Confidential Inspection Report · 2019. 7. 5. · Soil Conditions: Wet. Outside Temperature (F): 80-90 Degrees. SITE This inspection is not intended to address or include any geological

KB Home Inspection Services, LLC 28 Sweeney Street

Naugatuck CT 06770 203-490-4101

[email protected]

Inspection reference: 375 West Road

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© KB Home Inspection Services, LLC Confidential - for client use only. Use by any unauthorized persons is prohibited.

Confidential Inspection Report375 West Road

New Canaan, CT 06840

July 11, 2017

Prepared for:

This report is the exclusive property of the inspection company and the client whose name appears herewith and

its use by any unauthorized persons is prohibited.

Inspection: 375 West Road Address: 375 West Road

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Inspection Contents

GENERAL INFORMATION 3

SITE 4

ROOF 8

EXTERIOR 10

CHIMNEY 14

ATTIC 15

HEATING 17

AIR CONDITIONING 21

FOUNDATION 24

BASEMENT & CRAWL SPACE 25

ELECTRICAL 27

PLUMBING 31

WATER HEATER 34

KITCHEN 36

LAUNDRY 37

BATHROOMS 38

BEDROOMS 47

LIVING SPACES 51

GARAGE 55

FIREPLACES 57

Summary 62


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GENERAL INFORMATIONREPORT LIMITATIONS

This report is intended only as a general guide to help the client make his own evaluation of the overall condition of the home, and isnot intended to reflect the value of the premises, nor make any representation as to the advisability of purchase. The reportexpresses the personal opinions of the inspector, based upon his visual impressions of the conditions that existed at the time of theinspection only. The inspection and report are not intended to be technically exhaustive, or to imply that every component wasinspected, or that every possible defect was discovered. No disassembly of equipment, opening of walls, moving of furniture,appliances or stored items, or excavation was performed. All components and conditions which by the nature of their location areconcealed, camouflaged or difficult to inspect are excluded from the report. The inspection is performed in compliance with generallyaccepted standard of practice, a copy of which is available upon request.

Systems and conditions which are not within the scope of the inspection include, but are not limited to: formaldehyde, lead paint,asbestos, toxic or flammable materials, and other environmental hazards; pest infestation, playground equipment, efficiencymeasurement of insulation or heating and cooling equipment, internal or underground drainage or plumbing, any systems which areshut down or otherwise secured; water wells (water quality and quantity) zoning ordinances; intercoms; security systems; heatsensors; cosmetics or building code conformity. Any general comments about these systems and conditions are informational onlyand do not represent an inspection.

The inspection report should not be construed as a compliance inspection of any governmental or non governmental codes orregulations. The report is not intended to be a warranty or guarantee of the present or future adequacy or performance of thestructure, its systems, or their component parts. This report does not constitute any express or implied warranty of merchantability orfitness for use regarding the condition of the property and it should not be relied upon as such. Any opinions expressed regardingadequacy, capacity, or expected life of components are general estimates based on information about similar components andoccasional wide variations are to be expected between such estimates and actual experience.

We certify that our inspectors have no interest, present or contemplated, in this property or its improvement and no involvement withtrades people or benefits derived from any sales or improvements. To the best of our knowledge and belief, all statements andinformation in this report are true and correct.

Should any disagreement or dispute arise as a result of this inspection or report, it shall be decided by arbitration and shall besubmitted for binding arbitration to the American Arbitration Association in accordance with its Construction Industry Arbitration Rulesthen obtaining, unless the parties mutually agree otherwise. In the event of a claim, the Client will allow the Inspection Company toinspect the claim prior to any repairs or waive the right to make the claim. Client agrees not to disturb or repair or have repairedanything which may constitute evidence relating to the complaint, except in the case of an emergency.

Final walk through inspections are available upon request for an additional standard fee of $200.00. If you would like to schedule thisadded service please contact my office at least (10) ten days prior to the closing date.

Client & Site Information:

Inspection Date & Time:7/11/2017 10:00 AM.

Client:Jane Doe.

Inspection Site:375 West RoadNew Canaan, CT 06840.

People Present:Buyer's Agent, GeneralContractors, (Roofing &Painting)

Client Email:[email protected].

Inspector:Ken Butler CT #HOI-682.

Building Characteristics:

Estimated Year Built:Approx year built, 2015.

Building Style & Type:1 family, Colonial.

Stories:3

Space Below Grade:Basement.

Water Source: Sewage Disposal: Utilities Status:

mailto:[email protected]


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Private. Private. All utilities on.

Climatic Conditions:

Weather:Overcast.

Soil Conditions:Wet.

Outside Temperature (F):80-90 Degrees.

SITEThis inspection is not intended to address or include any geological conditions or site stability information. We do not comment oncoatings or cosmetic deficiencies and the wear and tear associated with the passage of time, which would be apparent to the averageperson. However, cracks in hard surfaces can imply the presence of expansive soils that can result in continuous movement, but thiscan only be confirmed by a geological evaluation of the soil. Any reference to grade is limited to only areas around the exterior of theexposed areas of foundation or exterior walls. We cannot determine drainage performance of the site or the condition of anyunderground piping, including subterranean drainage systems and municipal water and sewer service piping or septic systems. Decks and porches are often built close to the ground, where no viewing or access is possible. Any areas too low to enter or notaccessible are excluded from the inspection. We do not evaluate any detached structures such as storage sheds and stables, normechanical or remotely controlled components such as driveway gates. We do not evaluate or move landscape components suchas trees, shrubs, fountains, ponds, statuary, pottery, fire pits, patio fans, heat lamps, and decorative or low-voltage lighting. Any suchmention of these items is informational only and not to be construed as inspected.

Site:Style of House:3 story, Colonial.

Estimated age of house:Years old, 2.

Site Drainage:Positive drainage appears to achieved in most areas. Ideally the grade should be one inch of slope for every foot for at least sixfeet to reduce moisture intrusion into the house. In order to reduce moisture intrusion and insect infestation, keep mulch/dirt sixto eight inches below the siding material.

Bushes and Shrubs Condition:Vegetation appears to be adequately trimmed away from the building. Recommend keeping vegetation trimmed back a minimumof three inches to prevent a pathway for moisture and pests. Bushes and shrubs need to be trimmed away from the structure atleast 3 inches. This space is needed to prevent direct access to the structure by insects and to keep the bushes from damagingthe siding.

Paving Condition:Driveway Paving Material:Asphalt.


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Driveway Condition:The driveway surface material is in acceptable condition with only normal deterioration noted. Recommend sealing the drivewayto prolong it's useful life. Poor drainage was noted in some areas. Recommend repair or adding additional drainage whereneeded.

Walkway Materials:Slate, Stone.

Walkway Condition:The walkway surface material is in functional condition with only normal deterioration noted.

Front Entry Steps & Condition:Stone, Slate, The entryway stoop/steps are in functional condition. A missing bench top was noted at the entry door by thegarage. Recommend replacement. Also some bird activity was noted above this entryway. Recommend sealing to keep pestsout. The entryway stoop/steps is in functional condition.


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Rear Entry Steps & Condition:Stone, Slate. The rear entryway stoop/steps is in functional condition.

Patio:Patio Slab Materials:Stone, Slate.

Slab Condition:Functional - The slab is in useable condition. Poor drainage of the patio surface was noted in some areas. Recommendinstalling additional drainage where needed.

Electrical Service:Yes. There is electrical service to the patio. The outlet is weather protected. The GFCI outlet present had no power to it whentested. Recommend repair by a licensed electrician.

Patio Lighted:Yes. The patio is properly lighted.

Patio Cover Type & Condition:Wood, The patio cover is functional.

Fences & Gates:Fencing Materials:Wood and Stone walls are being used as fencing on the property.

Fence Materials Condition:The fencing materials appear to be functional. Recommend sealing the wood fencing to help prolong it's useful life. Several gaps were noted on the top of the stone wall at the front of the house. Recommend sealing these gaps to prevent moistureintrusion and deterioration of the masonry walls.


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Retaining Walls:Location of Retaining Wall:Left Side of house.

Materials Used:The retaining wall is made of stacked rock.

Condition of Wall:The retaining wall is in functional condition. Recommend maintaining as needed.

Water Drainage:The water above the retaining wall appears to be correctly directed away from the wall. Water pressure can deteriorate the wall. Recommend maintaining drainage to prevent damage.

Utility Services:Water Source:Well - Private water supplies must be tested for potability. There should be no connection between the private water source anda publicly supplied water source.

Electric Service:Underground conduit.

Electric Service Condition:There is an underground electrical service that could not be inspected by a non-invasive visual inspection.

Cable Television Service:Underground.

Telephone Service:Underground.

Fuel Source:Propane. Buried tank.

Underground Fuel Tanks Noted:Unable to determine the presence of any underground fuel oil tank installed on the property inspected. Note, however, that thisinspection is not an environmental analysis of the property.

Sewage Disposal System:Private Septic System - A private system is installed on the property. Septic tank and drainage fields are not covered under thescope of this inspection. Most localities require certification of the site waste disposal system. Septic Tank Location: Front yard,Drain Field Location: Front yard.

Gas Services:Gas-fired Equipment Installed:Furnace (3), Water heater. Range and Oven, Fireplace, Standby generator, Garage heater.


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Type of Gas Supply:Liquefied Petroleum Gas - Be sure to verify ownership of the tank that is on the property and any maintenance requirements forthe tank. The propane tank is located on the left side of the house.

Combustion units in Garage Area:Yes - A garage heater is present.

Gas Line Primary Piping Material:Black Iron Pipe.

Secondary Supply Piping:Corrugated stainless steel tubing.

Direct bondingThe gas piping in the house includes corrugated stainless steel tubing (CSST). The electrical bonding connection between thegas piping system and the electrical system was not located. The lack of strong electrical bonding may increase the potential fora lightning strike to cause arcing at the CSST gas piping that could result in perforation of the piping, gas leaks and fire. Manufacturers believe that this product is safer if properly bonded and grounded as required by manufactures' s installationinstructions. Proper bonding and grounding of the product can only be determined by a licensed electrical contractor.

Piping Installation - Routing - Shutoffs - Hangers - Supports:Gas supply piping as installed appears adequate. Proper supports and shutoffs were present.

MiscellaneousMiscellaneous:Surface drains are present on the property. These drains are located in the driveway. These drains were not flood tested duringthe inspection. Recommend maintaining to drains to ensure proper operation.

ROOFAlthough not required to, we generally attempt to evaluate various roof types by walking on their surfaces. If we are unable orunwilling to do this for any reason, we will indicate the method used to evaluate them. Every roof will wear differently relative to itsage, number of layers, quality of material, method of application, exposure to weather conditions, and the regularity of itsmaintenance. We can only offer an opinion of the general quality and condition of the roofing material.

If tarred roofing or flashing were observed during the inspection it may be assumed that past leakage occurred in this area, and thatthese areas should be monitored until properly repaired.

The inspector cannot and does not offer an opinion or warranty as to whether the roof leaks or may be subject to future leakage. Thewaterproof membrane beneath roofing materials is generally concealed and cannot be examined without removing the roof material. Although roof condition can be evaluated, it is virtually impossible for anyone to detect a leak except as it is occurring or by specificwater tests, which are beyond the scope of our service. Even water stains on ceilings or on framing within attics will not necessarilyconfirm an active leak without some corroborative evidence, and such evidence can be deliberately concealed. We evaluate everyroof conscientiously, and even attempt to approximate its age, but we will not predict its remaining life expectancy, or guarantee that itwill not leak. Naturally, the sellers or the occupants of a residence will generally have the most intimate knowledge of the roof and of


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its history. Therefore, we recommend that you ask the sellers about it, and that you either include comprehensive roof coverage inyour home insurance policy, or that you obtain a roof certification from an established local roofing company. We do not inspectattached accessories including by not limited to solar systems, antennae, and lightning arrestors.

Roofing:Location:House.

Type Roof:Gable and Hip.

Roof Covering Materials:Wood shingles. Design life of approximately 20 - 30 years. Depending on proper maintenance. Approximate age 2 years old.

Cover Layers:The roof covering on the main structure appears to be the first covering.

Condition of Roof Covering Material:General condition of the roof covering material appears serviceable with signs of normal weathering and aging. Some curling andgaping was noted. Stainless steel nails are recommended by many wood roof installers in corrosive environments or when apressure treatment or fire retardant treatment has been applied to the wood. This installation does not appear to have been donewith stainless steel nails. Because of the specialized nature of the roofing material it is recommend that further evaluation of theroofing material be conducted by a licensed professional roofer who specializes in this particular type of roofing, prior to closing.Regular maintenance and inspections by licensed roofing contractors are advised.

Flashing:Metal, Copper, The flashings around openings in the roof covering appear to be in acceptable condition.

Means of Roof Inspection:Binoculars were used to view the roof covering. The inspection was completed from the ground level. Also drone utilized.

Skylights:There is a cupola located above the garage area. There is no cap on the top of the cupola. This is allowing small amounts ofmoisture to enter. Recommend installing a cap to prevent moisture damage.


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Valleys:The valleys on the roof are open with metal valleys.

Ridges:The ridge covering material appears to be in functional condition.

Roof Gutter System Type & Condition:Aluminum, The house is fully guttered. The gutter system on the roof edge appears to be functional and adequately sloped tocarry the water to the downspouts. The downspouts go into an underground system along with the driveway storm drains. Thiswater is collected on the right side of the house in an exterior sump pit. The pit appears to drain into the collection area but couldnot be verified at the time of the inspection. Recommend inquiring with the current owner. Recommend monitoring during rainstorms to assure proper drainage. Recommend periodic cleaning of the gutters for maximum efficiency. There is no gutter on theleft side of the house and run off from the roof is causing dirt and debris to kick up on the wood siding.

SpecializedBecause of the specialized nature of the roofing material (wood, slate or clay tiles) it is recommend that further evaluation of theroofing material be conducted by a licensed professional roofer who specializes in this particular type of roofing, prior to closing.

EXTERIORInspection of the exterior components of the home is limited to obvious visual defects at the surface of the exterior siding material.Defects to the interior may not be readily accessible during the home inspection. Maintenance items may be identified. These itemsshould be addressed as soon as possible to prevent deterioration to the exterior. Scraping, painting and structural caulking detailsshould be performed on a regular basis to help prevent deterioration. Cracks or splits in the siding material should be sealed toprevent moisture intrusion into the interior structure. If the home has an EIFS system (Exterior Insulated Finish System), syntheticstucco wall system, it is advised to have a certified EIFS inspection on the home. If the home was built before 1978 the exteriorsiding or trim could be covered with paint that could contain amounts of lead. As such, proper precautions should be used whensanding, scraping or doing repairs. The presence of lead can only be determined by qualified testing. Should concerns exist,consideration should be given to having the material tested for content and all the appropriate precautions should be followed. Since


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this is a visual, non-intrusive inspection, the identification of such materials is beyond the scope of this inspection.

Structural:Type of Construction:Frame construction.

Exterior Siding Materials:Siding materials consist of cedar shingles and stone. The gap between the stone siding on the front of the house and the woodshingle siding on the side of the house needs to be sealed to prevent moisture intrusion. This gap is at the left front corner of thehouse. recommend repair by a licensed contractor.

Siding Condition:Typical wear and tear noted to the siding materials. Some loose or broken shingles and gaps were noted in the area of the reardeck off the Master Bedroom. Recommend repair or replacement of the shingles in this area by a licensed contractor. Somechipping and peeling was noted. Recommend sealing/painting to prevent future moisture damage. Recommend keeping woodsiding materials sealed/painted to help prolong there useful life.

Trim Material & Condition:Wood, The trim is intact and functional. Recommend keeping trim materials sealed/painted to prevent moisture damage.

Soffit/Eaves Type & Condition:Wood, The soffit/eaves appear to be adequate and show only signs of normal wear. Recommend keeping soffit materialssealed/painted to prevent moisture damage.

Fascia & Rake Boards Type & Condition:Wood, The fascia and rake boards appear to be in adequate condition and show only signs of normal wear. Viewing of the fasciaboards is limited due to the installed gutters. Recommend keeping soffit materials sealed/painted to prevent moisture damage.


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Condition of Painted Surfaces:Portions of the exterior finish or painted surfaces are in a condition that calls for refinishing. Delay will cause further deteriorationof the siding material. Recommend maintaining as needed to help prolong the useful life of the wood materials.

Outside Entry Doors:The noted door is located at the front of the house, Wood, The outside entry door is functional as noted from the exterior.

Windows Type:Wood, Double Hung and Casement. Insulated glass windows.

Window Condition:The windows are in acceptable condition. The window framing and glass are functional. Recommend maintaining as needed. Several of the casement windows have loose weather stripping. Recommend securing or replacing the weather stripping whereneeded. Window screens were noted to be stored on the property (in attic space). Unable to verify the amount and quality of thescreens. Recommend having all the screens installed prior to closing in order to verity quantity and condition.

Window Flashing:The installed window flashing above the windows appears to be adequate.

Earth-to-Wood Clearance:There appears to be adequate clearance between the grade and the siding material. It is suggested that there should be aminimum of a 6" clearance between the earth and any wood siding or framing materials.

Structural Caulking:Several spots around the structure were noted that need to be caulked. Caulk should be applied to areas where different typesof siding meet, trim around window frames or doors, and piping and service penetrations. Also, any cracks or holes that allowmoisture or pest/rodent entry should be caulked to prevent deterioration and infiltration.

Exposed Floor/Ceiling Framing Location:Basement level ceiling, Attic Floor.

Exposed Floor/Ceiling Framing Condition:The floor/ceiling is framed with 16-inch centers. Engineered floor joists are present. The exposed portions of the floor framingand ceiling joist members are functional. Insulation restricts full viewing of the floor joists.

Wall Covering Material:The wall covering material is primarily sheetrock. Minor cracks, nail pops and blemishes in the walls, unless noted in theroom-by-room descriptions, are considered normal shrinkage/ settling or wear and tear. Typical wear and tear noted. Recommend patching and painting where needed.

Ceiling Covering Material:The ceiling covering material is primarily sheetrock. Minor cracks, nail pops and blemishes in the ceilings, unless noted in theroom-by-room descriptions, are considered normal shrinkage or settling. Typical wear and tear noted. Recommend patchingand painting as needed.


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Deck or Balcony:Structure Type:Roof top deck.

Location:Rear of house.

Deck/Balcony Materials:Wood, Composite.

Condition of Wood Materials:The wood materials are in functional condition. No major defects noted.

Framing of Deck/Balcony:Not visible.

Deck or Balcony Flooring Material:Composite decking. The flooring material is open slat composite. It is designed for the rain to run off in between the deck boards.Large gaps were noted between the ends of the deck boards. These gaps can be trip hazards. The deck boards are fastened by

"hidden" fasteners. Recommend repair by a licensed contractor.


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Supporting Posts:The supporting posts appear to be fully functional where visible.

Deck Railings:The railings as installed are functional and in acceptable condition. The spacing between balusters is 4". This was instituted asa safety issue to prevent small children from getting caught between the balusters.

CHIMNEYThere are a wide variety of chimneys and interrelated components. However, there are three basic types, single-walled metal,masonry, and pre-fabricated metal ones that are commonly referred to as factory-built ones. Single-walled metal ones should not beconfused with factory-built metal ones, and are rarely found in residential use, but masonry and factory-built ones are commonplace. Our inspection of them conforms to industry standards, and is that of a generalist and not a specialist. However, significant areas ofchimney flues cannot be adequately viewed during a field inspection. Therefore, because our inspection of chimneys is limited toareas easily viewed and does not include the use of specialized equipment, we will not guarantee their integrity or drafting ability andrecommend that they be more thoroughly evaluated by a qualified chimney specialist before the close of escrow. The National FireProtection Association (NFPA) recommends a Level II chimney inspection with the transfer or real estate.

Chimney #1:Location:Left side of house.

Exterior Chimney Material:The exterior chimney is made of mortar and brick.


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Exterior Chimney Condition:The exterior Chimney appears functional.

Chimney Cap or Crown:There is a chimney cap. Chimney cap is made of masonry. This cap appears to be functioning as intended. Its function is tokeep water from entering the brick stack causing deterioration.

Spark Arrestor:

Chimney Height and Clearance:The chimney installation appears to meet clearance requirements. The chimney should extend 3 feet above the roof throughwhich it protrudes or be 2 feet above any surface within 10 feet horizontally, whichever is higher.

Flashing:Type: Copper, The installed flashing around the chimney stack appears to be functional.

Flue Condition:Flue not visible, Capped.

ATTICIn accordance with our standards, we do not attempt to enter attics that have less than thirty-six inches of headroom, are restricted byducts, or in which the insulation obscures the joists and thereby makes mobility hazardous, in which case we would inspect them asbest we can from the access point. In regard to evaluating the type and amount of insulation on the attic floor, we use only genericterms and approximate measurements, and do not sample or test the material for specific identification. Also, we do not disturb ormove any portion of it, and it may well obscure water pipes, electrical conduits, junction boxes, exhaust fans, and other components.Attic ventilation is important to remove heat in the summer and moisture in the winter. A ridge and soffit venting system is the mosteffective method of providing adequate ventilation. Bath, kitchen and laundry vents should not discharge into the attic space, butinstead be routed to the exterior.


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Attic & Ventilation:Attic Access Location:Third floor.

Attic Accessibility:Door access.

Method of Inspection:The attic cavity was inspected by entering the area.

Attic Cavity Type:There is adequate space in the attic to stand up and walk through.

Roof Framing:A rafter system is installed in the attic cavity to support the roof decking. The rafter spacing is 16 inch on center. The majority ofthe roof rafters are covered with finished building materials and are not visible.

Roof Framing Condition:The roof framing appears to be in functional condition where visible. Areas of the roof framing and sheathing is either covered byfinished building materials or insulation and was not visible for inspection.

Roof Bracing:The roof framing as installed seems adequate. On a high pitch roof, collar ties are used to help distribute the load factor on theexterior walls and used to stiffen the rafters. The collar ties appear functional.

Roof Decking:The roof decking material is plywood sheeting. The roof sheathing is in acceptable condition where visible. Majority of the roofsheathing is covered by building material and was not inspected.

Evidence of Leaks on Interior of Attic:There is no evidence of current water leaks into the accessible attic spaces.

Ventilation:There are soffit vents installed. There are ridge vents installed. Current industry standards recommend, as a minimum, onesquare foot of free vent area for each 150 square feet of attic floor if no vapor barrier is installed. With a vapor barrier installed,one square foot of free vent area per 300 square feet of attic space is needed.

Insulation Clear of Sheathing:There is clearance between the roof sheathing and the insulation. The reason for the clearance is to avoid ice damming thatwould result when the temperature is below freezing and the insulation meets the decking. Styrofoam baffles are present.

Insulation Noted:The following type of insulation was noted in the attic: Fiberglass. Batts. Between the floor joists The attic insulation appears tobe adequate and properly installed. The majority of the insulation was covered by finished building materials and not visible.

Attic Wiring:Insulation limits viewing and full evaluation of branch wiring in the attic. Any reference to branch wiring is limited to readily visibleareas. The visible attic wiring appears to be in good condition.


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HEATINGThe inspector can only readily open access panels provided by the manufacturer or installer for routine homeowner maintenance, andwill not operate components when weather conditions or other circumstances apply that may cause equipment damage. Theinspector does not light pilot lights or ignite or extinguish solid fuel fires, nor are safety devices tested by the inspector. The inspectoris not equipped to inspect furnace heat exchangers for evidence of cracks or holes, or inspect concealed portions of evaporator andcondensing coils, heat exchanger or firebox, electronic air filters, humidifiers and de-humidifiers, ducts and in-line duct motors ordampers, as this can only be done by dismantling the unit. This is beyond the scope of this inspection. Thermostats are not checkedfor calibration or timed functions. Adequacy, efficiency or the even distribution of air throughout a building cannot be addressed by avisual inspection. Have these systems evaluated by a qualified individual. The inspector does not perform pressure tests on coolantsystems, therefore no representation is made regarding coolant charge or line integrity. We perform a conscientious evaluation ofthe system, but we are not specialists.

Please note that even modern heating systems can produce carbon monoxide, which in a poorly ventilated room can result insickness and even death. Therefore, it is essential that any recommendations we make for service or further evaluation be scheduledbefore the close of escrow, because a specialist could reveal additional defects or recommend further upgrades that could affect yourevaluation of the property, and our service does not include any form or warranty or guarantee. Normal service and maintenance isrecommended on a yearly basis. Determining the presence of asbestos materials commonly used in heating systems can ONLY bepreformed by laboratory testing and is beyond the scope of this inspection. Determining the condition of oil tanks, whether exposedor buried, is beyond the scope of this inspection. Leaking oil tanks represent an environmental hazard which is sometimes costly toremedy.

Heating Plant- Unit #1:Heating System Location:Basement.

Heating System Type:A forced air furnace is installed as the primary source of heat.

Fuel Source:Propane.

Equipment Description:System is a Heil forced hot air furnace.

Shut Off Switch:The electrical shut off switch is located in the basement.

Approximate Age:Manufacture Date: 2015. The typical service life for a forced air natural gas furnace is 18 - 20 years. Approximate age of the unitis 2 years old.


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Flues, Vents, Plenum:The visible portions of the flue/vent system appear to be installed correctly and appear to be functional. The flue pipe is plasticfrom the furnace to the exterior.

General Operation & Cabinet:Unit was operational at the time of inspection. General condition appears serviceable. Regular servicing and cleaning of theheating equipment is recommended by a licensed HVAC Technician to help prolong it's useful life. No recent service recordspresent. Suggest cleaning/servicing of the unit prior to closing.

Burners / Heat Exchangers:Burner flames appear typical. The heat exchanger portion of a gas or oil fired heater is difficult to access without disassembly,and cannot be adequately checked during a visual inspection. We recommend a service contract be placed on the unit.

Pump / Blower Fan:General condition appears serviceable. The blower assembly appears to be performing normally.

Secondary Air Adequacy:Secondary air is the air required in fossil fuel-fired appliances to mix with the products of combustion and for removal of theproducts of combustion up the flue. Availability of secondary air for combustion and flue draft appears to be adequate; however,no calculation was performed.

Air Filters:It is recommended that the furnace filter(s) be changed regularly. Suggest that you replace or clean the filters every 30 to 45days.

Ducts Condition:The ductwork appears to be properly installed and supported where visible. Cleaning the interior of the ducts on a regular basisis recommended.

Duct Insulation in Unheated Spaces:Exposed ductwork in unconditioned spaces is insulated adding to the efficiency of the heating and air conditioning systems.

Does each habitable room have a heat source?Yes.

Adequate Returns or Undercut Doors:Yes.

Humidifier Installed:Yes, there is a humidifier installed. If functioning properly, it can add comfort to the home during the heating season. The scopeof this inspection does not include determining if the unit is operational since activation is humidity controlled. Most units willrequire service annually. During the summer months be sure that the water supply is turned off to prevent adding moisture to thecooled air. The water control valve for the humidifier is located by the well tank. It is recommended that the water supply beturned off during the portion of the year that the air conditioning is being used.

Normal Controls:There are multiple thermostats. The structure is divided into zones. Thermostats are located in the basement and first floorLiving Room. General condition appears serviceable.

Heating Plant- Unit #2:Heating System Location:Attic.



Equipment Description:System is a Heil forced hot air furnace. High efficiency furnace.


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Approximate Age:Manufacture Date: 2015 The typical service life for a forced air natural gas furnace is 18 - 20 years. Approximate age of the unitis 2 years old.

Flues, Vents, Plenum:The flue pipe is plastic from the furnace to the exterior. The visible portions of the flue/vent system appear to be installedcorrectly and appear to be functional.

General Operation & Cabinet:Unit was operational at the time of inspection. General condition appears serviceable. No recent service records present.Suggest cleaning/servicing of the unit prior to closing.

Burners / Heat Exchangers:Burner flames appear typical. The heat exchanger portion of a gas or oil fired heater is difficult to access without disassembly,and cannot be adequately checked during a visual inspection. We recommend a service contract be placed on the unit and aheating contractor called to verify the condition of the heat exchanger prior to settlement date.



Air Filters:It is recommended that the furnace filter(s) be changed regularly. I suggest that you replace or clean the filters every 30 to 45days.




Adequate Returns or Undercut Doors:Yes.

Humidifier Installed:No. Consideration should be given to the installation on one for comfort during the heating season.

Normal Controls:Thermostat is located in the third floor recreation room. General condition appears serviceable.


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Heating Plant- Unit #3:Heating System Location:Attic.



Equipment Description:System is a Heil brand forced hot air furnace. High efficiency furnace.

Approximate Age:Manufacture Date: 2015 The typical service life for a forced air natural gas furnace is 18 - 20 years. Approximate age of the unitis 2 years old.

Flues, Vents, Plenum:The flue pipe is plastic from the furnace to the exterior. The vent pipe appears to be to short which is causing the exterior portionof the pipe to be crooked. Recommend repair by a licensed contractor.

General Operation & Cabinet:Unit was operational at the time of inspection. General condition appears serviceable. No recent service records present.Suggest cleaning/servicing of the unit prior to closing.

Burners / Heat Exchangers:Burner flames appear typical, The heat exchanger portion of a gas or oil fired heater is difficult to access without disassembly,and cannot be adequately checked during a visual inspection. We recommend a service contract be placed on the unit.


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Air Filters:It is recommended that the furnace filter(s) be changed regularly. I suggest that you replace or clean the filters every 30 to 45days.




Humidifier Installed:No. Consideration should be given to the installation on one for comfort during the heating season.

Normal Controls:Thermostats are located in the Master Bedroom and the right front bedroom on the second floor. General condition appearsserviceable.

AIR CONDITIONINGThe best preventative maintenance for air conditioners is regular cleaning or changing of air filters, at least every 90 days. Evaporator cooling coils periodically need cleaning by an air conditioning contractor to insure optimum performance. The inspectordoes not perform pressure test on coolant systems, therefore no representation is made regarding coolant charge or line integrity. Subjective judgment of system capacity is not part of the inspection. The inspection report is not intended to address the condition ofspecialized system components such as electronic air filters, due to their technical nature. No opinion on cooling supply adequacy ordistribution balance of air flow is offered. Normal service and maintenance by a licensed HVAC contractor is recommended on ayearly basis.

Central air conditioners are operated and tested when the ambient temperature is above 65 degrees and the power to the unit hasbeen turned on at least 24 hours prior to the inspection. The condition of the evaporator coil in the plenum is beyond the scope of avisual inspection.

The ability of the system(s) to condition the air will vary and depends on the size and configuration of the house, as well as theamount and installation of the insulation, and how well the house was sealed to prevent air movement. HVAC installers consider all ofthese to properly determine the size of the system. The cooling ability of the system was not calculated during this inspection and isbeyond the scope of a general home inspection.

Air Conditioning- Unit #1:Brand & Age:System is Heil. The typical service life for an AC unit is 12 - 15 years. This unit is 2 years old.


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Type and Location:Refrigerator/Split System. Electricity-powered. Condenser unit Location- Left side of house.

Unit Tested:The unit was operational and provided an adequate temperature drop. The scope of this inspection does not include theeffectiveness or adequacy of the system.

Insulation Wrap on the Suction Line:Insulation wrap is functional, without significant damage.

Condenser Clear of Obstruction:Unit is clear of obstructions. Recommend keeping unit clear of obstructions for higher efficiency.

Condenser Cabinet Level:Cabinet is basically level. Recommend keeping unit level for maximum efficiency.

Condensing Coil Condition:The condensing coil appears to be clean, and no blockage was noted.

Service Disconnect:The installed service disconnect is located within sight of the condensing coil cabinet.

Condensate Line:The condensate drain line appears to be adequately installed. Periodic checking to make sure that the line is clear will help tomaintain the system. There is a condensate pump installed to remove the water from the basement. The pump empties into thesewer drain lines. Recommend the installation of a back flow preventer in case of a sewer line blockage.

Evidence of Maintenance:For optimum performance, the air conditioning system should be serviced annually prior to the cooling season. It isrecommended that the filter(s) be changed or cleaned every 30 to 45 days for best performance.

Air Conditioning- Unit #2:Brand & Age:System is Heil. The typical service life for an AC unit is 12 - 15 years. This unit is 2 years old.


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Type and Location:Refrigerator/Split System. Electricity-powered. Condenser unit Location- Right side of house.



Condenser Clear of Obstruction:Unit is clear of obstructions.

Condenser Cabinet Level:Cabinet is basically level.



Condensate Line:The condensate drain line appears to be adequately installed. Periodic checking to make sure that the line is clear will help tomaintain the system. The safety shut off switch for the overflow pan in the attic under the furnace dose not appear to be installedproperly. Recommend reapir to prevent accidental moisture damage.



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Air Conditioning- Unit #3:Age:System is Heil. The typical service life for an AC unit is 12 - 15 years. This unit is 2 years old.

Type and Location:Refrigerator/Split System. Electricity-powered. Condenser unit Location- Right side of house.



Condenser Clear of Obstruction:Unit is clear of obstructions.

Condenser Cabinet Level:Cabinet is basically level.



Condensate Line:The condensate drain line appears to be adequately installed. Periodic checking to make sure that the line is clear will help tomaintain the system.


FOUNDATIONAll structures are dependent on the soil beneath them for support, but soils are not uniform. Some that appear to be firm and solidcan become unstable during seismic activity or may expand with the influx of water, moving structures with relative easy andfracturing slabs and other hard surfaces. In accordance with our standards of practice, we identify foundation types and look for anyevidence of structural deficiencies. However, minor cracks or deteriorated surfaces are common in many foundations and most donot represent a structural problem. If major cracks are present along with bowing, we routinely recommend further evaluation bemade by a qualified structural engineer. All exterior grades should allow for surface and roof water to flow away from the foundation. All concrete floor slabs experience some degree of cracking due to shrinkage in the curing process. In most instances floor coveringsprevent recognition of cracks or settlement in all but the most severe cases. Where carpeting and other floor coverings are installed,the materials and condition of the flooring underneath cannot be determined. Areas hidden from view by finished walls or storeditems cannot be judged and are not a part of this inspection. We will certainly alert you to any suspicious cracks if they are clearlyvisible. However, we are not specialists, and in the absence of any major defects, we may not recommend that you consult with a


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foundation contractor, a structural engineer, or a geologist, but this should not deter you from seeking the opinion of any such expert. We also routinely recommend that inquiry be made with the seller about knowledge of any prior foundation or structural repairs.

Foundation:Type of Foundation:Basement with foundation walls below grade tall enough to walk around is present.

Foundation Materials:Poured in place concrete.

Visible Portions of Exterior Foundation Walls:The exterior view of the foundation is limited to the portions visible above grade. Only about 10% of the foundation was visible. The exposed portions of the perimeter foundation walls appear to be adequate. No visible defects noted. Due to limited visibility,a portion of the foundation is blocked from view and is not covered by this inspection.

Evidence of Recent Movement:There is no evidence of any recent movement.

Perimeter Foundation Drainage Surface:The drainage around the perimeter of the foundation appears to have adequate ground slope to remove run-off water from theimmediate area.

BASEMENT & CRAWL SPACEDepending on the location of the house, ground water tables can sometimes influence basement or crawlspace leakage. Groundwater levels tend to fluctuate seasonally and during heavy rainfall or snow melt. It is impossible to predict what influence groundwater may have during a one time inspection of a home. If ground water levels extend above the height of the basement floor, theperformance of the perimeter foundation drainage system is very important. If ground water fluctuation causes basement leakage,the installation of an effective drainage system may become necessary. Some basement leakage problems are the result ofinsufficient control of storm water at the surface. The ground around the house should be sloped to encourage water flow away fromthe foundation. Gutters and downspouts should act to collect roof water and drain it at least five feet from the foundation. Improvements to grade and gutter systems may aid in preventing moisture intrusion. In the event that chronic basement leakageproblems are still experienced, further evaluation by a licensed basement drainage professional may be required.

Changes like ground settling around the foundation, failure of the drainage systems, changes in weather patterns, and changingground water levels may cause water intrusion. Areas below grade are commonly damp. Cement and masonry block are porousmaterials. Maintaining ventilation/dehumidification in basements and crawl spaces is the key to maintaining lower humidity levels.This inspection does not warranty or guarantee against future water penetration in the basement or crawl space. Water penetrationcan occur at any time during a homes existence.

Interior View of Basement:Interior of Basement Percentage Finished Into Living Space:Approximately 25% basement is finished into living space.

Basement Ceiling Exposed:Viewing was limited. Only about 75% of the basement ceiling/floor joists were visible. The visible floor joists were in goodcondition. No visible defects were noted. Under floor insulation restricts full viewing of the floor joists.

Sill Plates Percentage Visible:Visibility is limited due to insulation of the sill cavities. This is a good energy saver, but it limits the areas available for inspection. Visible sill plates are in good condition.

Percent Interior Foundation Wall Exposed:The interior view of the foundation is limited to the visible portions of the walls. Only about 75% of the interior foundation wallswere visible. There is limited visibility of the interior portion of the exterior walls due to wall coverings. There may be undesirableconditions in the wall that are hidden from view. Only the readily visible portions of the foundation walls are included as a part ofthis inspection. It would be necessary to perform a destructive or invasive inspection to verify the condition of the hidden areas.


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Conditions Noted in Exterior Walls, Interior View:The exposed portions of the interior foundation perimeter walls appear to be functional. Shrinkage cracking was noted on at leastone wall. Shrinkage cracking is the result of moisture in the concrete walls evaporating and shrinking. This generally is not acause for concern as all concrete shrinks. Should any of these cracks begin to enlarge then further attention and evaluationwould be recommended.

Columns and Posts:There are metal columns or posts installed as supports under the main beam.

Columns Condition:The visible posts in the basement are in good condition. The main support columns do not appear to be adequately fastened atthe top and the bottom. Recommend further evaluation and repair by a licensed contractor.

Main Beam:The main beam is a laminated engineered beam. The main beam installed appears to be in functional condition were visible.

Floor Joists:Engineered floor joists are present and in acceptable condition where visible. Under floor insulation restricts full viewing of thefloor joists.

Sub-FlooringType: Oriented strand board. The majority of the sub flooring was either covered by finished building materials and/or insulation.

Floor Cracks Noted:Cracks were noted in the slab floor. Unless otherwise noted, the cracks appeared to be nothing more than curing cracks. Recommend sealing cracks to help prevent future damage.

Floor:Concrete.

Basement Windows:The basement windows are cover with plastic on the interior and wood foundation framing is still present. Recommend removalof the plastic and wood framing and verifying proper operation prior to closing. Recommend keeping the window wells clean toprevent moisture intrusion.

Interior Stairway Access From:Main floor hallway.

Staircase Condition:Stairs are serviceable, Finish grade construction, The staircase to the basement level appears functional. There are handrailssolidly attached and in useable condition. The staircase is lighted. Recommend installing a 3 way light switch at the top of thestairs to turn on the light in the finished basement room for added light and safety. One loose stair tread was noted at thelanding. Recommend securing for safety.


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Evidence of Water Entry in the Basement Noted:No evidence of moisture entry was noted into the basement at the time of the inspection. Recommend the use of a dehumidifierin the basement to help control excess moisture.

Electrical Service:The electrical outlets in the basement level tested as correctly grounded. Missing outlet covers were noted. Recommendinstalling covers for safety.

Evidence of Insect Infestation:There was no visible evidence of wood destroying insect infestation on the basement level.

Walkout Basement:Exposed Walls:Overhead door area is exposed to daylight.

Walkout Drainage:The area around the walkout door appears to have adequate drainage.

Basement Bulkhead DoorSteel, The bulkhead door is in good condition.

Outside Entry Doors / Stairs:No hand railings are present at the exterior basement stairs. Recommend installing for safety.

Insulation & Vapor Retarders:In Unfinished Areas:Insulation is installed at under floor areas, FG Batts. Insulation is loose in some areas. Recommend securing where needed.

Miscellaneous;Misc:This inspection does not verify the condition or operation of any installed drainage system. We recommend obtaining any servicerecord for the system from the current owners and also verifying proper operation prior to closing.

ELECTRICALWe are not electricians and in accordance with the standards of practice we only test a representative number of switches and outletsand do not perform load-calculations to determine if the supply meets the demand. However, every electrical deficiency orrecommended upgrade should be regarded as a latent hazard that should be serviced as soon as possible, along with evaluation andcertification of the entire system as safe by a licensed contractor. Therefore, it is essential that any recommendations that we maymake for service or upgrades should be completed before the close of escrow, because an electrician could reveal additionaldeficiencies or recommend additional upgrades for which we disclaim any responsibility. Any electrical repairs or upgrades should bemade by a licensed electrician. Aluminum wiring requires periodic inspection and maintenance by a licensed electrician.

Bonding requirements state that there should be bonding wires from the ground buss bar in the electrical panel to the natural gaspiping and water piping. There should be a jumper at the hot water tank between the hot and cold water lines. CSST (CorrugatedStainless Steel Tubing) gas lines should be bonded at the entrance point to the residence by a qualified electrical contractor.


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The electrical system was visually inspected for defects from the service entrance drop to the main panel. A random sample ofinterior outlets and light switches were tested for proper function. No exterior lighting items were inspected, such as landscapelighting or any lighting on timers.

Smoke detectors should be installed, replaced or updated as needed on each floor an inside/outside of sleeping areas. The smokedetectors should be tested upon moving in and on a regular basis thereafter according to the manufacturer's instructions. Carbonmonoxide detectors are recommended on each living level of the home.

Receptacles are randomly tested for proper grounding and polarity using a testing device. Ground fault circuit interrupter (GFCI) is amodern electrical safety device, either a receptacle or a circuit breaker, which is designed to protect people from electric shock. Theyare now required in wet or damp environments. Most manufacturers recommend GFCI be tested monthly.

Operation of time clock motors is not verified. Inoperative light fixtures often lack bulbs or have dead bulbs installed. The inspector isnot required to insert any tool, probe, or testing device inside the panels, test or operate any over-current device except for groundfault interrupters, nor dismantle any electrical device or control other than to remove the covers of the main and auxiliary distributionpanels. Any ancillary wiring or system that is not part of the primary electrical distribution system is not part of this inspection but maybe mentioned for informational purposes only, including but not limited to low voltage systems, security system devices, heatdetectors, carbon monoxide detectors, telephone, security, cable TV, intercoms, and built in vacuum equipment.

Service:Type & Condition:Underground, 120/240 Volt, Circuit breakers, Appears serviceable.

Main Service Ground Verified:The main service ground wire was located. Grounding provided by a driven rod.

Electrical Distribution Panels:Main Panel Location:Basement.


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Panel Accessibility:The electrical panel is in a location that makes it readily accessible.

Main Circuit Rating:Dual 200 amp - The ampacity of the main power panel appears to be more than adequate for the structure as presently used withroom for expansion.

Disconnect:Located at the top of main panel.

Main Panel Devices:Breakers - The structure is equipped with a breaker type main power panel. This is the desirable type; when a breaker trips off, itcan easily be reset. Caution: If a breaker is reset and trips back off, this is an indication that there is a short or weakenedcondition in the circuit. Call a qualified licensed electrician for analysis of the existing problem.

Breaker/Fuse to Wire Compatibility:The breakers/fuses in the main power panel appear to be appropriately matched to the circuit wire gauge.

Legend Available:The breakers are not marked as to the rooms, areas, or appliances controlled. It is recommended that they be noted as soon aspossible.

Main Panel Observations:Circuit and wire sizing correct so far as visible, The power panel, as a container for safely covering electrical circuitry andcomponents, is functioning as intended, minimizing the risk of electrical shock. Electrical circuitry wiring in the panel appearsneatly arranged with no unallowable splices.

Sub panels:Sub panels are located at the basement. A stand by generator sub panel & transfer switch are located in the basement. Refer tolegend to identify circuits serviced by the generator.


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Conductors:Feeder and Circuit Wiring:Copper Romex (Plastic Insulated), Appears serviceable.

Wire Protection/Routing:Visible wiring appears to be installed in an acceptable manner.

Switches & Fixtures:General:Numerous light fixtures on the interior and exterior were not installed at the time of the inspection. Recommend verifying properoperation prior to closing.

Electrical Outlets:General:A representative sampling of outlets was tested. As a whole, outlets throughout the house are in serviceable condition.

Ground Fault Protected Outlets:GFCI outlets are found at all locations needed - This structure is adequately protected by using Ground Fault Circuit Interruptoutlets at all locations within 6' of a water source and any of these locations: all outside outlets, in the garage, and in anunfinished basement. The GFCI outlets that were present were tested and were in working condition unless otherwise noted inthe specific room descriptions.

Other Electrical Circuitry:Smoke Detectors:The existing smoke detectors were not tested, but they are only noted as to presence. We do not test the smoke detectorsbecause they may work today but not work when you need them to work. This is why it is important for you to test them on aregular basis, monthly at least. Smoke detectors are recommended by the U.S. Product Safety Commission to be installedinside each bedroom and adjoining hallway and on each living level of the home and basement level. Recommendinstalling/updating with a combination of ionization and photoelectric smoke detectors and testing the units regularly according tothe manufacturer's guidelines or instructions. Consult your local fire department or manufacturer regarding any questions orconcerns.

Carbon Monoxide Detector:For safety considerations, you should consider installation of a battery operated or hardwired carbon monoxide detector on eachliving level of the residence. At least one carbon monoxide detector is required.

Doorbell :There is no exterior door with a working doorbell. Recommend repair or replacement.

Central Vacuum Installed:Central vacuum piping and wiring appears to have been installed. No way to test at time of inspection due to no actual unitinstalled.


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Exterior Lighting & Wiring:Exterior wiring is present but exterior fixtures have not yet be installed. Recommend verifying proper operation prior to closing.

Alarm SystemThere is an alarm system installed. This system is not tested or inspected as part of this inspection. Recommend the services ofa professional security company. Alarm system does not appear to be active yet.

Auxiliary generator equipmentAuxiliary generator equipment is present on the property but was not included as part of this inspection. Recommend obtainingthe current maintenance records from the current owner and verifying proper operation of the equipment prior to closing.

PLUMBINGWater quality or hazardous materials (lead) testing is available from local testing labs, and not included in this inspection. Allunderground piping related to water supply, waste, or sprinkler use are excluded from this inspection. Leakage or corrosion inunderground piping cannot be detected by a visual inspection, nor can the presence of mineral build-up that may gradually restricttheir inner diameter and reduce water volume. Plumbing components such as gas pipes, potable water pipes, drain and vent pipes,and shut-off valves are not generally tested if not in daily use. The inspector cannot state the effectiveness or operation of anyanti-siphon devices, automatic safety controls, water conditioning equipment, fire and lawn sprinkler systems, on-site water qualityand quantity, on-site waste disposal systems, foundation irrigation systems, spa and swimming pool equipment, solar water heatingequipment, or observe the system for proper sizing, design, or use of materials.

The water pressure within pipes is commonly confused with water volume, but whereas high water volume is good high waterpressure is not. Therefore a regulator is recommended whenever street pressure exceeds 80 psi. However, regardless of pressure,leaks will occur in any system, and particularly in one with older galvanized pipes, or one in which the regulator fails and highpressure begins to stress washers and diaphragms within various components.

Waste and drainpipes pipe condition is usually directly related to their age. Older ones are subject to damage through decay and rootmovement, whereas the more modern ABS ones are virtually impervious to damage, although some rare batches have been allegedto be defective. Older homes with galvanized or cast iron supply or waste lines can be obstructed and barely working during aninspection but later fail under heavy use. If the water is turned off or not used for periods of time (such as a vacant house waiting forclosing), rust or deposits within the piping can further clog the piping system. However, inasmuch as significant portions of drainpipesare concealed, we can only infer their condition by observing the draw at drains at the time of inspection. Nonetheless, blockages willstill occur in the life of any system.

Plumbing:Water Source:Private Water Source - A private water source is present. It is the home owner's responsibility to maintain continuous testing ofthe water source for potability.

Service Piping Material:The main service line to the structure is plastic.


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Well HeadRear yard. The well head is above ground, the cap is tight and appears to be in acceptable condition. The well water systemshould be checked by a licensed well water contractor prior to closing and on an annual basis to help maintain the system incorrect working order.

Well Tank & PumpThere is a steel well tank present in the basement. The well tank was, In acceptable condition. A submersible well pump waspresent. This type of well pump cannot be visually inspected be cause of it's location in the well. After running the water noindications of pump malfunctions were noted. The appeared to maintain pressure and operate as intended. Further evaluation ofthe well pump can be conducted by a licensed well water contractor if you desire. NOTE: A yield or capacity test was notpreformed on the well system. This is beyond the scope of this inspection. These tests can be preformed by a separate qualifiedwell water specialist. Water sampling should be done before the purchase of the home and on a regular basis to ensure thatsafe water conditions exist and are maintained.

Main Water Line Shutoff & Meter Location:Basement. By the well tank, The main water shut off valve is operational. You should operate the main water valve at leastannually to prevent the valve from freezing in the on position.

Visible Mineral Deposits or Encrustations:None visible. Recommend monitoring and replacing when needed.

Interior Supply Piping Material:CPVC plastic pipe.

Exterior Hose Bibs Functional:The exterior hose bib(s) appeared to function normally. The external hose bibs are frostproof. Do not leave garden hosesconnected to hose bibs when freezing temperatures are possible. Damage to the valve or piping could result.


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Functional Supply:By testing multiple fixtures at one time, functional flow of the water supply was verified.

Leaks in the Supply Piping Noted:No visible leaking of the supply lines was noted.

Sewage Disposal Type:Septic System. This inspection merely identifies the type of sewage waste disposal system. It does not comment on theadequacy or effectiveness of the system. Although the system appeared to be operating properly it is not part of a non-invasivehome inspection and should be inspected by a licensed septic company prior to closing.

Septic Tank Location:Front of house.

Drain Field Location:Front yard.

System Condition:Private waste systems are not included in this inspection. Recommend inspection by a licensed septic system contractor prior toclosing.

Waste Line MaterialsPlastic, PVC.

Waste Piping Condition:The visible plumbing waste piping appears functional. Due to the fact that most waste line plumbing is concealed behind thefinished building materials, hidden defects may be present that are not covered in a non-invasion home inspection. Note: Thepipe that connects the residence to the main sewer line is not visible and cannot be inspected during a non invasive inspection. Recommend obtaining an insurance policy that would cover damage to the main sewer pipe. Also consideration should be givento having the underground pipes video scanned prior to closing. The foundation walls need to be sealed where the main drainline exits the house to prevent moisture intrusion into the basement.

Vent Piping MaterialThe vent material, as it passes through the roof, is plastic. PVC - white plastic.

Vent Piping Condition:There is one vent pipe that is crooked. This vent pipe is above the finished third floor recreation room and could not be accessedat the time of the inspection. Some vent pipes in the attic space have not yet been vented through the roof. Recommend furtherevaluation and repair by a licensed contractor.


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Supply/Waste Piping Supports:The tie straps and hangers supporting supply and waste piping appear adequate.

Functional Drainage:Functional drainage has been verified. Water drained from a random sample of fixtures or drains flows at a rate faster than wassupplied.

Location of Waste Line Cleanouts:Base of the stack(s) in basement level.

Sewage Pump Installed:There is a sewage pump installed. This is needed because the septic tank is below the leeching fields. This unit requiresperiodic maintenance and is connected to an alarm to warn of failure. The pump was not inspected and is part of the septicsystem.

Water Treatment System:None present.

Lawn Sprinkler System:There is a lawn sprinkler system installed. The inspection of the installed lawn sprinkler is beyond the scope of this inspection. Recommend further inspection by a licensed plumber or lawn sprinkler company.

WATER HEATERThe temperature pressure relief valve at the upper portion of the water heater is a required safety valve which should be connected toa drain pipe of proper size terminating just above floor elevation. If no drain is located in the floor a catch pan should be installed witha drain extending to a safe location. The steam caused by a blow-off can cause scalding. Improper installations should be corrected.

Water Heater:Location:Basement.

Brand/Age:System is Rheem brand brand. Unit Type: Storage Tank, Typical service life of 10-12 years. This unit is 2 years old.


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Tank Capacity:75 gallons.

Fuel Source for Water Heater:The water heater is propane-fired.

Electric Service to Water Heater:There is no dedicated electrical outlet for the water heater. No power at the time of the inspection. Recommend installation of anoutlet by a licensed electrical contractor prior to closing.

Exposed Water Heater Condition:Water heater appears to be in acceptable condition. Recommend maintaining as required.

Drip Leg Installed for Natural Gas-Fired Unit:There is a drip leg installed on the incoming gas line to the water heater. This helps to prevent tiny particles from accumulating inthe burner.

Gas Valve:There is a gas valve cutoff installed adjacent to the hot water tank.

Flue/Exhaust Pipe Condition:The exhaust flue appears to be correctly installed. The exhaust flue pipe is plastic. A high efficiency unit's gas temperature islow enough that plastic pipe can be used. The installed water heater is designed to use outside air for combustion, and theexhaust gas is piped through a side wall.

Water Piping Condition:The incoming and output piping is installed correctly.

Water Heater Fill Valve Installed:There is a fill valve installed on the incoming water line. This valve can be used to cut off the water supply to the water heater. Recommend the installation of and auto shut off valve for incoming water to the water heater. This can help prevent accidentalflooding.

Temperature Controls:Electricity and gas turned off to the unit at the time of the inspection. Unit could not be functionally tested. Recommend furtherevaluation after the electricity and gas have been turned on.

Drain Valve:There is a drain valve installed on the lower side of the water heater. Regular flushing of the unit will help prevent debris buildupand help promote proper and efficient operation.

Temperature & Pressure Relief Valve:The temperature and pressure relief valve is present.

Safety Overflow Pipe:The overflow pipe is correctly installed. The CPVC plastic overflow pipe is not secure to the tank. A strap is needed to securethe lower portion of the plastic pipe to the tank to prevent it from flailing under pressure.


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KITCHENWe may test kitchen appliances for basic functionality, but cannot evaluate them for their performance nor for the variety of theirsettings or cycles. Appliances older than ten years may exhibit decreased efficiency. Even if general comments are made, theseitems are not inspected: free-standing appliances, refrigerators, freezers, ice makers, trash-compactors, built-in toasters,coffee-makers, can-openers, blenders, instant hot-water dispensers, water-purifiers, barbecues, grills, or rotisseries, timers, clocks,thermostats, the self-cleaning and cooking capability of ovens, and concealed or countertop lighting, which is convenient but ofteninstalled after the initial construction and not wired to national electrical standards. These items should be considered outside the scope of the inspection. Appliances are not moved during the inspection. Portable dishwashers are not inspected, as they requireconnection to facilitate testing.

Kitchen InteriorLocation:Main level rear of house.

Outside Entry Door:The outside entry door to the kitchen is functional. The exterior French Doors do not close tightly. Gaps were noted at the top ofthe door. Recommend repair by a licensed contractor for safety and energy efficiency.

Windows:The windows and associated hardware in the kitchen are functional.

Walls:The walls in the kitchen appear to be without significant issues. Typical wear and tear noted to the walls. Type: Drywall.

Ceilings:General condition appears serviceable, Typical wear and tear noted to the ceilings. Type: Drywall.

Floors:General condition appears serviceable. Typical wear and tear was noted. The floor covering material is hardwood.

Fixtures & Switches:The ceiling lights in the kitchen are functional. A representative sampling of switches was tested. As a whole, switchesthroughout the room are in serviceable condition.

Electrical Outlets:The outlets tested in the kitchen are correctly wired and grounded. As a whole, outlets throughout the room are in serviceablecondition.

Countertops Type & Condition:Marble, Granite. The countertops in the kitchen are functional.

Sink Type & ConditionPorcelain, The sink was in acceptable condition.

Cabinets, Drawers, and Doors:The cabinets, doors, and drawers are satisfactory in both appearance and function. Typical wear and tear noted.

Closets:General condition appears serviceable.

Kitchen Plumbing:Faucet and Supply Lines:Faucets and supply lines appear functional with no leaks noted.

Sink and Drain Lines:The sink and drainage lines appear to be functional.

Caulking Water Contact Areas:The caulking in water contact areas appears to be adequate.


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Kitchen Appliances:Dishwasher:System is Bosch. The dishwasher was not tested. Unit was not connected at the time of the inspection. No comment is maderegarding its functioning correctly. Dishwasher is brand new.

Range Hood:The exhaust hood is directly vented to the exterior of the structure and is operational.

Range/Oven Fuel Source:Liquefied Propane.

Range/Oven:System is Wolf. Not Tested - There is a range top/oven installed. However, it is not included in this inspection. Unit was notconnected at the time of the inspection.

Microwave Oven:Built-in - There is a built-in microwave oven. Unit had power but was not functionally tested.

Refrigerator:System is Subzero. There is a refrigerator installed; however, it was not included as a part of this inspection. Unit not turned on.

Heat Source:There is a heat source in the kitchen. There is no comment as to the amount of air or temperature coming from the supply.

LAUNDRYLaundry appliances are not tested or moved during the inspection and the condition of any walls or flooring hidden by them cannot bejudged. Drain lines and water supply valves serving washing machines are not operated. Water supply valves may be subject toleaking if turned. The laundry area is inspected for proper venting of dryer, proper wiring of electrical connections, gas lines andfittings, and proper drainage of the laundry sink. It is important that the dryer and exhaust vent be properly installed using theappropriate materials, cleaned and inspected annually, and not crushed or kinked.

Laundry:Location:Laundry Room.

Entry Door:The entry door to the laundry room is functional.

Linen Closet:The closet is functional and of average size.

Walls:The walls in the laundry room appear to be functional. Typical wear and tear noted.

Ceilings:The ceiling is functional. Typical wear and tear noted.

Floor:The floor covering material is ceramic or glazed tile. Deteriorated or caulked grout joints were noted. Recommend repair orreplacement as needed.


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Windows:The awning window in this room needs repair. Hardware is detached at the tracks. Recommend repair by a licensed contractor.

Electrical Outlets:The outlets tested in this room are correctly wired and grounded.

Lighting:Lighting in the laundry is adequate.

Ground Fault Interrupt Outlets:There is a Ground Fault Circuit Interrupter outlet installed in the laundry room.

Washer & DryerTwo washers and dryers are installed. Testing of either is not included as a part of this inspection. No power to the units at thetime of the inspection.

Washer Hookup:No access.

Washer Pan:There is no washer pan installed under the washing machine. Any time the washing machine is installed on a floor level aboveanother finished floor, a washer pan should be installed to prevent damage caused by an overflowing washer or a leak.

Dryer Hookup:Not visible.

Dryer Ventilation:Not visible. Recommend periodic cleaning of the dryer venting to prevent build up. The National Fire Prevention Association(NFPA) recommends the use of straight metal dryer ducts rather than flexible piping for safety.

Area Ventilation:The area ventilation seems adequate.

Laundry Basin:There is a laundry basin installed. The unit is functional. No leaks were noted.

BATHROOMSIn accordance with industry standards of practice, we do not comment on common cosmetic deficiencies, and do not evaluate windowtreatments, steam showers, and saunas. More importantly, we do we leak-test shower pans. Our inspection of interior areas includes the visually accessible areas of walls, floors, cabinets and closets, and a representativenumber of windows and doors, switches and outlets. We do not evaluate window treatments, nor move furniture, lift carpets or rugs,empty closets or cabinets, and we do not comment on common cosmetic deficiencies.


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Bathroom #1:Location:Third floor, Bedroom # 2.

Vanity Cabinet:The vanity cabinet and top in this bathroom are functional. Typical wear and tear noted. The cabinet drawers needs adjustmentfor proper operation.

Basin and Drain Fixture:The basin and drainage fixture appear to be fully functional.

Faucet and Supply Lines:Faucets and supply lines appear functional and in acceptable condition. There are shutoffs installed for both hot and cold waterpipes under the basin.

Toilet ConditionThe toilet appears to be functional.

Shower/Shower Head and Mixing Valves:Functional - The shower, shower head, and mixing valves are all performing as required.

Shower Pan:The tile shower pan does not appear to leak at this time. This is a visual inspection of the readily accessible portions of theshower stall and was not invasive. Therefore, it is a limited inspection and may not have noted any hidden defects. Flood testingof the shower pan was not included as part of this inspection.

Tub & Shower Walls:The walls appear to be in functional condition. Typical wear and tear noted.

Tub/Shower Drain:The shower appears to drain at an acceptable rate.

Glass Tub/Shower Door:The shower stall has a glass door installed. The door was operational and in good condition.

Caulking/Water Contact Areas:The caulking in the water contact areas appears to be functional. Recommend cleaning and replacing caulk on a regular basis toensure a water tight seal.

Heat Source:There is a heat source in this room.

Entry Door:The entry door to the bathroom is functional. Typical wear noted.

Walls:The walls in this bathroom are functional. Typical wear and tear noted. Type: Drywall.

Windows:The windows and associated hardware in the bathroom are all functional.

Ceiling:The ceiling in this bathroom is functional. Typical wear and tear noted. Type: Drywall.

Floor:The floor covering material is tile. The flooring in this bathroom is functional. Typical wear and tear was noted.

Lighting:There is a ceiling light and a heat lamp installed in this room. Vanity light not installed.

Ventilation Fans:There is an exhaust fan installed in this bathroom, and it is functional.

Ground Fault Interrupt Outlets:There is a functional Ground Fault Circuit Interrupt outlet installed in the area of the bathroom vanity.


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Light Switch:The light switch is functional.

Bathroom #2:Location:Second floor, Master bedroom.





Tub:Steel Tub OK - The bathtub is a steel material with a solid finish applied. It appears to be in functional condition with typical wearand tear noted.

Tub Mixing Valve & Stopper:The tub mixing valve and the tub unit are in functional condition.




Tub/Shower Drain:The tub/shower appears to drain at an acceptable rate.

Glass Tub/Shower Door:The shower stall has a glass door installed. The door was operational and in good condition. The glass surround at the showerstill has the shims that held it in place during installation. Recommend removal.


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Heat Source:There is a heat source in this room. Radiant floor heat is present but was not operational.






Lighting:The ceiling light and fixture in this bathroom are in functional condition. The lighting around the vanity mirror is functional.


Ground Fault Interrupt Outlets:No power to GFCI outlets or radiant floor electric heat at the time of the inspection. Recommend further evaluation by a licensedelectrician.


Bathroom #3:Location:Second floor, Bedroom # 3.





Shower/Shower Head and Mixing Valves:Hand shower is leaking. The services of a qualified licensed plumber are recommended.


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Tub/Shower Drain:The shower appears to drain at an acceptable rate.

Glass Tub/Shower Door:The shower stall has a glass door installed. The door was operational and in good condition.








Lighting:The ceiling light and fixture in this bathroom are in functional condition. Missing vanity light.

Ventilation Fans:There is an exhaust fan installed, but it would not activate using normal controls. Repair or replacement is necessary.




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Vanity Cabinet:The vanity cabinet and top in this bathroom are functional. Typical wear and tear noted. Missing handles. Recommendreplacement.





Tub Mixing Valve & Stopper:The tub mixing valve and the tub unit are in functional condition. The tub stopper does not work. Recommend repair orreplacement by a licensed plumbing contractor.




Glass Tub/Shower Door:There are no doors on the tub or shower. This is the most efficient way to prevent moisture damage caused by water getting outof the tub/shower. Consideration should be given to installing them.








Lighting:The ceiling light and fixture in this bathroom are in functional condition. No vanity light. Recommend repair by a licensedelectrician.



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Vanity Cabinet:The cabinet drawers needs adjustment for proper operation. Drawers are falling out when opened.




Tub:Steel Tub OK - The bathtub is a steel material with a solid finish applied. It appears to be in functional condition with typical wearand tear noted. Tub is in functional condition.








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Lighting:The ceiling light and fixture in this bathroom are in functional condition. No vanity light.
















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Lighting:No vanity light. Recommend repair by a licensed electrician.




Bathroom #7:Location:Main floor, By garage.

Vanity Cabinet:The vanity cabinet and top in this bathroom are functional. Typical wear and tear noted.

Basin and Drain Fixture:No water to sink. Recommend repair by a licensed plumber.

Faucet and Supply Lines:No water at time of inspection.




Walls:The walls in this bathroom are functional. Typical wear and tear noted. Type: Drywall, Wood paneling.



Floor:The floor covering material is hardwood. The flooring in this bathroom is functional. Typical wear and tear was noted.


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Lighting:The ceiling light and fixture in this bathroom are in functional condition. No vanity light. Recommend repair by a licensedelectrician.




Bathroom #8:Location:Main floor, Hallway.

Basin and Drain Fixture:There is an active leak at the drain line. Recommend repair by a licensed plumber.





Walls:The walls in this bathroom are functional. Typical wear and tear noted. Type: Drywall, Wood paneling.


Floor:The floor covering material is hardwood. The flooring in this bathroom is functional. Typical wear and tear was noted.

Lighting:The ceiling light and fixture in this bathroom are in functional condition.

Ventilation Fans:There is an exhaust fan installed, but it would not activate using normal controls. Repair or replacement is necessary.



BEDROOMSOur inspection of living space includes the visually accessible areas of walls, floors, cabinets and closets, and the testing of arepresentative number of windows and doors, switches and outlets. We do not evaluate window treatments, move furnishings orpossessions, lift carpets or rugs, empty closets or cabinets, nor comment on cosmetic deficiencies. We may not comment on cracksthat appear around windows and doors, along lines of framing members or along seams of drywall and plasterboard. These aretypically caused by minor movement, such as wood shrinkage, common settling, and seismic activity, and will often reappear if theyare not correctly repaired. Such cracks can become the subject of disputes, and are therefore best evaluated by a specialist. Floorcovering damage or stains may be hidden by furniture, and the condition of floors underlying floor coverings is not inspected. Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. Check with owners for further information. All fireplaces should be cleaned and inspected on a regular basis to make sure that nocracks have developed. Large fires in the firebox can overheat the firebox and flue liners, sometimes resulting in internal damage. Testing, identifying, or identifying the source of environmental pollutants or odors (including but not limited to lead, mold, allergens,


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odors from household pets and cigarette smoke) is beyond the scope of our service, but can become equally contentious or difficult toeradicate. We recommend you carefully determine and schedule whatever remedial services may be deemed advisable ornecessary before the close of escrow.

Master Bedroom:Location:Left, Second floor.

Closet:The closet is functional and in acceptable condition. The closet doors are functional and in good condition. The closet is lighted. A broken window pane was noted in the walk in closet. Recommend replacement by a licensed window contractor.

Walls:Type material: Drywall (sheetrock), The walls in the room appear to be functional. Typical wear and tear noted. Minor blemishes.

Ceiling:Type material: Drywall (sheetrock), The ceiling is functional. Typical wear and tear noted.

Light Switch:The light and light switch were functional at the time of the inspection. Missing center ceiling overhead light fixture.

Floor:The floor covering material is hardwood. The floors are in functional condition. With typical wear and tear noted.

DoorsThe entry door to the room is in good condition. Typical wear and tear is noted.

Windows:The windows and associated hardware in this room are all functional.

Electrical Outlets:Functional - The outlets tested in this room are correctly wired and grounded.

Heat Source Noted:There is a heat source to this room. There is no comment as to the amount of air or temperature coming from the supply.

Bedroom #2:Location:Left, Third floor.

Closet:The closet is functional and in acceptable condition. The closet doors are functional and in good condition. Missing light fixture.


Ceiling:Type material: Drywall (sheetrock), Hardboard.


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Light Switch:The light and light switch were functional at the time of the inspection.






Bedroom #3:Location:Rear, Center, Second floor.

Closet:The closet is functional and in acceptable condition. The closet doors are functional and in good condition. Missing.



Light Switch:The light and light switch were functional at the time of the inspection. Missing ceiling overhead light fixture.






Bedroom #4:Location:Front, Center, Second floor.

Closet:The closet is functional and in acceptable condition. The closet doors are functional and in good condition. The closet is lighted.






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Bedroom #5:Location:Front, Right, Second floor.

Closet:The closet is functional and in acceptable condition. The closet doors are functional and in good condition. The latch or strikeplate needs to be adjusted so that the door will latch correctly.









Bedroom #6Location:Rear, Right, Second floor.

Closet:The closet is functional and in acceptable condition. The closet doors are functional and in good condition. Missing light fixture.







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LIVING SPACESOur inspection of living space includes the visually accessible areas of walls, floors, cabinets and closets, and the testing of arepresentative number of windows and doors, switches and outlets. We do not evaluate window treatments, move furnishings orpossessions, lift carpets or rugs, empty closets or cabinets, nor comment on cosmetic deficiencies. We may not comment on cracksthat appear around windows and doors, along lines of framing members or along seams of drywall and plasterboard. These aretypically caused by minor movement, such as wood shrinkage, common settling, and seismic activity, and will often reappear if theyare not correctly repaired. Such cracks can become the subject of disputes, and are therefore best evaluated by a specialist. Floorcovering damage or stains may be hidden by furniture, and the condition of floors underlying floor coverings is not inspected. Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. Check with owners for further information. All fireplaces should be cleaned and inspected on a regular basis to make sure that nocracks have developed. Large fires in the firebox can overheat the firebox and flue liners, sometimes resulting in internal damage. Testing, identifying, or identifying the source of environmental pollutants or odors (including but not limited to lead, mold, allergens,odors from household pets and cigarette smoke) is beyond the scope of our service, but can become equally contentious or difficult toeradicate. We recommend you carefully determine and schedule whatever remedial services may be deemed advisable ornecessary before the close of escrow.

Front Entry & Main Hallway:Front Entry Door:The main entry door to the residence is in acceptable condition.

Entry Floor:The floor covering material is wood. The entry floor material appearance is good and material is functional.

Main Hallway:The main hallway walls and floor are without significant issues.

Guest Closet:The guest closet is functional and of average size.

Main Staircase:The main staircase is appropriately installed. There is a handrail installed. The staircase is adequately lighted.

Upper Level Hallway:The upper level hallway walls and floor are in acceptable condition. A gouge was noted in the second floor hallway floor. Recommend repair by a licensed wood floor contractor. Rerun vent cover in ceiling was missing. Recommend installing.


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Living Room:Location:Front, Left, Main floor.

Walls:Type material: Drywall (sheetrock), Wood paneling, The walls in the room appear to be functional. Typical wear and tear noted. Minor blemishes.



Floor:The floor covering material is hardwood. The floor in this room is in need of some repair. Some cupping was noted to the woodfloors in this room. This may be due to the house not being conditioned for an extended period of time. Recommend repair by alicensed wood flooring contractor.




Dining Room:Location:Front, Center, Main floor.



Light Switch:The light and light switch were functional at the time of the inspection. No light.

Floor:The floor covering material is hardwood. Some cupping was noted to the wood floors in this room. This may be due to the housenot being conditioned for an extended period of time. Recommend repair by a licensed wood flooring contractor.




Family Room:Location:Rear, Left, Main floor.




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Floor:The floor covering material is hardwood. Some cupping was noted to the wood floors in this room. This may be due to the housenot being conditioned for an extended period of time. Recommend repair by a licensed wood flooring contractor.

DoorsThe entry door to the room is in good condition. Typical wear and tear is noted. The exterior French Doors do not close tightly. Gaps were noted at the top of the door. Recommend repair by a licensed contractor for safety and energy efficiency.




Fireplace:Yes - There is a fireplace in this room. It has a satisfactory visual appearance. An inspection was completed on the fireplace. Itis under the Fireplace Section.

Recreation Room:Location:Center, Third floor.


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Ceiling:Type material: Drywall (sheetrock), Hardboard. The ceiling is functional. Typical wear and tear noted.







Study/Library/Office:Location:Rear, Right, Main floor.

Walls:Type material: Wood paneling, The walls in the room appear to be functional. Typical wear and tear noted. Minor blemishes.

Ceiling:Type material: Wood paneling, The ceiling is functional. Typical wear and tear noted.

Light Switch:The light and light switch were functional at the time of the inspection. Some open junction boxes were noted. Recommendinstalling covers for safety.


DoorsThe entry door to the room is in good condition. Typical wear and tear is noted. The entry door rubs & sticks and sticks andrequires some adjustment so that it will operate properly. The exterior French Doors do not close tightly. Gaps were noted at thetop of the door. Recommend repair by a licensed contractor for safety and energy efficiency.


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Fireplace:Yes - There is a fireplace in this room. It has a satisfactory visual appearance. An inspection was completed on the fireplace. Itis under the Fireplace Section.

Bonus Room:Location:Right, Third floor.








GARAGEDetermining the heat resistance rating of firewalls is beyond the scope of this inspection. Flammable materials should not be storedwithin closed garage areas. Garage door openings are not standard, so you may wish to measure the opening to ensure that there issufficient clearance to accommodate your vehicles. It is not uncommon for moisture to penetrate garages, particularly with slabson-grade construction, and this may be apparent in the form of efflorescence or salt crystal formations on the concrete. Storedpersonal items in garages often limit viewing at the time of inspection. Once the items have been removed, be sure to re-check theseareas prior to closing.All automatic garage doors should be equipped with a safety reverse device to reverse the direction of the door if it should meet anyresistance while closing. Safety cables should installed through door springs to prevent accidental injury should the spring break orfail.

Garage:Garage TypeThe garage is attached.


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Size of Garage:Four car garage.

Number of Overhead DoorsThere are four overhead doors. The doors are made of wood.

Overhead Door and Hardware Condition:The overhead doors are in good condition and are functional.

Automatic Overhead Door Opener:The overhead door openers are not working, or it did not function using the attached switches. Recommend repair by a licensedoverhead door contractor.

Safety Reverse Switch on the Automatic Opener:Recommend checking the safety auto reverse features at least monthly to ensure proper operation.

Outside Entry Door:The dead bolt lock is missing. Recommend replacing for security.

Windows:Garage windows are in good condition.

Floor Condition:Some minor cracking was noted. To prevent further deterioration of the slab floor, it is recommended that the cracks be sealed.

Garage Walls Condition:The wall covering and framing appears to be without significant issues. The wall covering appears to meet the minimum fireseparation standards. However, it is not possible to verify after the sheetrock is finished.


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Garage Ceiling/Framing:Okay. The ceiling in the garage is in good condition. No visible defects were noted. There appears to be a fire rated separationbetween the garage ceiling and the living areas above.

Fire Rated Entry Door to Structure:There is a fire rated door separating the garage from the living areas of the house. This door rubs & sticks. Recommendadjusting for proper operation. Recommend installing an auto closer on this door for safety to ensure that the door between thegarage and living space is always kept closed.

Electrical Service:The electrical outlets in the garage tested as correctly grounded.

Heat SourceYes, There is a heat source installed. A propane fired wall heater is installed. The propane line and electrical line were notconnected at the time of the inspection. Recommend verifying proper operation after installation is completed.

FIREPLACESThe inspection shall include examination of readily accessible and visible portions of solid fuel burning fireplaces. The inspection isnot all-inclusive or technically exhaustive. There are certain portions of the fireplace and chimney that are not fully visible during anon-invasion home inspection. The goal of this inspection is to provide observations which may lead to the decrease of the hazardsassociated with fireplaces and chimneys. The Inspector makes no representations express or implied and will not be responsible inany way whatsoever for deficiencies, improper installation, or improper equipment in inaccessible areas. The adequacy of thefireplace draw cannot be determined during a visual inspection.

The view of the fireplace flue and smoke chamber is very limited. The deposits from burning the fireplace sometimes hide cracks oropen spaces between the flue sections. The National Fire Prevention Association (NFPA) recommends what is known as a Level IIinspection, including a video scan, by a qualified chimney specialist. A Level II inspection may identify problems that cannot be seenduring a non-invasion inspection.

For safe and efficient operation it is recommended that annual inspections by a qualified fireplace professional be conducted. Aqualified fireplace professional will clean the interior, if necessary, use specialized tools, testing procedures, mirrors and videocameras as needed to evaluate the fireplace system. If the fireplace has not been inspected by a qualified fireplace professional,within the last year, it is recommended this be done prior to use.

Fireplace #1:Location of Fireplace:Master Bedroom.


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Type of Fireplace:Masonry - There is a masonry-built fireplace installed. Masonry Firebox - There is a masonry material lining the firebox.

Fireplace Fuel:Wood - The fireplace is designed to burn wood.

Firebox Condition:The firebox appears to be sound and useable in its current condition. There are no glass doors installed. These could helpminimize heat loss from the room when fireplace is not in use. When the fireplace is in use, they will eliminate embers from flyinginto the room and reduce the volume of room air sucked up the chimney.

Damper Condition:The flue damper appears to be functional and fully adjustable.

Evidence of Drafting Problems:Not used.

Flue Condition from Firebox:The visible portions of the chimney flue appear to be functional.

Smoke Chamber:The smoke chamber walls are properly sloped towards the flue.

Flue Condition From Roof:The fireplace flue was not checked from the top side.

Flue Lined:Yes - The fireplace flue appears to be lined with clay tile liner.

Source of Combustion Air:Outside air is used for combustion. This is the most efficient system.

Hearth Condition:The hearth is fully functional. The hearth extends at least 16 inches in front of the firebox and extends at least 8 inches to eitherside.

Mantle:There is a mantle installed, and it meets the 12" minimum clearance above the firebox.

Fireplace #2:Location of Fireplace:Family Room.


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Type of Fireplace:Masonry - There is a masonry-built fireplace installed.


Firebox Condition:The firebox appears to be sound and useable in its current condition. There are no glass doors installed. These could helpminimize heat loss from the room when fireplace is not in use. When the fireplace is in use, they will eliminate embers from flyinginto the room and reduce the volume of room air sucked up the chimney.

Damper Condition:The flue damper appears to be functional and fully adjustable.

Evidence of Drafting Problems:Not used.



Flue Condition From Roof:The fireplace flue was not checked from the top side.

Flue Lined:Yes - The fireplace flue appears to be lined with clay tile liner.

Source of Combustion Air:Outside air is used for combustion. This is the most efficient system.

Hearth Condition:The hearth is fully functional. The hearth extends at least 16 inches in front of the firebox and extends at least 8 inches to eitherside.

Mantle:There is a mantle installed, and it meets the 12" minimum clearance above the firebox.

Fireplace #3:Location of Fireplace:Patio Area.


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Type of Fireplace:Masonry - There is a masonry-built fireplace installed.


Firebox Condition:The firebox appears to be sound and useable in its current condition.



Fireplace #4:Location of Fireplace:Library.

Type of Fireplace:Factory built.

Fireplace Fuel:Gas - The fireplace is designed to use propane gas fuel only. There is a log set installed. The unit was not tested. Recommendverifying proper operation prior to closing.

Firebox Condition:Installation of the unit was not complete at the time of the inspection. Recommend verifying proper operation prior to closing.


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Flue Condition from Firebox:Unit is a direct vent to exterior.


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This summary page is not the entire report. The complete report may include additional informationof interest or concern to you. It is strongly recommended that you promptly read the complete report.For information regarding the negotiability of any item in this report under the real estate purchasecontract, contact your real estate agent or an attorney."

Wednesday, July 12, 2017

Inspection Site

375 West RoadNew Canaan, CT 06840

At your request, a visual inspection of the above referenced property was conducted on Tuesday, July 11, 2017. Anearnest effort was made on your behalf to discover all visible defects, however, in the event of an oversight, maximumliability must be limited to the fee paid. The following is an opinion report, reflecting the visual conditions of the property atthe time of the inspection only. Hidden or concealed defects cannot be included in this report. No warranty is eitherexpressed or implied. This report is not an insurance policy, nor a warranty service.

SUMMARY OF AREAS REQUIRING FURTHER EVALUATION

IMPORTANT: The Summary is not the entire report. The complete report may include additional information of concern tothe client. It is recommended that the client read the complete report. The entire Inspection Report, including theStandards of Practice, limitations and scope of Inspection, and Pre-Inspection Agreement must be carefully read to fullyassess the findings of the inspection. This list is not intended to determine which items may need to be addressed per thecontractual requirements of the sale of the property. Any areas of uncertainty regarding the contract should be clarified byconsulting an attorney or real estate agent.

It is strongly recommended that you have appropriate licensed contractors evaluate each concern further and the entiresystem for additional concerns that may be outside our area of expertise or the scope of our inspection BEFORE the closeof escrow. Please call our office for any clarifications or further questions.

Here is a list of defects that need further evaluation or repair by appropriately Licensed Contractors.

SITEPaving Condition:Driveway Condition: Poor drainage was noted in some areas. Recommend repair or adding additional drainage where needed.

Front Entry Steps & Condition: A missing bench top was noted at the entry door by the garage. Recommend replacement. Also some birdactivity was noted above this entryway. Recommend sealing to keep pests out. The entryway stoop/steps is infunctional condition.

Patio:Electrical Service: The GFCI outlet present had no power to it when tested. Recommend repair by a licensed electrician.

Fences & Gates:Fence Materials Condition:


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Several gaps were noted on the top of the stone wall at the front of the house. Recommend sealing these gaps toprevent moisture intrusion and deterioration of the masonry walls.

Gas Services:Direct bonding The gas piping in the house includes corrugated stainless steel tubing (CSST). The electrical bonding connectionbetween the gas piping system and the electrical system was not located. The lack of strong electrical bondingmay increase the potential for a lightning strike to cause arcing at the CSST gas piping that could result inperforation of the piping, gas leaks and fire. Manufacturers believe that this product is safer if properly bondedand grounded as required by manufactures' s installation instructions. Proper bonding and grounding of theproduct can only be determined by a licensed electrical contractor.

ROOFRoofing:Condition of Roof Covering Material: General condition of the roof covering material appears serviceable with signs of normal weathering and aging.Some curling and gaping was noted. Stainless steel nails are recommended by many wood roof installers incorrosive environments or when a pressure treatment or fire retardant treatment has been applied to the wood. This installation does not appear to have been done with stainless steel nails. Because of the specialized natureof the roofing material it is recommend that further evaluation of the roofing material be conducted by a licensedprofessional roofer who specializes in this particular type of roofing, prior to closing. Regular maintenance andinspections by licensed roofing contractors are advised.

Skylights: There is a cupola located above the garage area. There is no cap on the top of the cupola. This is allowing smallamounts of moisture to enter. Recommend installing a cap to prevent moisture damage.

Roof Gutter System Type & Condition: Aluminum, The house is fully guttered. The gutter system on the roof edge appears to be functional andadequately sloped to carry the water to the downspouts. The downspouts go into an underground system alongwith the driveway storm drains. This water is collected on the right side of the house in an exterior sump pit. Thepit appears to drain into the collection area but could not be verified at the time of the inspection. Recommendinquiring with the current owner. Recommend monitoring during rain storms to assure proper drainage.Recommend periodic cleaning of the gutters for maximum efficiency. There is no gutter on the left side of thehouse and run off from the roof is causing dirt and debris to kick up on the wood siding.

EXTERIORStructural:Exterior Siding Materials: Siding materials consist of cedar shingles and stone. The gap between the stone siding on the front of the houseand the wood shingle siding on the side of the house needs to be sealed to prevent moisture intrusion. This gap isat the left front corner of the house. Recommend repair by a licensed contractor.

Siding Condition: Some loose or broken shingles and gaps were noted in the area of the rear deck off the Master Bedroom.Recommend repair or replacement of the shingles in this area by a licensed contractor. Some chipping andpeeling was noted. Recommend sealing/painting to prevent future moisture damage. Recommend keeping woodsiding materials sealed/painted to help prolong there useful life.

Condition of Painted Surfaces: Portions of the exterior finish or painted surfaces are in a condition that calls for refinishing. Delay will causefurther deterioration of the siding material. Recommend maintaining as needed to help prolong the useful life of


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the wood materials.

Window Condition: Several of the casement windows have loose weather stripping. Recommend securing or replacing the weatherstripping where needed. Window screens were noted to be stored on the property (in attic space). Unable toverify the amount and quality of the screens. Recommend having all the screens installed prior to closing in orderto verity quantity and condition.

Structural Caulking: Several spots around the structure were noted that need to be caulked. Caulk should be applied to areas wheredifferent types of siding meet, trim around window frames or doors, and piping and service penetrations. Also, anycracks or holes that allow moisture or pest/rodent entry should be caulked to prevent deterioration and infiltration.

HEATINGHeating Plant- Unit #2:General Operation & Cabinet: No recent service records present. Suggest cleaning/servicing of all three of the propane fires furnaces prior toclosing.

Heating Plant- Unit #3:Flues, Vents, Plenum: The flue pipe is plastic from the furnace to the exterior. The vent pipe appears to be to short which is causing theexterior portion of the pipe to be crooked. Recommend repair by a licensed contractor.

AIR CONDITIONINGAir Conditioning- Unit #2:Condensate Line: The safety shut off switch for the overflow pan in the attic under the furnace dose not appear to be installedproperly. Recommend repair to prevent accidental moisture damage.

BASEMENT & CRAWL SPACEInterior View of Basement:Columns Condition: The main support columns do not appear to be adequately fastened at the top and the bottom. Recommendfurther evaluation and repair by a licensed contractor.

Staircase Condition: Recommend installing a 3 way light switch at the top of the stairs to turn on the light in the finished basement roomfor added light and safety. One loose stair tread was noted at the landing. Recommend securing for safety.

Electrical Service: Missing outlet covers were noted. Recommend installing covers for safety.

ELECTRICALElectrical Distribution Panels:Legend Available: The breakers are not marked as to the rooms, areas, or appliances controlled. It is recommended that they benoted as soon as possible.

Switches & Fixtures:General:


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Numerous light fixtures on the interior and exterior were not installed at the time of the inspection. Recommendverifying proper operation prior to closing.

Other Electrical Circuitry:Doorbell : There is no exterior door with a working doorbell. Recommend repair or replacement.

Exterior Lighting & Wiring: Exterior wiring is present but exterior fixtures have not yet be installed. Recommend verifying proper operationprior to closing.

PLUMBINGPlumbing:Waste Piping Condition: The foundation walls need to be sealed where the main drain line exits the house to prevent moisture intrusion intothe basement.

Vent Piping Condition: There is one vent pipe that is crooked. This vent pipe is above the finished third floor recreation room and couldnot be accessed at the time of the inspection. Some vent pipes in the attic space have not yet been ventedthrough the roof. Recommend further evaluation and repair by a licensed contractor.

WATER HEATERWater Heater:Electric Service to Water Heater: There is no dedicated electrical outlet for the water heater. No power at the time of the inspection. Recommendinstallation of an outlet by a licensed electrical contractor prior to closing.

Temperature Controls: Electricity and gas turned off to the unit at the time of the inspection. Unit could not be functionally tested.Recommend further evaluation after the electricity and gas have been turned on.

KITCHENKitchen InteriorOutside Entry Door: The exterior French Doors do not close tightly. Gaps were noted at the top of the door. Recommend repair by alicensed contractor for safety and energy efficiency.

AppliancesRecommend verifying all appliances are in working condition after installation ahs been completed prior to closing.

LAUNDRYLaundry:Floor: The floor covering material is ceramic or glazed tile. Deteriorated or caulked grout joints were noted. Recommendrepair or replacement as needed.

Windows: The awning window in this room needs repair. Hardware is detached at the tracks. Recommend repair by alicensed contractor.

BATHROOMS


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Bathroom #1:Vanity Cabinet: The cabinet drawers needs adjustment for proper operation.


Glass Tub/Shower Door: The glass surround at the shower still has the shims that held it in place during installation. Recommend removal.

Ground Fault Interrupt Outlets: No power to GFCI outlets or radiant floor electric heat at the time of the inspection. Recommend furtherevaluation by a licensed electrician.


Shower/Shower Head and Mixing Valves: Hand shower is leaking. The services of a qualified licensed plumber are recommended.

Ventilation Fans: There is an exhaust fan installed, but it would not activate using normal controls. Repair or replacement isnecessary.

Bathroom #4:Vanity Cabinet: Missing handles. Recommend replacement.

Tub Mixing Valve & Stopper: The tub stopper does not work. Recommend repair or replacement by a licensed plumbing contractor.

Lighting: No vanity light. Recommend repair by a licensed electrician.

Bathroom #5:Vanity Cabinet: The cabinet drawers needs adjustment for proper operation. Drawers are falling out when opened.

Tub Mixing Valve & Stopper: The tub stopper does not work. Recommend repair or replacement by a licensed plumbing contractor.

Bathroom #6:Tub Mixing Valve & Stopper: The tub stopper does not work. Recommend repair or replacement by a licensed plumbing contractor.


Bathroom #7:Basin and Drain Fixture:


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No water to sink. Recommend repair by a licensed plumber.


Bathroom #8:Basin and Drain Fixture: There is an active leak at the drain line. Recommend repair by a licensed plumber.

Ventilation Fans: There is an exhaust fan installed, but it would not activate using normal controls. Repair or replacement isnecessary.

BEDROOMSMaster Bedroom:Closet: A broken window pane was noted in the walk in closet. Recommend replacement by a licensed windowcontractor.

Bedroom #5:Closet: The latch or strike plate needs to be adjusted so that the door will latch correctly.

LIVING SPACESFront Entry & Main Hallway:Upper Level Hallway: A gouge was noted in the second floor hallway floor. Recommend repair by a licensed wood floor contractor. Rerun vent cover in ceiling was missing. Recommend installing.

Living Room:Floor: Some cupping was noted to the wood floors in this room. This may be due to the house not being conditioned foran extended period of time. Recommend repair by a licensed wood flooring contractor.

Dining Room:Floor: Some cupping was noted to the wood floors in this room. This may be due to the house not being conditioned foran extended period of time. Recommend repair by a licensed wood flooring contractor.

Family Room:Floor: Some cupping was noted to the wood floors in this room. This may be due to the house not being conditioned foran extended period of time. Recommend repair by a licensed wood flooring contractor.

Doors The exterior French Doors do not close tightly. Gaps were noted at the top of the door. Recommend repair by alicensed contractor for safety and energy efficiency.

Study/Library/Office:Light Switch: The light and light switch were functional at the time of the inspection. Some open junction boxes were noted. Recommend installing covers for safety.


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Doors The entry door rubs & sticks and sticks and requires some adjustment so that it will operate properly. The exteriorFrench Doors do not close tightly. Gaps were noted at the top of the door. Recommend repair by a licensedcontractor for safety and energy efficiency.

GARAGEGarage:Automatic Overhead Door Opener: The overhead door openers are not working, or it did not function using the attached switches. Recommend repairby a licensed overhead door contractor.

Outside Entry Door: The dead bolt lock is missing. Recommend replacing for security.

Floor Condition: Some minor cracking was noted. To prevent further deterioration of the slab floor, it is recommended that thecracks be sealed.

Fire Rated Entry Door to Structure: There is a fire rated door separating the garage from the living areas of the house. This door rubs & sticks. Recommend adjusting for proper operation. Recommend installing an auto closer on this door for safety to ensurethat the door between the garage and living space is always kept closed.

FIREPLACESFireplace #4:Firebox Condition: Installation of the unit was not complete at the time of the inspection. Recommend verifying proper operation priorto closing.

Other minor items are also noted in the entire inspection report and should receive eventual attention, but do not affect thehabitability of the house and the majority are the result of normal wear and tear.

If you would like us to assist you and be present at your final walk through inspection, a fee will be charged based on thetime required for the inspector to be on site with you. This added service should be scheduled at least seven days inadvance if desired.

Thank you for selecting our firm to do your pre-purchase home inspection. If you have any questions regarding theinspection report or the home, please feel free to call us.

Sincerely,

Ken Butler KB Home Inspection Services, LLC

Documents

Confidential Inspection Report · 2019. 7. 5. · Soil Conditions: Wet. Outside Temperature (F): 80-90 Degrees. SITE This inspection is not intended to address or include any geological