follows The Bill requires any existing or new single family dwelling or dwelling unit of an existing multifamily dwelling offered for sale or transfer on or after July 1 2009 that has a fuel burning heater or appliance a fireplace or an attached garage to have an operational carbon monoxide alarm installed within a specified distance of 15 feet from each room lawfully used for sleeping purposes Heating System LIMITATIONS OF THE HEATING SYSTEM INSPECTION As we have discussed and as described in your inspection contract this is a visual inspection limited in scope by but not restricted to the following conditions The adequacy of heat supply or distribution balance is not inspected The interior of flues or chimneys that are not readily accessible are not inspected The furnace heat exchanger humidifier or dehumidifier and electronic air filters are not inspected Solar and Space heating equipment systems are not inspected Please also refer to the pre inspection contract for a detailed explanation of the scope of this inspection HEATING SYSTEM RECOMMENDATIONS OBSERVATIONS Heating System Heating System Type Forced Air Furnace Area Served Whole House INSPECTPRO CLIENT ADVISORY Mechanical equipment tested for functional operation at the time of the inspection only No life expectancy is expressed or implied Inspection does not determine balancing or sizing of system This inspection covers only the visible components of the heating system Hidden problems for example on the mostly inaccessible Heat Exchanger on a gas forced air furnace may exist that are not documented in this report Therefore any evaluation of the Heat Exchanger today is superficial and inconclusive Manufacturer Carrier Fuel Type Natural Gas INSPECTPRO CLIENT ADVISORY Servicing the HVAC system should be a regular maintenance item to assure safe reliable heat Read the instructions for maintaining the components of your heating system A malfunctioning component can be a safety issue and cause failure rather quickly Annual cleaning including an invasive visual evaluation of the Heat Exchanger with enough disassembly to visually survey the areas most likely to fail based upon the technician s knowledge of your particular make and model is recommended for the greatest safety and best performance and life expectancy Capacity 110 000 BTUH Output BTU 80 INSPECTPRO CLIENT ADVISORY The capacity and configuration of the heating system may prove to be marginal in some InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 32 of 76 Heating System Continued Capacity continued areas Without performing detailed heat loss calculations or living in the building during cold days actual conditions are difficult to predict Approximate Age 17 years old DEFERED COST Given the age it may be near the end of its useful life You should reserve funds to be ready for replacement INSPECTPRO CLIENT ADVISORY You should consider replacement when the unit is over 20 years old because of the increased risks to our clients whether a symptom is present or not Operation Operated at the inspection REPAIR The unit is dirty with dust and debris THE HEATING SYSTEM SHOULD BE SERVICED FOR SAFETY AND FUNCTION A qualified heating technician should clean and service the heating system and make necessary improvements for function and safety Cleaning and servicing are needed for safe reliable heating system operation INSPECTPRO CLIENT ADVISORY Important Facts The National Home Builders Association estimates that the average safe life span of a gas fired furnace is only in its mid teens While a furnace will actually continue to make air hot for even up to fifty years when the Heat Exchanger the central component of a furnace cracks it creates the possibility but not certainty that carbon monoxide will come through the cracks and be distributed throughout the home If this happens Carbon Monoxide poisoning or death may result It is not possible to determine conclusively whether or not a furnace heat exchanger is cracked without significant disassembly unless Carbon Monoxide is currently coming through the vents when operating Unfortunately the absence of Carbon Monoxide coming through the vents at the time tested is NOT an indication that the Heat Exchanger is Not cracked In fact the vast majority of furnaces WITH CRACKED heat exchangers are NOT pushing CO at the time tested This should communicate how critical it is to have your furnace INVASIVELY evaluated annually Also be aware that very few furnace companies in our area perform invasive evaluations Also install carbon monoxide alarms in your home following their instructions for proper placement It is a good idea to place one near sleeping areas per floor of the home but not in the mechanical room or the garage Keep the batteries fresh and replace entirely every five years Vents Flues Chimneys Metal Multi Wall APPEARS SERVICABLE The exhaust flue appeared to be properly configured and in serviceable condition at the time of the inspection Heat Distribution Method Ductwork APPEARS SERVICABLE Duct cleaning is recommended Although it is impossible to determine if air flow is sufficient in all areas of the by a limited visual inspection the installation of the duct work appears to be in good order Filter Disposable located to the left of the blower APPEARS SERVICABLE All types of heating and air conditioning system filters need regular servicing for efficient operation of the equipment InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 33 of 76 Heating System Continued Filter continued Typical intervals would be every thirty to sixty days during each heating and or air conditioning season In all cases we advise following the manufacturers specifications Combustion Air Yes APPEARS SERVICABLE It appears that sufficient supply of combustion air and draft air was provided for the heating systems INSPECTPRO CLIENT ADVISORY Inadequate combustion air risks improper system operation and a carbon monoxide risk We recommend the installation of one or more Underwriters Laboratory Listed Carbon Monoxide detectors in appropriate locations to monitor the indoor air Thermostats Programmable APPEARS SERVICABLE The thermostat was installed in the main hall and is located in the property which appears to be adequate to operate the HVAC system efficiently The thermostats was fastened securely to the wall activated the HVAC unit and appeared to be in serviceable condition Humidifier Not Present APPEARS SERVICABLE Cooling LIMITATIONS OF COOLING SYSTEM INSPECTION As we have discussed and as described in your inspection contract this is a visual inspection limited in scope by but not restricted to the following conditions Window mounted air conditioning units are not inspected The cooling supply adequacy or distribution balance is not inspected Please also refer to the pre inspection contract for a detailed explanation of the scope of this inspection COOLING SYSTEM RECOMMENDATIONS OBSERVATIONS Type Central A C Capacity 4 Ton approximately 2400 SF Manufacturer Payne Area Served Whole House InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 34 of 76 Cooling Continued Approximate Age 17 years old DEFERED COST Given the age it may require a higher level of maintenance You should reserve funds for component replacement or failure INSPECTPRO CLIENT ADVISORY You should consider replacement when the unit is over 20 years old because of the increased risks of failure clients whether a symptom is present or not Operation NOT OPERATED REPAIR A qualified technician should further evaluate the air conditioning system and improvements made as necessary INSPECTPRO CLIENT ADVISORY The capacity and configuration of the air conditioning system may prove to be marginal during the warmer days Without performing detailed heat gain calculations or living in the building during warm days actual conditions are difficult to predict Some authorities recommend running the compressor intermittently perhaps once a month for a few minutes during the season to keep the seals lubricated and pliable so that they will not begin to leak as soon Extreme care must be taken to insure that the compressor is NOT operated when the outside temperature is below 65 degrees Fahrenheit or serious damage may occur to the compressor itself Temperature Differential NOT TESTED APPEARS SERVICABLE To avoid possible compressor damage due to outside temperature below 65 degrees the unit was not tested To do so invites the risk of mechanically seizing the compressor Manufacturers of air conditioning compressors strongly recommend against running these units for any length of time when the outside temperature is below 65 degrees Fahrenheit The lubricant placed inside the factory sealed compressor unit of an air conditioning system during manufacturing will become very viscous thick like syrup when subjected to cool temperatures When it becomes thick it will not circulate properly and doesn t adequately coat all of the internal moving parts Once a compressor has seized the only course of action that can restore proper operation is to completely replace the compressor itself often to the tune of 1 000 to 2 000 depending upon its size Condensate Removal PVC APPEARS SERVICABLE The condensation drain components for the HVAC system was in serviceable condition at time of inspection Cooling Exterior Unit Payne APPEARS SERVICABLE The air conditioning system is split systems in which the cabinets housing the compressors cooling fans and condensing coils were located physically apart from the evaporator coils As is typical with split systems the compressor condenser cabinets were located at the property s exterior so that the heat collected inside the property could be released to the outside air Evaporator coils designed to collect heat from the property interior were located InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 35 of 76 Cooling Continued Cooling Exterior Unit continued inside the air ducts at the furnaces INSPECTPRO CLIENT ADVISORY AC CARE TROUBLE SHOOTING TIPS 1 Monitor the outside compressor unit for levelness The compressor may not function properly if tilted more than 5 degrees 2 Keep shrubbery or vegetation several feet away from the compressor unit for proper cooling 3 The air coming from the outside compressor unit should be slightly warmer than the ambient air temperature 4 The cool air coming from the registers in each room should have a 14 22 degree f Differential as compared to the air at the return register This indicates proper function 5 If the supply return temperature differential is 25 degrees f Or more then a technician should check it 6 Keep male dogs away from the compressor as urine can rot out the cooling coils Monitor the compressor for corrosion 7 Be careful not to bump the compressor cooling coils when in the area 8 Monitor the insulation on the larger refrigerant line and replace as needed 9 Monitor the end of the condensate drain line It should drip water indicating proper function 10 Monitor the plenum large supply duct at the furnace for signs of rust or leakage 11 Keep the evaporator coil unit within the furnace plenum clean by replacing or cleaning the furnace filter monthly 12 Cover the outside compressor unit when shutdown for the winter and shut off the electrical disconnect next to the compressor 13 Have the entire central air conditioning system inspected and serviced annually by a licensed HVAC technician Refrigerant Lines Suction line and liquid line APPEARS SERVICABLE IMPROVE Damaged or torn insulation was observed The AC line set appears to be in serviceable condition Electrical Disconnect Breaker disconnect APPEARS SERVICABLE The electrical disconnect was located at the condensing unit Although it was not operated it appeared to be in serviceable condition at the time of the inspection Plumbing LIMITATIONS OF PLUMBING INSPECTION As we have discussed and as described in your inspection contract this is a visual inspection limited in scope by but not restricted to the following conditions Portions of the plumbing system concealed by finishes and or storage below sinks etc below the structure or beneath the ground surface are not inspected Water quantity and water quality are not tested unless explicitly contracted for and discussed in this or a separate report Clothes washing machine connections are not inspected Interiors of flues or chimneys that are not readily accessible are not inspected Water conditioning systems solar water heaters fire and lawn sprinkler systems and private waste disposal systems are not inspected unless explicitly contracted for and discussed in this or a separate report Please also refer to the pre inspection contract for a detailed explanation of the scope of this inspection PLUMBING SYSTEM RECOMMENDATIONS OBSERVATIONS InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 36 of 76 Plumbing Continued Service Line Not Visible APPEARS SERVICABLE Main Water Shutoff Basement APPEARS SERVICABLE The visible water supply piping was in satisfactory condition and was functioning as designed and intended The water shutoff valves appeared to be in serviceable condition at the time of the inspection They were not operated but were visually inspected Water Lines Copper APPEARS SERVICABLE The potable water pipes where visible appear to be in satisfactory condition Pressure Regulator Present APPEARS SERVICABLE The supply plumbing system was protected from high pressure The pressure test was below 75 psi which suggests that the regulator is operating properly Without a pressure regulator the plumbing system may be prone to leaks in piping fittings or other equipment INSPECTPRO CLIENT ADVISORY Recommended water pressure ranges 55 65 psi although we may not have use a gauge to measure this today Our assessment of the water pressure is what we refer to as a Practical Pressure We mean at the time of the inspection can various water sources be run toilets flushed and tub or showers operated without a dramatic fall in practical flow Your demands may be different than the informal evaluation we did today Drain Pipes Plastic APPEARS SERVICABLE A video scope of the sewer line was performed see the report for observations and recommendations INSPECTPRO CLIENT ADVISORY While approximately 200 gallons of water was pushed through sewer drain lines to verify functional drainage of public sewer or septic system not every problem will be detected today On homes of more than around 50 years old or in an area where there are large trees we strongly recommend a video inspection of the main sewer line The technician will run a camera through the sewer drain line to determine if roots have impinged the flow or if there is any other physical damage that is not visible in today s inspection This is an optional service we can coordinate for you The time to find out if a sewer is faulty or needs replacement is before buying a home not after the fact Reasons to Inspect Tree roots growing into lines breaks sagging or poor slope offsets improper installation Some homes built in the 50 s have InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 37 of 76 Plumbing Continued Drain Pipes continued sewer lines made from tar paper called Orangeburg pipes These disintegrate and collapse over time If a home has Orangeburg the sewer line definitely needs to be replaced Clean Outs Accessible APPEARS SERVICABLE Clean outs were installed and appear to be in serviceable condition Clean outs are useful when attempting to remove obstructions within the drainage piping INSPECTPRO CLIENT ADVISORY Your home should be equipped with a sewer cleanout A cleanout looks like the end of a pipe with a cap on it All cleanouts must be properly capped with a tight fitting steel or plastic cap A sewage cleanout is a point of access where a sewer lateral can be serviced in the event of a backup Your home inspection is noninvasive We do not remove caps to inspect cleanouts Vent Pipes Plastic APPEARS SERVICABLE Floor Drain Surface drain APPEARS SERVICABLE A floor drain was installed and is located by the water heater The drain appears to be in serviceable condition but was not tested INSPECTPRO CLIENT ADVISORY The basement floor drain is not tested today If there is evidence of backup at the drain we recommend you contact a plumber to clean out the drain lines In older homes especially when large mature trees are present in the yard we always urge you to consider a separate plumbing inspection to determine whether roots have entered the drain lines and to determine if the drain lines are themselves crushed or damaged This kind of inspection can normally be performed for a couple hundred dollars A camera can be used to inspect the inside of the drain lines This is an optional service that we can provide upon request Gas Service Lines Black Steel APPEARS SERVICABLE The gas supply piping included a shutoff valve in the vicinity of the gas appliance for service personnel and emergency use No evidence of leakage was detected at any of the exposed gas piping The valve was not operated as part of the inspection INSPECTPRO CLIENT ADVISORY If you smell natural gas in your home act fast Don t delay get completely away and call your natural gas provider If you don t know that number call 911 Water Heater Manufacturer Covered by Blanket Area Served Whole House Type Natural gas Capacity Data plate not found Approximate Age 20 years old APPEARS SERVICABLE DEFERED COST Given the age it may be near the end of its useful life You should reserve funds to be ready for replacement INSPECTPRO CLIENT ADVISORY You should consider replacement when the unit is over 10 years old because of the increased risks of failure whether a symptom is present or not However few of them last longer than fifteen or twenty years and many eventually leak So it is always wise to have them installed over a drain pan plumbed to the floor drain or exterior InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 38 of 76 Plumbing Continued Operation Operating at the time of the inspection APPEARS SERVICABLE The water heater was functioning satisfactorily at the time of the inspection with no evidence of prior or active leakage observed The water heater was not equipped with a drip pan Drip pans are not required on all water heater installations but are recommended when damage to the property will result from a water heater leak INSPECTPRO CLIENT ADVISORY Water heater tested for functional operation at time of inspection only No life expectancy is expressed or implied National average life is 7 10 years only Flushing the water heater tank once a year and replacing the anode every four years will help extend its lifespan You should keep the water temperature set at a minimum of 125 degrees Fahrenheit to kill microbes and a maximum of 130 degrees to prevent scalding Flue Pipe Single wall APPEARS SERVICABLE The exhaust flue appeared to be properly configured and in serviceable condition at the time of the inspection TPRV and Drain Tube ABS APPEARS SERVICABLE The water heater was equipped with a T P Temperature and Pressure relief valve and a properly configured T P relief valve discharge pipe which was connected to the T P relief valve and terminated within 6 inches from the floor This device is an important safety feature and should not be altered or tampered with and was not tested as part of the inspection No adverse conditions were observed Lots and Grounds LIMITATIONS OF THE LOTS AND GOUNDS INSPECTION As we have discussed and as described in your inspection contract this is a visual inspection limited in scope by but not restricted to the following conditions A representative sample of exterior components was inspected rather than every occurrence of components The inspection does not include an assessment of geological geotechnical or hydrological conditions or environmental hazards Screening shutters awnings or similar seasonal accessories fences recreational facilities outbuildings seawalls break walls docks erosion control and earth stabilization measures are not inspected unless specifically agreed upon and documented in this report Please also refer to the pre inspection contract for a detailed explanation of the scope of this inspection LOTS AND GROUNDS RECOMMENDATIONS OBSERVATIONS General Comments About the Lots and Grounds APPEARS SERVICABLE The property shows normal wear and tear for a home of this age INSPECTPRO CLIENT ADVISORY We may not comment on all flaws poor installations or surface damage that exists in the home These items may be a consequence of imperfect materials installed or normal use Most of these items can be address as a part of normal maintenance and home improvement and are therefore not considered a functional or safety item Similarly there may be a number of environmental pollutants which could include molds or other contaminants the specific identification of which is beyond the scope of our service but which can become equally contentious InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 39 of 76 Lots and Grounds Continued General Comments About the Lots and Grounds continued In general structures are subject to minor rot conditions While such conditions are technically problematic they may not substantially affect the quality structural soundness or anticipated future life of the structure Such conditions as spot areas on doors window casings porch steps railing and portions of wood decks and common weathering on siding decks and non supporting wooden members shall not be reported on inspection reports except at the discretion of the inspector for purposes of clarification only These conditions may occur in several locations through out the home and property But may not be listed individually Allow for items not identified in this report Grading Moderate slope APPEARS SERVICABLE IMPROVE The grading should be improved to promote the flow of storm water away from the house Ideally the ground should slope away from the house at a rate of one inch per foot for at least the first ten feet At least eight 8 inches of clearance should be maintained between soil level and the bottom of exterior wall siding INSPECTPRO CLIENT ADVISORY Proper grading is crucial to the life of a foundation and to keeping basements and crawlspaces dry A good rule of thumb is to grade with 1 fall for every 1 foot of distance from the foundation for the first 6 feet Remember that it is the grade of the dirt under any rock or bark that counts and that rock on top of dirt may appear properly graded but may actually be hiding a low spot at the foundation Many homes are built with an under grade French Drain system with or without a sump pit and sump pump It is not possible to inspect an underground drain in an ordinary Real Estate Inspection but in general they work well to keep the foundation dry It is also crucial to manage downspout water coming off the roof by carrying it 6 10 feet away from the foundation Note Sidings and foundation should be a minimum of 6 above ground The grading should not be higher than the water proofing on the foundation Detection of the presence of concealed moisture mold or wood decay present behind exterior finishes is beyond the scope of this inspection Promote positive drainage away from foundation and extend runoff from roofing and downspouts a minimum 10 ft from foundation Poor Grading Swale APPEARS SERVICABLE A drainage swale appears to be adequate for the lot but should be maintained A drainage swale is designed to divert water away from the home and ultimately off the lot InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 40 of 76 Lots and Grounds Continued Flatwork By AC Unit IMPROVE Damaged or deteriorated recommend estimate for repair or replacement by a licensed contractor INSPECTPRO CLIENT ADVISORY Breaking out and replacing a damaged flatwork area is more involved and generally more expensive but is also a good solution Sometimes grinding down a raised lip with a grinder can prevent it from catching ones foot Sealing cracks including between sections can prevent water from getting down underneath migrating toward the foundation eroding the dirt below or further breaking up the cement Driveway Concrete APPEARS SERVICABLE The driveway appears to be in good condition at the time of the inspection Control joints and gaps should be properly sealed Typical flaws were observed but do not appear to be impacting the integrity of the driveway INSPECTPRO CLIENT ADVISORY Driveways need to be flat pitched away from the foundation and free of trip hazards Cracks more than 1 8 high could present a trip hazard The most common household accident is as a result of tripping While it sounds simple trip hazards should be minimized or eliminated Low or uneven surfaces may be raised by a practice called Mud Jacking All gaps and joints should be sealed to minimize moisture penetration Walkway Concrete Flagstone APPEARS SERVICABLE The flatwork appears to be in good condition with some minor surface defects INSPECTPRO CLIENT ADVISORY Persisting movement to flatwork may result in the need for resurfacing You should be aware improper slope risks ponding and sending water towards the building foundation All gaps and joints should be sealed to minimize moisture penetration Cracks more than 1 8 high could present a trip hazard Mud Jacking at times may be the appropriate repair InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 41 of 76 Lots and Grounds Continued Steps Stoops Concrete APPEARS SERVICABLE The steps appear to be properly installed and performing well without any trip hazards at the time of the inspection Porch Concrete APPEARS SERVICABLE The porch appears to be in good condition and properly sloped away from the home at the time of the inspection Typical flaws were observed but do not appear to be impacting the integrity of the porch The porch should be kept sealed for durability and appearance INSPECTPRO CLIENT ADVISORY Porch Steps Stoop Sometimes the cement structure making up the entry porch floor settles or sinks When it does Mud Jacking is a common and effective solution Keep the gaps between the porch and house sealed to keep water from running down beside the foundation Don t forget to maintain handrails and railings to prevent accidents Vertical balusters wider than about 4 inches are now known to create hazards to small children Consider changing the spacing on this type of balusters Also horizontal railings can still occasionally be found These do not provide an adequate barrier to prevent children from falling out Finally any below grade stairwells ought to have a drain at the bottom which should be cleaned out periodically in order to prevent water from backing up over the threshold into the home Patio Concrete APPEARS SERVICABLE INSPECTPRO CLIENT ADVISORY Patios must not usher water toward the foundation They should be pitched away from the home and the gap where it meets the foundation should be sealed Cracks should be sealed to prevent water from getting underneath and migrating toward the foundation or cracking up the slab Back of home Deck Deck Wood REPAIR The deck has been built below acceptable building standards Recommend further evaluation and estimate to bring deck up to an acceptable building standard INSPECTPRO CLIENT ADVISORY Wooden decks in Colorado need frequent maintenance Most deck paints or wood sealants state that once the rain water no longer beads up on the surface decks should be re sealed While a very lofty goal to accomplish this would require re sealing probably two times per year Keep the deck surfaces sealed to prevent water from rain and snow from entering the wood Don t seal the underside of the surfaces Install the flooring with gaps sufficient to allow rapid drainage Keep railings sturdy Monitor flooring for rotted areas or soft spots Mushrooms and wood rot may develop on the underside if the surfaces get wet and stay wet for long periods of time Once deck maintenance gets away from a homeowner more involved solutions will be needed including replacing some of the wood or support structure underneath or even replacing the entire deck InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 42 of 76 Lots and Grounds Continued Deck continued Maintenance Free synthetic deck material is now available and comes in many different colors While it can be rather expensive the cost over time is comparable to a well maintained wood deck but without all the work Best building practices suggest that a minimum of 4 inches be maintained between the deck and interior floor levels with 7 inches being ideal to prevent potential trip and fall hazards It is recommended that the deck be replaced if there is any evidence of moisture intrusion that occurs Framing REPAIR Liberties with the deck framing repairs are necessary for safety and function Soil contact with the wood should be eliminated The support posts for the deck are poor A footing extending at least 2 feet below grade level would be installed Framing connections and flashing are missing or not properly installed Stairs Railings Wood REPAIR The stairs should be better supported The railing is loose This is common but should be improved as needed InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 43 of 76 Lots and Grounds Continued Decking Wood planks REPAIR Clean and reseal for improved appearance and durability Vegetation Shrubs IMPROVE Vegetation should be trimmed away from the home For improved safety the metal lawn edging should be improved or removed INSPECTPRO CLIENT ADVISORY Vegetation is not specifically part of this inspection but here are some tips Vegetation around the perimeter of the home should be cut back leaving no less than six inches of clearance between any vegetation and the side of the home Don t plant grass up against foundation Nothing takes as much water to maintain as planted grass and by watering all the way up to the foundation you are bound to create problems Not only that running irrigation system up against the siding is a bad idea and accelerates the deterioration of most siding types Low water shrubs or flowers are a good alternative Maintain proper grade away from the foundation for the first 6 feet and then top with the landscaping option of your choice Fences Wood APPEARS SERVICABLE IMPROVE POST S DAMAGED should be repaired or replaced PICKETS DAMAGED allow for replacement The fence appears to be in serviceable condition with typical improvements needed for durability and appearance INSPECTPRO CLIENT ADVISORY Fences are not part of the typical inspection but here are some tips Keep wood fences sealed and the wood protected This may require staining once or twice a year Fence posts sitting in a low spot may rot more quickly than a post properly installed in cement footer Sometimes it is difficult to determine who fence belongs to but neighbors can work together to maintain shared fences Window Wells Covered APPEARS SERVICABLE IMPROVE Grading inside and around the window well should be improved INSPECTPRO CLIENT ADVISORY The wells need to sit firmly against the foundation should be sealed to the foundation wall and need to extend at least a couple of inches above grade Inside the wells finished grade needs to be no closer than 6 inches to the underside of the basement window rough opening and should be configured to drain well Security covers should be provided for basement window wells for improved safety A safety release mechanism should be installed on the security bars and covers for the windows Retaining Walls Prefab Masonry Blocks at Planter APPEARS SERVICABLE The retaining wall appears to be in good condition The wall should be properly maintained for durability and appearance InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 44 of 76 Lots and Grounds Continued Retaining Walls continued INSPECTPRO CLIENT ADVISORY Landscaping timbers or terracing should be maintained to prevent the grade above from collapsing While not an official part of the inspection deadmen to tie the wall back into the hill and railings to prevent someone from accidentally falling off are items a homeowner are encouraged to consider Lawn Sprinklers NOT INSPECTED APPEARS SERVICABLE The sprinkler system supply line appeared to be in serviceable condition There was an anti siphon valve installed The sprinkler system valves were not operated or activated INSPECTPRO CLIENT ADVISORY Sprinkler systems are not part of this inspection but here is some helpful advice Do not install sprinkler heads any closer to the foundation than about 6 feet Do not water your house Do not water your fences your siding or your foundation Winterize your sprinkler system before the first freeze of the winter Sometimes this can be accomplished by manually draining the valves and lines but a better solution is to have the lines blown out by a landscaping company each fall We encourage a home buyer to get some instruction on the sprinkler system from the Seller if that is possible Do not over water near the foundation Exterior LIMITATIONS OF EXTERIOR INSPECTION As we have discussed and as described in your inspection contract this is a visual inspection limited in scope by but not restricted to the following conditions A representative sample of exterior components was inspected rather than every occurrence of components The inspection does not include an assessment of geological geotechnical or hydrological conditions or environmental hazards Screening shutters awnings or similar seasonal accessories fences recreational facilities outbuildings seawalls break walls docks erosion control and earth stabilization measures are not inspected unless specifically agreed upon and documented in this report Please also refer to the pre inspection contract for a detailed explanation of the scope of this inspection EXTERIOR RECOMMENDATIONS OBSERVATIONS InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 45 of 76 Exterior Continued General Comments About the Exterior APPEARS SERVICABLE The exterior of the home shows normal wear and tear for a home of this age INSPECTPRO CLIENT ADVISORY We may not comment on all flaws poor installations or surface damage that exists in the home These items may be a consequence of imperfect materials installed or normal use Most of these items can be address as a part of normal maintenance and home improvement and are therefore not considered a functional or safety item Similarly there may be a number of environmental pollutants which could include molds or other contaminants the specific identification of which is beyond the scope of our service but which can become equally contentious In general structures are subject to minor rot conditions While such conditions are technically problematic they may not substantially affect the quality structural soundness or anticipated future life of the structure Such conditions as spot areas on doors window casings porch steps railing and portions of wood decks and common weathering on siding decks and non supporting wooden members shall not be reported on inspection reports except at the discretion of the inspector for purposes of clarification only These conditions may occur in several locations throughout the home and property But may not be listed individually Allow for items not identified in this report Exterior Surface Siding Type Hardboard APPEARS SERVICABLE The siding and trim is in good condition and appears to be performing as intended Regular maintenance of caulking and painting all joints penetrations and fasteners is imperative to reduce damage INSPECTPRO CLIENT ADVISORY Fiberboard type siding is most common in our area It is similar to long pieces of particle board but with a surface design pressed into it Some of these types of siding material may be vulnerable to disfigurement due to moisture absorption at bottom edges and at butt joints Wavy bulges are also common It is critical to keep this type of siding painted and caulked to prevent it from absorbing moisture and swelling Vigilance with painting and caulk is the secret to the long life of these siding types Do not allow vegetation or tree branches to come in contact with the siding as this can quickly damage the siding allowing water penetration Diligent maintenance is needed at all joints and edges to prevent moisture absorption InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 46 of 76 Exterior Continued Exterior Surface Stucco Type Hard Coat APPEARS SERVICABLE IMPROVE The stucco appears to be inn good condition and appears to be performing as intended Regular maintenance of caulking all joints penetrations and fasteners is imperative to reduce damage The stucco finish was examined and small cracks and patches were noted at various locations It should be noted that cracking is a common occurrence in stucco surfaces and the cracking observed is believed to be typical of that found in the average home The owner should be consulted regarding maintenance of the stucco The presence of EIFS Stucco should be investigated INSPECTPRO CLIENT ADVISORY Stucco type siding often has thin hairline cracks in our area It does not generally become a concern unless the cracks or openings are sufficient to allow water to enter In that case sealing the cracks or having the area re stuccoed may be the solution It is always crucial to keep openings around windows doors transitions and penetrations sealed to prevent entry of water behind stucco type sidings Trim Wood APPEARS SERVICABLE For the most part the trim is in good condition and appears to be properly installed Gaps and nail heads should be sealed Touchup paint should be performed as necessary for improved durability and appearance INSPECTPRO CLIENT ADVISORY PAINT It is crucial to keep wood surfaces painted While we do not mention paint for it s aesthetic importance be aware that paint is the only thing that protects the wood trim or siding surfaces from damage by the elements Lightly scrape any peeling paint prime and then repaint as needed Caulk Caulking is also crucial to the maintenance of the exterior of a home It seals out rain and wetness Normally a house needs to be re caulked as early as 6 months after construction and then periodically thereafter Remove all failing peeling caulk in corners at windows and doors and at utility penetrations and then re caulk using a high quality paintable silicone like a Silicone II product or a 50 year paintable latex caulk Fascia Wood APPEARS SERVICABLE The eaves overhangs soffits and fascia are comprised of those portions of the roof that extend beyond the exterior walls The eaves protect the siding windows and doors from the deteriorating effects of direct rain or snowfall Soffits Wood APPEARS SERVICABLE The soffits appear to be in good condition secured and no signs of damage at the time of the inspection Door Bell Hard wired APPEARS SERVICABLE The door bell was functional at the time of the inspection InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 47 of 76 Exterior Continued Entry Doors Metal APPEARS SERVICABLE IMPROVE Sticky should be adjusted for improved operation Back Door Vinyl sliding APPEARS SERVICABLE Sliding Glass Rollers need adjustment Sliding screen damaged Allow for improvements Windows Vinyl APPEARS SERVICABLE Window exteriors appeared to be in serviceable condition at the time of the inspection Inspection of window exteriors typically includes examination of the visible and accessible exterior sash and sill condition flashing above window presence and condition steel lintels where applicable moisture intrusion integrity INSPECTPRO CLIENT ADVISORY Double pane windows provide an acoustical as well as a thermal barrier The hermetic seals which hold the inert gas between the dual panes can fail at any time and thusly cause condensation to form between the panes Since this is not always apparent an evaluation of hermetic seals is not part of the home inspection Window Screens REPAIR Missing or damaged window screens in many locations will need repair or replacement Worn Screen Damaged Screens Basement Windows Aluminum slider APPEARS SERVICABLE INSPECTPRO CLIENT ADVISORY Window Wells We always recommend window well covers for all below grade window wells This prevents the possibility of someone falling down into the well Use a sturdy aluminum or metal grate that is designed to be removed without the use of tools from the basement area in the event fire escape becomes necessary Some sizes can InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 48 of 76 Exterior Continued Basement Windows continued be purchased at the local hardware store while very large sizes or odd shapes may be purchased at a landscaping supply house that sells rock and gravel Grade in Window Wells The grade or dirt level down in the bottom of window wells should be a minimum of 6 8 inches below the window sill in order to prevent filling up and flooding into the home in a sudden and heavy rain This may be topped with rock or gravel but the actual dirt level underneath must be well below the sill It may also be helpful to keep the window well free of debris Outlets and Wiring 110 VAC APPEARS SERVICABLE Outlets were functional and appeared to be in serviceable condition at the time of the inspection Lights and Switches 110 VAC APPEARS SERVICABLE The light fixtures on the outside walls of the structure were tested when possible Testing the operation of photovoltaic or motion controlled lighting including any low voltage lighting systems is beyond the scope of this inspection Hose Bibs Gate APPEARS SERVICABLE The valves were operated and appear to be secure and not leaking at the time of the inspection INSPECTPRO CLIENT ADVISORY Exterior hose faucets are ideally an anti siphon and a freeze resistant type Older construction will not have these features but can be improved Put a splash block below all hose bibbs to direct any leakage from the hose connection away from the foundation To avoid freezing the hose should not be connected when the outdoor temperature is below freezing Gas Meter Exterior surface mount at the right side of home APPEARS SERVICABLE The meter was in acceptable condition properly installed and supported No evidence of leakage was detected at any of the exposed gas piping Main Gas Valve Located at gas meter APPEARS SERVICABLE The gas supply pipes were in acceptable condition The gas supply pipes were properly installed and supported INSPECTPRO CLIENT ADVISORY The gas meter is normally the location for the main gas shut off for the entire house It is also normally maintained by the utility company While a homeowner should never attempt to operate the meter you should know where it is and take care not to enclose or damage it Also do not build dirt up against the bellows of the meter and especially around the shut off valve The shut off valve should be sufficiently above the grade that even if there is snow on the ground it can be easily accessed in an emergency situation If you ever smells gas you should leave the premises immediately and phone the utility company or dial 911 from an off site location Finally if a yellow wire is wrapped loosely around the base of the gas pipe coming up from the ground consider that to be normal It serves the purpose of allowing the buried gas line to be traced under the ground Do not cut this off InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 49 of 76 Garage LIMITATIONS OF GARAGE INSPECTION As we have discussed and as described in your inspection contract this is a visual inspection limited in scope by but not restricted to the following conditions Only a representative sampling of visible structural components was inspected Structural components concealed behind finished surfaces and or insulation could not be inspected Furniture and or storage restricted access to some structural components Engineering or architectural services such as calculation of structural capacities adequacy or integrity are not part of a home inspection Limited clearances and the potential for damage to insulation and ceiling finishes below caused by walking in the attic our inspection of the attic space is performed from the access opening only Please also refer to the pre inspection contract for a detailed explanation of the scope of this inspection GARAGE RECOMMENDATIONS OBSERVATIONS Garage Type of Structure Attached Car Spaces 2 Garage Doors Hardboard APPEARS SERVICABLE The exterior of garage doors appeared to be in serviceable condition at the time of the inspection Inspection of exterior garage doors typically includes examination of door exterior surface condition weather stripping condition and jamb condition INSPECTPRO Client Advisory Expect to have annual maintenance on your garage overhead door But never never attempt to adjust or maintenance the large springs that helps to raise the door These springs can be harmful or lethal to someone not qualified to adjust them Place the door in the down position slightly loosen all the hardware not including the springs and then retighten all the hardware Keeping the hardware properly tightened can extend the life of your door A metal door is less likely to need annual tightening of the hardware A manual overhead door should be balanced in such a way as an adult can easily raise and lower it Garage overhead doors that are made from wood or from metal frame with panels expand and contract with the changes in weather A good weather seal strip on the bottom of the door can help keep out rain snow drafts and blowing dirt Door Operation Mechanized APPEARS SERVICABLE The door hardware appeared to be in good condition operated smoothly and the doors were properly balanced at the time of the inspection INSPECTPRO CLIENT ADVISORY Nearly every week somewhere in the country someone is trapped or killed under a garage overhead door with an opener involved Some basic concepts will help your family and property to be safe around your garage door opener Modern openers have an electric eye in addition to the built in sensor in the motor Older openers won t have the eye so we recommend you consider upgrading to one that does have the eye Most manufacturers specify a maximum height for their electric eyes of only 4 6 inches above the floor The point is that the beam is to shine so low to the floor that nothing living could possibly pass below a closing door without being seen by the electronic sensor Quite often we see the eyes have defeated by mounted them right together on the ceiling More frequently we find the eyes mounted at random levels off the floor sometimes too high apparently because the wire was too short or because of mounting challenges It is absolutely worth your while and the safety of your family to insure the proper installation and operation of this safety feature Just as important however is the SECOND safety reverse mechanism that of the internal sensor that feels when the door has contacted an obstruction This mechanism is adjustable on all modern openers Follow the owners manual to learn how to properly adjust this sensor In general we recommend you have the door reverse operating at its maximum sensitivity just stiff enough that it will still close Where present BOTH safety features are meant to work as a redundant system of safety Garage Door opener Safety issues are probably the second most common safety issue found on home inspections Finally make sure you get the keyless entry or keypad code from the InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 50 of 76 Garage Continued Door Operation continued seller before they leave if your opener is so equipped You ll be glad you did Door Opener Lift Master IMPROVE CONTACT SAFEY OUT OF ADJUSMENT the opener did not reverse when tested ELECTRIC EYES NOT INSTALLED CORRECTLY they should be placed 4 to 6 inches from the floor Allow for improvements Passage Doors Metal APPEARS SERVICABLE The door between the garage and the living space appeared to be fire resistive construction although we could not confirm this conclusively as no label was evident Stairs Railings Wood APPEARS SERVICABLE The steps were secure Step treads and risers appeared meet standard depth and height requirements INSPECTPRO CLIENT ADVISORY Wide spacing of stairwell railing balusters and deck railing balusters is now know to create a safety hazard for small children Check with local codes but generally closer than about 4 inches is now considered safe Ceiling Drywall APPEARS SERVICABLE Typical flaws were observed in the finishes Allow for improvements Walls Drywall APPEARS SERVICABLE Typical flaws were observed in the finishes Allow for improvements Fire Separation Drywall APPEARS SERVICABLE The walls separating the garage from the property living space appeared to meet modern firewall requirements Firewalls are designed to resist the spread of a fire starting in the garage for a certain length of time in order to give the property s occupants adequate time to escape INSPECTPRO CLIENT ADVISORY Garage Fire Separation In modern construction the drywall surfaces in your garage where on a wall or ceiling common to a living space are of a fire rated or fire resistant thickness This creates a fire envelope around your garage designed in order that if there were to be a fire from a vehicle lawn mower or chemicals in the garage the occupants would have extra time to get out of the house usually up to 20 minutes It is therefore critical that these drywall surfaces be maintained intact without holes or damage or any other penetrations into the living space This means that if there were to be a hole punched through by the bumper of a car or an opening cut through as a dog door these are not simply cosmetic concerns They are REAL fire safety concerns They should be properly repaired by a licensed contractor with 5 8 fire rated drywall plus tape and mud This Firewall surface also includes the service door into the home heating ducts into the garage accesses to plumbing repairs and especially attic access covers Damaged Firewall is probably the number ONE safety InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 51 of 76 Garage Continued Fire Separation continued item found on inspection reports Floor Foundation Poured concrete APPEARS SERVICABLE The garage slab appears to be in good condition with some minor surface defects The slab was properly sloped and no trip hazards existed at the time of the inspection Control joints and gaps should be properly sealed All openings in the concrete slabs should be sealed to minimize moisture penetration Keep in mind that cracks more than 1 8 high could present a trip hazard Outlets and Wiring 110 VAC APPEARS SERVICABLE Outlets were functional and appeared to be in serviceable condition at the time of the inspection GFCI Protection 110 VAC GFCI APPEARS SERVICABLE TESTED PROPERLY the GFCI circuit was tested and operated properly at the time of the inspection Lights and Switches 110 VAC APPEARS SERVICABLE Interior LIMITATIONS OF INTERIOR INSPECTION As we have discussed and as described in your inspection contract this is a visual inspection limited in scope by but not restricted to the following conditions Furniture storage appliances and or wall hangings are not moved to permit inspection and may block defects Assessing the quality and condition of interior finishes is highly subjective Issues such as cleanliness pet damage cosmetic flaws and quality of materials architectural appeal and color are outside the scope of this inspection Comments will be general except where functional concerns exist Carpeting window treatments central vacuum systems household appliances recreational facilities paint wallpaper and other finish treatments are not inspected Thermostats timers and other specialized features and controls are not tested Appliances are tested by turning them on for a short period of time Like any mechanical device appliances can malfunction at any time including the day after taking possession of the house The temperature calibration functionality of timers effectiveness efficiency and overall performance of appliances is outside the scope of this inspection Please also refer to the pre inspection contract for a detailed explanation of the scope of this inspection Renovations and alterations were visible at the time of the inspection You should ask the seller for documentation showing that this work was done with the required permits and inspections Allow for repairs not discovered during the inspection Incomplete work and non permitted installation are outside of our scope of service MOLD EXCLUSION Mold is a fungus that comes in various colors black white green or gray and shapes While some molds are visible and even odorous mold can also grow between walls under floors and ceilings or in less accessible spots such as basements and attics Mold does best in water soaked materials paneling wallboard carpet paint ceiling tiles and the like but can survive in almost any damp location Determining the absence or presence of mold or mold spores requires specialized testing which is beyond the scope of this inspection InspectPro is not responsible for InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 52 of 76 Interior Continued discovering or reporting on the presence or absence or mold or mildew Furthermore we are not responsible for any damages that arise from or related to mold or mildew even if the mold or mildew is a direct consequence of a condition upon which InspectPro is required to report as set forth in the inspection agreement INTERIOR AREA S RECOMMENDATIONS OBSERVATIONS Radon Test Active Mitigation System APPEARS SERVICABLE MONITOR The home includes a permanently installed active radon mitigation system The radon mitigation system is visually inspected for physical damage or deficiencies A visual inspection can not determine if the mitigation system is actually working correctly by reducing the level of radon gas in the home to below the EPA action level of 4 pCi L Periodic radon testing should be performed to verify the adequacy and functionality of the radon mitigation equipment INSPECTPRO CLIENT ADVISORY Radon is a naturally occurring gas that is invisible odorless and tasteless A danger exists when the gas percolates through the ground and enters a tightly enclosed structure such as a home Long term exposure to high levels of radon gas can cause cancer The Environmental Protection Agency E P A states that a radon reading of more than 4 0 picocuries per liter of air represents a health hazard A radon evaluation is beyond the scope of this inspection unless specifically requested General Comments About the Interior REPAIR DEFERED COST Most of the windows have broken seals damaged or missing screens A qualified window technician should further evaluate all the windows and make repairs or replacmenet as needed INSPECTPRO CLIENT ADVISORY We may not comment on all flaws poor installations or surface damage that exists in the home These items may be a consequence of imperfect materials installed or normal use Most of these items can be address as a part of normal maintenance and home improvement and are therefore not considered a functional or safety item Similarly there may be a number of environmental pollutants which could include molds or other contaminants the specific identification of which is beyond the scope of our service but which can become equally contentious Mold is sometimes discovered under basement carpets behind baseboards behind drywall and behind wallpaper on exterior walls particularly in bathrooms Other locations not visible or observed during the inspection include but not limited to behind walls below floor coverings and storage areas may have mold You should contact an experienced environmental consultant for investigations and advice on all environmental concerns and remediation options prior to closing These conditions may occur in several locations through out the home and property But may not be listed individually Allow for items not identified in this report Consult cpsc gov for recall information on appliance and mechanical items in the home Entry Foyer Living Space Closet None APPEARS SERVICABLE Ceiling Drywall APPEARS SERVICABLE InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 53 of 76 Interior Continued Walls Drywall APPEARS SERVICABLE INSPECTPRO CLIENT ADVISORY We may not comment on the cracks that appear around windows and doors or which follow the lines of framing members and the seams of drywall and plasterboard These cracks may be a consequence of movement such as wood shrinkage common settling or seismic activity and will often reappear if they are not correctly repaired Such cracks can become the subject of disputes and are therefore best evaluated by a specialist Similarly there may be a number of environmental pollutants which could include molds or other contaminants the specific identification of which is beyond the scope of our service but which can become equally contentious Floor Hardwood APPEARS SERVICABLE INSPECTPRO CLIENT ADVISORY We may not comment on odors in the home There are a host of lesser contaminants such as that from moisture penetrating carpet covered cracks in floor slabs as well as odors from household pets and cigarette smoke that can permeate walls carpets heating and air conditioning ducts and other porous surfaces and which can be difficult to eradicate However inasmuch as the sense of smell adjusts rapidly and the sensitivity to such odors is certainly not uniform we recommend that you make this determination for yourself and particularly if you or any member of your family suffers from allergies or asthma and then schedule whatever remedial services may be deemed necessary before the close of escrow Doors Wood APPEARS SERVICABLE Windows Vinyl REPAIR Fogged broken seal INSPECTPRO CLIENT ADVISORY Although we do our best to identify and list as many window issues as possible various window conditions may occur in several locations throughout the home and property but may not be listed individually Items including but not limited to damaged or missing hardware screens broken seals weather may exist A representative sample of windows is inspected and reported However you may consider seeking the opinion of a window expert to perform a detailed evaluation of the windows Typically if you get 10 years from a builders grade window that is probably as good as it gets Seals break down frames warp finishes deteriorate and the gas between the glazing springs a leak During a limited visual inspection it is not always possible to detect all window conditions that exist For example a failed seal on all thermopane windows as weather conditions change from morning to night and from season to season Fogging results when the seal fails and air leaks into the space between the two panes of glass This condition does not affect the R Value of the glass A thermopane or double pane window has two panes of glass separated by a trapped air space This trapped air space acts as an insulator Please remember we have your best interest in mind Lights and Switches 110 VAC APPEARS SERVICABLE Stairs Railings Wood APPEARS SERVICABLE IMPROVE The loose stair railing should be properly secured InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 54 of 76 Interior Continued Stairs Railings continued INSPECTPRO CLIENT ADVISORY Wide spacing of railing balusters is now know to create a safety hazard for small children Check with local codes but generally closer than about 4 inches is now considered safe All handrails must be gripable continuous from top to bottom of the stairs and the end returned closed to the wall Door Bell Hard wired APPEARS SERVICABLE Living Room Dining Room Living Space Ceiling Drywall APPEARS SERVICABLE STAINS present this should be investigated and the owner consulted Walls Drywall APPEARS SERVICABLE Floor Hardwood Carpet APPEARS SERVICABLE Windows DEFERED COST SCREEN S DAMAGED SCREEN S MISSING SEAL BROKEN has moisture between the panes The window have lost their seal This has resulted in condensation developing between the panes of glass This fogging of the glass is primarily a cosmetic concern and need only be improved for cosmetic reasons Damaged Screens Outlets and Wiring 110 VAC APPEARS SERVICABLE Lights and Switches 110 VAC APPEARS SERVICABLE HVAC Source Heating system register APPEARS SERVICABLE InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 55 of 76 Interior Continued Family Room Living Space Ceiling Drywall APPEARS SERVICABLE Walls Drywall APPEARS SERVICABLE Floor Carpet APPEARS SERVICABLE Windows Vinyl APPEARS SERVICABLE DEFERED COST Fogged Kitchen LIMITATIONS OF THE KITCHEN INSPECTION As we have discussed and as described in your inspection contract this is a visual inspection limited in scope by but not restricted to the following conditions Furniture storage appliances and or wall hangings are not moved to permit inspection and may block defects Assessing the quality and condition of interior finishes is highly subjective Issues such as cleanliness pet damage cosmetic flaws and quality of materials architectural appeal and color are outside the scope of this inspection Comments will be general except where functional concerns exist Carpeting window treatments central vacuum systems household appliances recreational facilities paint wallpaper and other finish treatments are not inspected Please also refer to the pre inspection contract for a detailed explanation of the scope of this inspection Appliances are tested by turning them on for a short period of time Like any mechanical device appliances can malfunction at any time including the day after taking possession of the house The temperature calibration functionality of timers effectiveness efficiency and overall performance of appliances is outside the scope of this inspection Thermostats timers and other specialized features and controls are not tested KITCHEN RECOMMENDATIONS OBSERVATIONS General Kitchen Comments APPEARS SERVICABLE Appliances were turned on using regular operating controls if they are connected or not shut down All functions and different systems are not tested The test simply comprises turning the appliances on to verify some basic functionality INSPECTPRO CLIENT ADVISORY These conditions may occur in several locations through out the home and property But may not be listed individually Allow for further investigation Consult cpsc gov for recall information on appliance and mechanical items in the home Ceiling Drywall APPEARS SERVICABLE InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 56 of 76 Kitchen Continued Walls Drywall APPEARS SERVICABLE Floor Hardwood APPEARS SERVICABLE IMPROVE Trim missing or incomplete Trim Missing Windows Vinyl DEFERED COST SCREEN S MISSING SEAL BROKEN HVAC Source Heating system register APPEARS SERVICABLE Oven Range Electric General Electric APPEARS SERVICABLE IMPROVE Anti tip device missing Recommend an anti tip device be installed to prevent accidental tipping forward if heavy items are set on the oven door All elements burners were tested and were operational at the time of the inspection INSPECTPRO CLIENT ADVISORY The built in appliances of the home were inspected as noted and reported with information as discovered While the inspector makes every effort to find all areas of concern some issues can go unnoticed Please be aware that the inspector has your best interest in mind Any item mentioned in this report should be considered before purchase It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 57 of 76 Kitchen Continued Refrigerator Kenmore IMPROVE Ice Dispenser inoperative The owner should be consulted The refrigerator was operational at time of inspection Dishwasher LG APPEARS SERVICABLE The dishwasher was operated and completed a full cycle Drain lines are properly routed and secured No leaks were present at time of inspection Disposal Badger APPEARS SERVICABLE The food waste disposer was operational securely installed electrical wiring appear to be properly installed drain lines are installed properly with no leaks at time of inspection Microwave General Electric APPEARS SERVICABLE The microwave was installed securely was tested and operational at time of inspection Ventilator Microwave Re Circulating vents to interior APPEARS SERVICABLE The exhaust vent was installed securely was tested and operational at time of inspection InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 58 of 76 Kitchen Continued Sink Stainless Steel APPEARS SERVICABLE The sink appears to be properly installed and secured in good condition with some typical flaws Plumbing Fixtures APPEARS SERVICABLE All functional plumbing fixtures were operated during the inspection and were secured properly no signs of active leaks were present and were functioning as designed and intended Outlets and Wiring 110 VAC APPEARS SERVICABLE Outlets were functional and appeared to be in serviceable condition at the time of the inspection GFCI Protection 110 VAC GFCI APPEARS SERVICABLE TESTED PROPERLY the GFCI circuit was tested and operated properly at the time of the inspection Lights and Switches APPEARS SERVICABLE Light fixtures responded to the switch and appeared to be in serviceable condition at the time of the inspection Counter Tops APPEARS SERVICABLE Older components Updating would be a logical long term Improvement Cabinets Laminate and composite materials APPEARS SERVICABLE Water damage present under the counter INSPECTPRO CLIENT ADVISORY The owner should be consulted regarding any prior moisture and water damage Laundry Room Area LIMITATIONS OF THE LAUNDRY AREA INSPECTION Appliances are tested by turning them on for a short period of time Like any mechanical device appliances can malfunction at any time including the day after taking possession of the house The temperature calibration functionality of timers effectiveness efficiency and overall performance of appliances is outside the scope of this inspection Thermostats timers and other specialized features and controls are not tested LAUNDRY AREA RECOMMENDATIONS OBSERVATIONS Ceiling Drywall APPEARS SERVICABLE InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 59 of 76 Laundry Room Area Continued Walls Drywall APPEARS SERVICABLE Floor Vinyl APPEARS SERVICABLE Doors Wood APPEARS SERVICABLE Windows Vinyl DEFERED COST SCREEN S MISSING Fogging Outlets and Wiring 110 VAC APPEARS SERVICABLE Lights and Switches 110 VAC APPEARS SERVICABLE Washer Hose Bib Gate valves APPEARS SERVICABLE The plumbing supply lines and shut off valves for the washing machine appeared to be in serviceable condition No corrosion or leaking was evident at time of inspection Washer and Dryer Electrical 110 240 VAC APPEARS SERVICABLE Dryer Vent Metal flex APPEARS SERVICABLE A dryer vent connection was installed in the laundry area The dryer vent connection was examined visually only A visual examination will not detect the presence of lint accumulated inside the vent which is a potential fire hazard The inspector recommends that you have the dryer vent cleaned at the time of purchase and annually in the future to help ensure that safe conditions exist Lint accumulation can occur even in approved properly installed vents INSPECTPRO CLIENT ADVISORY Always clean out dryer vent line and exterior hood when you move in and periodically thereafter We recommend whenever a client inherits a dryer they have it cleaned and serviced by an appliance repair person This insures that there is no lint build up around the heating element and no safety hazard created It is now known that vinyl dryer vent hoses become InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 60 of 76 Laundry Room Area Continued Dryer Vent continued brittle and flammable over time and should not be used Mold experts agree that dryers must be vented to the outside of the home and never through a stocking or water box to capture the moisture within the home Tabletop humidifiers inside a bedroom or music room are a better alternative Washer Drain Wall mounted drain APPEARS SERVICABLE The drain for the washer appears to be serviceable condition Bathroom LIMITATIONS OF INTERIOR INSPECTION As we have discussed and as described in your inspection contract this is a visual inspection limited in scope by but not restricted to the following conditions Furniture storage appliances and or wall hangings are not moved to permit inspection and may block defects Assessing the quality and condition of interior finishes is highly subjective Issues such as cleanliness pet damage cosmetic flaws and quality of materials architectural appeal and color are outside the scope of this inspection Comments will be general except where functional concerns exist Carpeting window treatments central vacuum systems household appliances recreational facilities paint wallpaper and other finish treatments are not inspected Thermostats timers and other specialized features and controls are not tested Appliances are tested by turning them on for a short period of time Like any mechanical device appliances can malfunction at any time including the day after taking possession of the house The temperature calibration functionality of timers effectiveness efficiency and overall performance of appliances is outside the scope of this inspection Please also refer to the pre inspection contract for a detailed explanation of the scope of this inspection BATHROOM S RECOMMENDATIONS OBSERVATIONS Master Bathroom Ceiling Drywall APPEARS SERVICABLE Walls Drywall APPEARS SERVICABLE Floor Tile APPEARS SERVICABLE Doors Wood APPEARS SERVICABLE Windows Vinyl APPEARS SERVICABLE DEFERED COST Lost Seal Outlets and Wiring 110 VAC APPEARS SERVICABLE GFCI Protection 110 VAC GFCI APPEARS SERVICABLE InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 61 of 76 Bathroom Continued Lights and Switches 110 VAC APPEARS SERVICABLE Counter Cabinet Composite and wood APPEARS SERVICABLE Older components Updating would be a logical long term Improvement The countertop appeared to be properly installed secured with proper hardware and in generally satisfactory condition The surface should be properly sealed as necessary for durability and appearance INSPECTPRO Client Advisory Excessive under sink storage may have limited the ability to fully see to evaluate the under sink plumbing today Sink Basin Dual sinks APPEARS SERVICABLE The visible water supply piping was in satisfactory condition and was functioning as designed and intended All functional plumbing fixtures were operated during the inspection and were secured properly no signs of active leaks were present and were functioning as designed and intended INSPECTPRO Client Advisory SLOW DRAINS on sinks tubs and showers are usually due to build up of hair and soap scum Most sink pop ups can be easily removed for cleaning Some tubs have a spring attached to the closing lever that acts as a catch for hair It may require removing a couple of screws to disassemble If you cannot mechanically remove the obstruction be kind to your pipes Don t use a caustic cleaner There are several bacteria drain cleaners available They are available at hardware stores in areas where septic tanks are used These drain cleaners take a little longer to work but are safe for you and your pipes Faucets Traps Original Fixtures APPEARS SERVICABLE IMPROVE Older fixtures updating would be a logical improvement Tub Surround Fiberglass tub and tile surround APPEARS SERVICABLE The water supply valves were functioning as designed and intended Hot and cold water temperatures were within an acceptable range and supply lines were connected to the correct faucet valves according to current standards INSPECTPRO CLEINT ADVISORY Shower stalls and tub surrounds by their nature have a limited life expectancy The life of a shower stall usually varies from 3 to 20 years depending on the quality of the installation usually not verifiable during a visual inspection and the level of maintenance At some point typically when leakage occurs rebuilding the surround stall becomes necessary Keep an eye on the condition of caulk and grout at tub or shower areas As they wear they may allow water to get back into the walls and may result in other problems Remember our mantra Dry Dry Dry Always keep this area properly sealed and maintained InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 62 of 76 Bathroom Continued Tub Surround continued Shower Surround Fiberglass pan and tile surround APPEARS SERVICABLE The overall water pressure was good and had acceptable functional flow This is determined by viewing the functional flow in two fixtures operated simultaneously INSPECTPRO CLEINT ADVISORY Keep an eye on the condition of caulk and grout at tub or shower areas As they wear they may allow water to get back into the walls and may result in other problems Keep the caulk and grout properly maintained The shower pan has a potential or probable life of 10 20 years depending on quality of the pan installed Although a visible inspection is made to determine whether a shower pan is currently leaking it cannot be stated with certainty that no defect is present or that one may not soon develop Shower pan leaks often do not show except when the shower is in actual use If there is a window in the surround it must be tempered glass The area around the window must be protected from moisture penetration Toilet 1 6 Gallon Tank APPEARS SERVICABLE The visible components of the toilet in this bathroom were in satisfactory condition and were functioning as designed and intended The toilet was secured properly to the floor no visible evidence of leaking was present and toilet s emptied in a reasonable amount of time INSPECTPRO CLIENT ADVISORY Toilets may intermittently run on depending on the flapper condition or the flush mechanism The maintenance or replacement of the in tank mechanism is inexpensive and may need to be done periodically HVAC Source Heating system register APPEARS SERVICABLE Ventilation Window APPEARS SERVICABLE There was not an exhaust fan Normally an exhaust fan or an openable window is needed for proper ventilation There InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 63 of 76 Bathroom Continued Ventilation continued was an openable window present INSPECTPRO CLEINT ADVISORY Proper ventilation to water areas in the home is critical to inhibit growth of mildews Either the routine opening of a window or an operational bathroom fan is needed to carry moisture out after baths or showers Bathrooms with a shower should have exhaust fans when possible This helps to remove excess moisture from the room preventing damage to the ceiling and walls and wood finishes The exhaust fan should not be vented into the attic The proper way to vent the fan s is to the outside Running the vent pipe horizontally and venting into a gable end or soffit is preferred Running the vent pipe vertically through the roof may cause condensation to run down the vent pipe rusting the fan and damaging the wallboard Insulating the vent pipe in the attic will help to reduce this problem Hall renovated Bathroom Ceiling Drywall APPEARS SERVICABLE Walls Drywall APPEARS SERVICABLE Floor Laminate APPEARS SERVICABLE Doors Wood APPEARS SERVICABLE Windows Vinyl APPEARS SERVICABLE DEFERED COST Fogged Fogged Outlets and Wiring 110 VAC APPEARS SERVICABLE GFCI Protection 110 VAC APPEARS SERVICABLE Lights and Switches 110 VAC APPEARS SERVICABLE Counter Cabinet Composite and wood APPEARS SERVICABLE InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 67 of 76 Bathroom Continued Toilets 1 6 Gallon Tank APPEARS SERVICABLE Bedroom LIMITATIONS OF THE BEDROOM S INSPECTION As we have discussed and as described in your inspection contract this is a visual inspection limited in scope by but not restricted to the following conditions Furniture storage appliances and or wall hangings are not moved to permit inspection and may block defects Assessing the quality and condition of interior finishes is highly subjective Issues such as cleanliness pet damage cosmetic flaws and quality of materials architectural appeal and color are outside the scope of this inspection Comments will be general except where functional concerns exist Please also refer to the pre inspection contract for a detailed explanation of the scope of this inspection BEDROOM S RECOMMENDATIONS OBSERVATIONS Master Bedroom Closet Walk In APPEARS SERVICABLE Ceiling Drywall APPEARS SERVICABLE PATCHING was observed consult the owner allow for improvements Walls Drywall APPEARS SERVICABLE Floor Carpet APPEARS SERVICABLE Doors Wood APPEARS SERVICABLE Windows Vinyl DEFERED COST SEAL BROKEN has moisture between the panes The window have lost their seal This has resulted in condensation developing between the panes of glass This fogging of the glass is primarily a cosmetic concern and need only be improved for cosmetic reasons Fogged Outlets and Wiring 110 VAC APPEARS SERVICABLE Lights and Switches 110 VAC APPEARS SERVICABLE HVAC Source Heating system register APPEARS SERVICABLE Smoke Detector Present APPEARS SERVICABLE Carbon Monoxide Detector Hallway APPEARS SERVICABLE InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 69 of 76 Bedroom Continued Outlets and Wiring 110 VAC SAFETY ISSUE REVERSED POLARITY outlets are present Lights and Switches 110 VAC APPEARS SERVICABLE IMPROVE Lights flicker when the disposals operated HVAC Source Heating system register APPEARS SERVICABLE Smoke Detector Present APPEARS SERVICABLE Southwest Bedroom Windows DEFERED COST SCREEN S MISSING Fogged Outlets and Wiring APPEARS SERVICABLE Lights and Switches 110 VAC APPEARS SERVICABLE HVAC Source Heating system register APPEARS SERVICABLE Smoke Detector APPEARS SERVICABLE Basement LIMITATIONS OF BASEMENT INSPECTION As we have discussed and as described in your inspection contract this is a visual inspection limited in scope by but not restricted to the following conditions Only a representative sampling of visible structural components was inspected Structural components concealed behind finished surfaces and or insulation could not be inspected Furniture and or storage restricted access to some structural components Engineering or architectural services such as calculation of structural capacities adequacy or integrity are not part of a home inspection Limited clearances and the potential for damage to insulation and ceiling finishes below caused by walking in the attic our inspection of the attic space is performed from the access opening only Please also refer to the pre inspection contract for a detailed explanation of the scope of this inspection Interior storage furniture finishes and or insulation restricted the inspection of the basement BASEMENT RECOMMENDATIONS OBSERVATIONS Basement Unable to Inspect 30 50 APPEARS SERVICABLE Storage boxes Insulation restricted the inspection Ceiling Exposed framing APPEARS SERVICABLE InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 70 of 76 Basement Continued Walls Drywall Concrete APPEARS SERVICABLE Typical flaws were observed in the finishes Allow for improvements Floor Obstructed View APPEARS SERVICABLE INSPECTPRO CLEINT ADVISORY A poured cement basement floor may have settling cracks in it This would not be unusual These are not a problem unless unevenness creates trip hazards or a condition where your floor covering will become damaged when installed over the cracks Minor repairs might be needed in this case Dramatic cracking heaving and sinking however usually means there is something else going on like water getting under the floor from some source or poor preparation of the site before the cement was poured Just because the basement cement floor is cracked does not mean that a foundation problem necessarily exists The foundation walls go down into the dirt many feet This or various footers along this wall is what supports the home not the floor The floor is a slab poured on top of the dirt after all the basic structural support is created It is not even attached to the foundation walls in most cases Sometimes metal piers or jacks support horizontal beams or girders and appear to rest on the slab but further investigation could reveal that where they contact the floor is actually a deeply poured footer as well Windows Aluminum APPEARS SERVICABLE IMPROVE Screens missing INSPECTPRO CLIENT ADVISORY Every bedroom needs to have a way out in case of a fire Basement bedrooms in particular need to have an approved size height style of escapable window including a ladder to get out of the window well if applicable While window wells should be covered with a grate to prevent accidental falling in the grate or cover needs to be light enough and easily removable without the need for any tools Older homes will have inferior means for fire escape from basement bedrooms We urge the upgrading of any such windows to comply with modern safety standards to best protect house occupants Outlets and Lights 110 VAC APPEARS SERVICABLE Lights and Switches 110 VAC APPEARS SERVICABLE Smoke Detector Present APPEARS SERVICABLE HVAC Source Heating system register APPEARS SERVICABLE Insulation Batting APPEARS SERVICABLE Stairs Railings Wood APPEARS SERVICABLE INSPECTPRO CLIENT ADVISORY On some older homes where the undercarriage can be seen the stringers can work their way apart or do the splits When this happens repairs must be made usually disassembling at least some of the stairs pulling the stringers back together and then securing the finished product so it does not happen again If the undercarriage cannot be seen but the stairway feels like it is breaking down we will recommend further investigation by a contractor including the repair of whatever they may find InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 71 of 76 Fireplace Wood Stove LIMIATIONS OF THE FIREPLACE INSPECTION Fireplaces are difficult to inspect other than to evaluate the general operation and level of clearance to nearby combustibles The fireplace is only minimally inspected today We are told that once a fireplace is installed it becomes nearly impossible to determine if the flue has been routed properly We encourage you to have the fireplace cleaned serviced and inspected annually by a fireplace specialist Appliances are tested by turning them on for a short period of time Like any mechanical device appliances can malfunction at any time including the day after taking possession of the house The temperature calibration functionality of timers effectiveness efficiency and overall performance of appliances is outside the scope of this inspection Thermostats timers and other specialized features and controls are not tested FIREPLACE S RECOMMENDATIONS OBSERVATIONS Family Room Fireplace Fireplace Type Gas closed combustion IMPROVE The outlet below the fireplace did not operate at the time of the inspection SCREEN MISSING should be installed for improved safety GLASS IS STAINED allow for improvements A qualified contractor is recommended to evaluate and estimate repairs to operate the fireplace safely INSPECTPRO CLIENT ADVISORY We encourage you to have the fireplace cleaned serviced and inspected annually by a fireplace specialist And recommend the addition of a carbon monoxide alarm in every room where a fireplace is present It should be noted that most fireplaces do little to heat the home but do provide a pleasant ambiance END OF INSPECTION This confidential report is prepared for the exclusive use of Our Client only Copyright 2016 InspectPro LLC 01 10 2017 See the report above for details InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 72 of 76 InspectPro Professional Building Inspection Service Maintenance Advice Despite the claims very few things are maintenance free Houses are certainly no exception While it is a bitter pill for most homeowners to swallow the fact is that preventative maintenance with all the time and money it consumes is still far more cost effective than the crisis management approach of waiting until something breaks and then scrambling to have it repaired Preventative maintenance can avoid repairs extend the life expectancy of many components and in some cases reduce energy consumption A systematic maintenance approach also allows one to monitor certain conditions and components Regular roof inspections for example will give one enough advance warning to allow for several roofing quotes in order to make an educated and cost effective purchase of a new roof covering If on the other hand no maintenance is done and the roof suddenly leaks there is very little time to do comparative shopping Under these circumstances one is forced to go with the roofer who can do the job the fastest not necessarily with the roofing materials of your choice or at the best possible price In addition to monitoring systems which wear out structural monitoring can also be performed It is not uncommon for people who have been living in a house for some time to suddenly realize that a door frame is out of square and the door does not close properly With regular maintenance the cracks which occur in the wall surfaces adjacent to the door frame can be monitored Knowing whether these cracks have appeared suddenly or have been increasing at a specific rate is valuable information when diagnosing the problem and designing a repair Regular maintenance is not everybody s cup of tea Hiring a handyman to perform maintenance inspections and minor repairs is not unwise Ideally preventative maintenance inspections should be performed semiannually in the spring and fall However some components require more or less frequent inspections Where appropriate this is noted Records of any work performed should be noted and filed for future reference One last thought There probably is not a homeowner alive who performs maintenance inspections to the degree that we suggest So take all of this with a grain of salt Suffice it to say the more you do the better UPON TAKING OWNERSHIP After taking possession of a new home there are some maintenance and safety issues that should be addressed immediately The following checklist should help you undertake these improvements Change the locks on all exterior entrances for improved security Check that all windows and doors are secure Improve window hardware as necessary Security rods can be added to sliding windows and doors Consideration could also be given to a security system Install smoke detectors on each level of the home Ensure that there is a smoke detector outside all sleeping areas Replace batteries on any existing smoke detectors and test them Make a note to replace batteries again in one year Create a plan of action in the event of a fire in your home Ensure that there is an operable window or door in every room of the house Consult with your local fire department regarding fire safety and what to do in the event of fire Examine driveways and walkways for trip hazards Undertake repairs where necessary Examine the interior of the home for trip hazards Loose or torn carpeting and flooring should be repaired Undertake improvements to all stairways decks porches and landings where there is a risk of falling or stumbling Review your home inspection report for any items that require immediate improvement or further investigation Address these areas as required Install rain caps and vermin screens on all chimney flues as necessary Investigate the location of the main shutoffs for the plumbing heating and electrical systems REGULAR MAINTENANCE EVERY MONTH Check that fire extinguisher s are fully charged Re charge if necessary Examine heating cooling air filters and replace or clean as necessary Inspect and clean humidifiers and electronic air cleaners InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 73 of 76 Maintenance Advice Continued InspectPro Professional Building Inspection Service continued If the house has hot water heating bleed radiator valves Clean gutters and downspouts Ensure that downspouts are secure and that the discharge of the downspouts is appropriate Remove debris from window wells Carefully inspect the condition of shower enclosures Repair or replace deteriorated grout and caulk Ensure that water is not escaping the enclosure during showering Check below all plumbing fixtures for evidence of leakage Repair or replace leaking faucets or showerheads Secure loose toilets or repair flush mechanisms that become troublesome Carefully inspect the condition of the sump pit pump and foundation drainage system If the home has a suspended raised basement floor check the area for moisture Frequent checking may be necessary SPRING AND FALL Examine the roof for evidence of damage to roof coverings Flashings and chimneys Look in the attic if accessible to ensure that roof vents are not obstructed Check the Attic for evidence of leakage condensation or vermin activity Level out insulation if needed Trim back tree branches and shrubs to ensure that they are not in contact with the house Inspect the exterior walls and foundation for evidence of damage cracking or movement Watch for bird nests or other vermin or insect activity Survey the basement and or crawl space walls for evidence of moisture seepage Look at overhead wires coming to the house They should be secure and clear of trees or other obstructions Ensure that the grade of the land around the house encourages water to flow away from the foundation Inspect all driveways walkways decks porches and landscape components for evidence of deterioration movement or safety hazards Clean windows and test their operation Improve caulking and weather stripping as necessary Watch for evidence of rot in wood window frames Paint and repair windowsills and frames as necessary Test all ground fault circuit interrupter GFCI devices as identified in the inspection report Shut off isolating valves for exterior hose bibs in the fall if below freezing temperatures are anticipated Test the Temperature and Pressure Relief TPR Valve on water heaters Inspect for evidence of wood boring insect activity Eliminate any wood soil contact around the perimeter of the home Test the overhead garage door opener to ensure that the auto reverse mechanism is responding properly Clean and lubricate hinges rollers and tracks on overhead doors Replace or clean exhaust hood filters Clean inspect and or service all appliances as per the manufacturers recommendations ANNUALLY Replace smoke detector batteries Have the heating cooling and water heater systems cleaned and serviced Have chimneys inspected and cleaned Ensure that rain caps and vermin screens are secured Examine the electrical panels wiring and electrical components for evidence of overheating Ensure that all components are secure Flip the breakers on and off to ensure that they are not sticky If the house utilizes a well check and service the pump and holding tank Have the water quality tested If the property has a septic system have the tank inspected and pumped as needed If your home is in an area prone to wood destroying insects termites carpenter ants etc have the home inspected by a licensed specialist Preventative treatments may be recommended in some cases FYI This is an informational statement concerning mold and fungus To address mold fungus the cause must be understood Mold is caused by moisture Wiping off mold with bleach or a similar material does not address the cause In a bathroom the source is typically the shower In other areas the source could be elevated relative humidity from basement to crawl space water penetration a large number of plants standing water an improperly InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 74 of 76 Maintenance Advice Continued InspectPro Professional Building Inspection Service continued vented dryer dirt crawl space floors or anything that could provide and or retain moisture If moisture is the cause which it is elimination or control of the moisture is the solution Identification of the source can be difficult in some cases In a bathroom using an exhaust fan will generally discharge moisture laden air to the exterior Mold develops when moisture in a vapor state starts to pass through a wall or ceiling and changes to liquid before it can escape as a vapor Moisture only goes from the warm side of a wall or ceiling to the cold side it never moves from cold to warm This fact dictates that when a vapor barrier is installed it should be on the warm side of the wall If there are two vapor barriers the one on the warm side should have more integrity as a vapor barrier than the one on the outside In a bathroom that receives heavy use or one without a fan evacuating the moisture may be difficult One way to effectively reduce and in most cases eliminate the development of mold in this situation would be to paint the walls with 2 3 coats of enamel with a very low permeability rate This will act a vapor barrier and limit or stop the amount of moisture that penetrates the walls and ceilings Liquid is likely to develop on the walls and it should be wiped off but it will not penetrate and therefore will not develop mold When the relative humidity is 60 or higher molds can develop The higher the relative humidity the faster mold will develop When the source of moisture is removed the mold fungus will not survive PREVENTION IS THE BEST APPROACH Although we ve heard it many times nothing could be truer than the old cliche an ounce of prevention is worth a pound of cure Preventative maintenance is the best way to keep your house in great shape It also reduces the risk of unexpected repairs and improves the odds of selling your house at fair market value when the time comes Please feel free to contact our office should you have any questions regarding the operation or maintenance of your home Enjoy your home InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

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InspectPro LLC Our Client 123 Main Street Your Real Estate Agent Page 75 of 76 InspectPro Professional Building Inspection Service Some Food For Thought There may come a time that you discover something wrong with the house and you may be concerned with our service INTERMITTENT OR CONCEALED PROBLEMS Some problems can only be discovered by living in a house They cannot be discovered during the few hours of a home inspection For example some shower stalls leak when people are in the shower but do not leak when you simply turn on the tap Some roofs and basements only leak when specific conditions exist Some problems will only be discovered when carpets were lifted furniture is moved or finishes are removed NO CLUES These problems may have existed at the time of the inspection but there were no clues as to their existence Our inspections are based on the past performance of the house If there are no clues of a past problem it is unfair to assume we should foresee a future problem WE ALWAYS MISS SOME MINOR THINGS Some say we are inconsistent because our reports identify some minor problems but not others The minor problems that are identified were discovered while looking for more significant problems We note them simply as a courtesy The intent of the inspection is not to find the 200 problems it is to find the 2 000 problems These are the things that affect people s decisions to purchase CONTRACTORS ADVICE The main source of dissatisfaction with home inspectors comes from comments made by contractors Contractors opinions often differ from ours Don t be surprised when three roofers all say the roof needs replacement when we said that with some minor repairs the roof will last a few more years LAST MAN IN THEORY While our advice represents the most prudent thing to do many contractors are reluctant to undertake these repairs This is because of the Last Man In Theory The contractor fears that if he is the last person to work on the roof he will get blamed if the roof leaks regardless of whether the roof leak is his fault or not Consequently he won t want to do a minor repair with high liability when he could re roof the entire house for more money and reduce the likelihood of a callback This is understandable MOST RECENT ADVICE IS BEST There is more to the Last Man In Theory It suggests that it is human nature for homeowners to believe the last bit of expert advice they receive even if it is contrary to previous advice As home inspectors we unfortunately find ourselves in the position of First Man In and consequently it is our advice that is often disbelieved WHY DIDN T WE SEE IT Contractors may say I can t believe you had this house inspected and they didn t find this problem There are several reasons for these apparent oversights 1 Conditions During Inspection It is difficult for homeowners to remember the circumstances in the house at the time of the inspection Homeowners seldom remember that it was snowing there was storage everywhere in the basement or that the furnace could not be turned on because the air conditioning was operating et cetera It s impossible for contractors to know what the circumstances were when the inspection was performed 2 The Wisdom Of Hindsight When the problem manifests itself it is very easy to have 20 20 hindsight Anybody can say that the basement is wet when there is water on the floor Predicting the problem is a different story 3 A Long Look If we spent 1 2 an hour under the kitchen sink or 45 minutes disassembling the furnace we would likely find additional problems Unfortunately the inspection would take several days and would cost considerably more 4 We re Generalists Inspectors are generalists we are not specialists The heating contractor may indeed have more heating expertise than we do 5 An Invasive Look Problems often become apparent when carpets or plaster are removed when fixtures or cabinets are pulled out and so on A home inspection is a visual examination We don t perform any invasive or destructive tests AN INSPECTION IS NOT INSURANCE In conclusion a home inspection is designed to better your odds It is not designed to eliminate all risk For that reason a home inspection should not be considered an insurance policy The premium that an insurance company would have to charge for a policy with no deductible no limit and an indefinite InspectPro LLC Professional Building Inspection Service Setting the Standard In Property Inspections Since 1998 www InspectProLLC com

Sample Inspection Report

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