Sherlock Homes Inspection Services 208 Penn Avenue

Souderton PA 18964 (215) 620-5308

joemSherlockHomesInspectionnet Customer

Sample Inspected Property

33 Oakhill Circle Malvern PA 19355 Real Estate Agent

Inspection Date Wednesday October 26 2005

Weather Cloudy

Report ID 0510262

Temperature 47 degrees

Inspected By Joe Michalski

Page 1 of 4033 Oakhill Circle

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Roof Chimney amp Ventilation

Styles amp Materials

Inspection Items

VIEWED ROOF FROM WALKED ROOF

ROOF-TYPE GABLE

VENTILATION GABLE VENTS RIDGE VENTS SOFFIT VENTS

CHIMNEY MASONRYSTUCCO

ROOF COVERING 3-TAB FIBERGLASS

10 GENERAL CONDITION OF ROOF

Comments Good See Comments The roof is a standard three tab asphalt shingle roof in good general condition with some areas of minor lifting observed No cracking or curling or loss of granulated surface was noted indicating that the roof has approximately 8-10 years of expected remaining life Natural growth (moss) and excessive wear from downspout terminations directly onto roof surface will accelerate deterioration and decrease expected life Other factors including weather quality of material and installation and ventilation can significantly inspect life expectancy as well

Picture 1 Picture 2

Picture 3 Picture 4

Picture 5

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Significant moss growth on the roof (lack of sunlight high moisture) This natural growth can significantly decrease the life expectancy of this area of roofing and is recommended to be cleaned and the overhanging branches trimmed back Moss is quite easy to remove Use a standard bristle scrub brush on a pole and push the brush down the roof to tear the mosss shallow root system from the shingles Do not brush up the roof as you might break the bond between shingle layers Note how the moss typically starts to grow at the top of the vertical slots between shingles These areas of asphalt shingles are the last place water evaporates from a roof Once the moss is removed inspect these slots to ensure the colored ceramic granules are still in place If the granules are gone and you see just the interior fiberglass mat of the shingle your roof is well on its way to being replaced Green and black algae are not harmful to the actual roofing material because they do not develop roots They are more of an aesthetic issue since they make the roof look horrible Both of these algae can be cleaned from the roof however the green algae is far easier to remove than the black algae It is wise to avoid chorine bleach as a roof cleaner Chlorine bleach can remove the natural color from wood roofing shakes it can kill vegetation on the ground if it runs onto the ground as it is rinsed from the roof and it can accelerate corrosion of metal gutter and downspout systems A better roof cleaner might be non-toxic oxygen bleach lthttpwwwstainsolvercomgt This widely available powder is mixed with water and applied to a cool roof surface preferably on an overcast day If you keep the roof surface wet with the solution for just 20 minutes and then lightly scrub the roof surface the algae almost always comes off Severely stained roofs may require multiple applications of the oxygen bleach lthttpwwwstainsolvercomgt solution The solution also helps to loosen the grip of the shallow moss roots Once the roof is clean you can hinder moss and algae growth by introducing copper onto the roof surface Visit a roofing supply company that sells tin copper and galvanized metal products to residential roofers Often these companies sell rolls of copper that can be cut into long strips I like to cut strips that are 5 or 6 inches wide and are ten feet long Using a metal brake tool I put a 20 degree bend one-half inch in from the edge on one of the long sides of the copper strip This bend eliminates unsightly waviness that often develops as you cut the copper with a tin snips Place these strips of copper near the top of the roof Slide the unbent edge up under a row of shingles so that the bent edge and 4 inches of copper is exposed to the weather Each time it rains some copper molecules wash down onto the roof and create a poisoned environment that both the moss and algae dislike Be patient as the copper eventually will turn a distinctive dark brown and then the classic green color If you getting ready to install a new asphalt shingle roof be sure to buy shingles that have copper hidden in the colored ceramic granules When a Good or Fair condition is indicated it means that the roof has been determined to be satisfactory for its age and general usefulness A roof which is stated to be Good or Fair may show evidence of past or present leaks or may develop leaks but it is the determination of the inspector that the roof can be repaired without major expense and can continue to function satisfactorily within the limits of its age

11 ARE THERE ANY NOTICEABLE SWAYS OR SAGS IN THE ROOF SHEATHING

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Comments No 12 ARE THERE MULTIPLE LAYERS OF ROOF COVERINGS

Comments No If a new roof is required it may be installed over the existing roof unless prohibited by local codes When two layers of roofing have been installed most building codes will require both layers to be removed prior to the installation of the new roof covering

13 ESTIMATE LIFE EXPECTANCY OF ROOF COVERING 5 YEARS OR MORE

Comments Yes See Comments This roof has wear consistent with a covering of approximately 10-12 years of age leaving approximately 8-10 years of remaining life according to typical life expectancies for this material There are a wide variety of composition shingle roofs which are comprised of asphalt or fiberglass materials impregnated with mineral granules that are designed to deflect the deteriorating ultra-violet rays of the sun These roofs are warranted by the manufacturer to last from twenty to twenty-five years and are typically guaranteed against leaks by the installer for three to five years The actual life of the roof will vary depending on a number of interrelated factors besides the quality of the material and the method of installation Poor maintenance is the most common cause of roof failure but a southern exposure can cause a roof to deteriorate prematurely as will the practice of layering over another roof However the first indication of significant wear is when the granules begin to separate and leave pockmarks or dark spots This is referred to as primary decomposition which means that the roof is in decline and therefore susceptible to leakage This typically begins with the hip and ridge shingles and to the field shingles on the south facing side This does not mean that the roof is ready to be replaced but that it should be serviced or monitored Regular maintenance will certainly extend the life of any roof and will usually avert most leaks that only become evident after they have caused other damage This is important because in accordance with industry standards our inspection service does not include a guarantee against leaks For such a guarantee you would need to have a roofing company perform a water test and issue a roof certification However the sellers or the occupants will generally have the most intimate knowledge of the roof and you ask them about its history and then schedule a regular maintenance service

14 CONDITION OF CHIMNEY STRUCTURE SIDING AND CROWN

Picture 1 Picture 2

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Comments Good The chimney is a stuccomasonry exterior construction in good general condition It appears to meet the 3-2-10 rule used to predict drafting which states that in order to draft well a chimney should extend at least three (3) feet above the roof and two (2) feet above any point measured in a ten (10) foot radius

Picture 3

15 ROOF VENTILATION

Comments Good Current building codes typically call for attic ventilation with the aim of minimizing condensation on the underside of roof sheathing Summer cooling of the attic air minimizing of ice dams and

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Gutters Drains Eave Siding Windows

Styles amp Materials

Inspection Items

extending the service life of the roof materials are often cited as additional benefits of attic ventilation In fact many asphalt roofing manufacturers warrant their products only for ventilated roofs Attic ventilation is now firmly established as a critical element in residential roof construction and lack of ventilation is routinely blamed for a variety of problems and failures Adequate ventilation of unconditioned attics is essential to avoid excessive heat or moisture build-up In warm weather such build-up in the attic can shorten the service life of the roofing and increase living area temperatures In many areas summer heat also means high humidity This can ultimately lead to mildew and fungi growth and even sheathing decay Even in cold weather moisture in the air can condense out onto the cold roof sheathing eventually causing sheathing damage an ice-damming Soffit and ridge venting in this home appear to be adequate in venting the attic space to improve energy efficiency reduce moisture present and prolong the life expectancy of the roofing materials

16 ARE THERE AT LEAST A THREE INCH VENT PIPE FOR PLUMBING

Comments Yes

SIDING STYLE LAP BRICK

SIDING MATERIAL BRICK VENEER METAL

20 CONDITION OF RAIN GUTTERS

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Comments Fair See Comments Gutters are in fair general condition but are filled with leaves and debris which impede proper drainage Installation of gutter shields to reduce build up of debris and reduce eliminate maintenance is recommended

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21 ARE DOWNSPOUTS OR DRAINAGE PROVIDED PROPERLY

Comments Yes See Comments Downspouts are in good conditions and appropriately spaced extending away from the foundation Downspout from the main roof terminate directly onto the lower roof accelerating wear from water

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flow and significantly decreases the life expectancy of the roofing material Extending the downspout to terminate directly into the lower gutter is recommended Proper drainage has a significant impact on the ability to maintain a dry basement This requires gutters to be clean and free of debris properly aligned and downspouts to end in splash blocks or tubing that removes the water 6 feet from the exterior of the home The proper grade of drainage away from the foundation is 1 inch per foot over a course of 5 feet

22 CONDITION OF EXTERIOR SIDING

Comments Fair See Comments Aluminum siding is low maintenance when compared to clapboard or other wood siding One of its features is the ability to keep a house cool in the summer by bouncing back the suns heat rays The siding is usually sold in a thin (19 inch) and a thick (24 inch) version the thicker present on this home is able to hold up better under normal wear and tear While vinyl siding has the potential of developing holes in its surface aluminums biggest concern is with denting When dents occur paint can come off revealing the bare metal underneath If the dent is deep there is often rust which needs to be sanded and repainted Other things to watch for are scratches and rusted nails

23 CONDITION OF SOFFIT FASCIA TRIM AND EAVES

Comments Good 24 OUTSIDE APPEARANCE OF WINDOWS OR SKYLIGHTS

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Foundation Walls Landscaping Porch Deck

Styles amp Materials

Inspection Items

Comments Fair See Comments Window well covers are an excellent addition to prevent moisture in the wells and foundation basement walls Windows around the home - particularly the second floor-have significant moisture present on the interiors Loose or deteriorated flashing especially over the windows ) may be allowing water penetrations into the window frame and interior This is especially evident in the master bathrooms window where deteriorated caulk and sealing around the exterior was observed Repair or replacement of any and all damaged window flashing or drip caps is recommended

Picture 3

APPURTENANCE COVERED PORCH DECK

DRIVEWAY ASPHALT

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30 EXTERIOR CONDITION OF FOUNDATION WALLS AND MORTAR JOINTS Comments Good

31 IS OUTSIDE ACCESS TO BASEMENT RODENT PROOF Comments Yes

32 WALKWAY AND DRIVEWAY

Comments Good 33 CONDITION OF REAR DECK

Comments Good 34 DOES LANDSCAPE FAVOR PROPER DRAINAGE

Comments Yes Grading and drainage are probably the most significant aspects of a property simply because of the direct and indirect damage that moisture can have on structures In short the ideal property will

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Outlets Entry Doors Utility Connections

Styles amp Materials

Inspection Items

have soils that slope away from the house and the interior floors will be at least several inches higher than the exterior grade Proper grading will allow homes with properly installed gutter and downspout systems to effectively move water at least six feet from the base of the home and provide adequate discharge to a catch basin or storm drain system

35 EVIDENCE OF INSECTS ON OR AROUND PROPERTY Comments No

OPENER MANUFACTURER POWER-LIFT ALL-O-MATIC

GARAGE DOOR MATERIAL LIGHT INSERTS

TYPE TWO AUTOMATIC

ENTRY DOORS WOOD

40 ARE OUTSIDE OUTLETS GFCI PROTECTED Comments No See Comments No exterior outlets were observed If any are to be installed they should be GFCI outlets with weather protected coverings as required by current building and safety standards for exterior outlets This is especially important where these outlets would be used to supply power to power tools lawn equipment or entertainment devices as these items are more frequently subject to accidental slicing of cords and other similar safety hazards where GFCI protection is needed to protect the user form electric shock

41 CONDITION OF EXTERIOR ENTRY DOORS Picture 1

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Outbuildings amp Garage

Styles amp Materials

Comments Good 42 IS DOOR CHIME OPERATIONAL

Comments Yes

43 EXTERIOR LIGHTS OPERATIONAL Comments Yes

44 CONDITION AND LOCATION OF EXTERIOR UTILITY SERVICES

Comments Good

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TYPE OF STRUCTURE GARAGE

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Inspection Items

50 SIZE STYLE AND CONDITION OF GARAGE

Comments Good Two car attached garage with dual automatic doors and overhead attic access was observed to be in good general conditions with some fireblocking and GFCI updates recommended

51 CONDITION OF ROOFING Comments Good See Comments See comments under Section 11 regarding moss build up on roof and Section 22 regarding extension of downspout terminations on roof

52 TYPE AND CONDITION OF FLOORING Comments Good Slab floor was obscured in several areas but observable areas were in good general condition

53 DO DOORS AND WINDOWS OPERATE PROPERLY Comments Yes

54 IS COMPLETE INTERIOR INSPECTION POSSIBLE

Comments Yes

Picture 1 Picture 2

55 ARE OUTLETS GFCI PROTECTED Comments No See Comments Upgrading garage outlets to GFCI outlets as required by current building and safety standards for exterior outlets This is especially important where these outlets would be used to supply power to power tools lawn equipment or entertainment devices as these items are more frequently subject to accidental slicing of cords and other similar safety hazards where GFCI protection is needed to protect the user form electric shock E38022 Garage receptacles All 125-volt single-phase 15-or 20-ampere receptacles installed in garages and grade-level portions of unfinished accessory buildings used for storage or work areas shall have ground-fault circuit-interrupter protection for personnel Exceptions

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1 Receptacles that are not readily accessible 2 A single receptacle or a duplex receptacle for two appliances located within dedicated space for each appliance that in normal use is not easily moved from one place to another and that is cord and plug connected

56 IS PROPER FIREBLOCKING PRESENT

Comments No See Comments Garages are required to have proper fireblocking at all locations adjacent to living space Repair of all holes in drywall is required to preserve fire blocking integrity word interior entry door is also not appropriately fire rated and is recommended to be replaced with a fire-rated door

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BASEMENT (including Utility room)

Styles amp Materials

Inspection Items

LIVING ROOM (Coverings Windows Outlets and Doors)

Styles amp Materials

Inspection Items

CEILING MATERIALS UNFINISHED

WALL MATERIAL MASONRY BLOCK

FLOOR COVERING CONCRETE SLAB

60 OVER-ALL CONDITION

Comments Good The room appeared in good general condition and all windows doors outlets and switches were tested and found to operate properly

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61 CEILING Comments Good

62 WALLS Comments Good See Comments Front wall shows some minor blistering and peeling indicating moisture present previously No active moisture was observed and no corrective action is required

63 FLOORS Comments Good

64 OUTLETS AND WALL SWITCHES CONDITION Comments Good

65 STAIRS Comments Good

CEILING MATERIAL SHEETROCK

WALL MATERIAL SHEETROCK

FLOOR COVERING CARPET

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FAMILY ROOM (Coverings Windows Outlets and Doors)

Styles amp Materials

70 OVER ALL CONDITION OF ROOM

Comments Good The room appeared in good general condition and all windows doors outlets and switches were tested and found to operate properly

71 CEILING Comments Good

72 WALLS Comments Good

73 FLOORS Comments Good

74 WINDOWS

Comments Good 75 OUTLETS AND WALL SWITCHES CONDITION

Comments Good

76 STAIRS Comments Good

CEILING MATERIAL SHEETROCK

WALL MATERIAL PANELING WOOD

FLOOR COVERING CARPET

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Inspection Items

FIREPLACE (Flue Firebox amp Hearth)

Styles amp Materials

80 FAMILY ROOM (over-all)

Comments Good See Comments The room appeared in good general condition and all windows doors outlets and switches were tested and found to operate properly except as noted

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81 CEILING

Comments Good 82 WALLS

Comments Good

83 FLOOR Comments Good

84 WINDOWSSKYLIGHTS Comments Good

85 DOORS Comments Fair See Comments A failed thermal seal was observed on the left door panel of rear sliding doors The loss of insulation value cannot be repaired and aesthetic concerns cannot be addressed as the condensation between the panes cannot be cleaned Replacement of this door panel is recommended

86 OUTLETS AND WALL SWITCHES CONDITION Comments Good

Operable fireplaces ONE

Type of Fireplace CONVENTIONAL

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Inspection Items

90 IS THERE A FIREPLACE OR WOODSTOVE (S)

Comments Good Chimney flues need to be cleaned periodically to prevent the possibility of chimney fires However the complex variety of deposits that form within chimney flues as a result of incomplete combustion and which contribute to such fires are complicated and not easily understood They range from soot or pure carbon that does not burn to tars that can ignite All of these deposits are commonly described as creosote but creosote has many forms ranging from crusty carbon deposits that can be easily brushed away to a tar-glazed creosote that requires chemical cleaning These deposits must be identified and treated by a specialist Cleaning of the chimney and evaluation by a qualified professional is recommended

91 CONDITION OF HEARTH MANTLE AND WALL Comments Good

92 DO THE FIRE-BRICK WALLS NEED MORTAR OR REPAIR

Comments Yes See Comments Deterioration of mortar around some fire bricks was observed Evaluation and repair by a qualified chimney specialist is recommended

93 WAS LINER INSPECTED OR FULLY VISIBLE FROM END TO END Comments No The location of the damper prevented evaluation of any portion of the flue liner Evaluation and cleaning by a qualified chimney specialist is recommended Our inspection of chimney and flue liners is that of a generalist not a specialist and meets industry

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DINING ROOM (Coverings Windows amp Outlets)

Inspection Items

standards However significant areas of chimney flues cannot be adequately viewed during a field inspection as has been documented by the Chimney Safety Institute of America which reported in 1992 lsquoThe inner reaches of a flue are relatively inaccessible and it should not be expected that the distant oblique view from the top or bottom is adequate to fully document damage even with a strong lightrsquo Therefore because our inspection of chimneys flues and liners is limited to those areas that can be viewed without dismantling any portion of them and does not include the use of specialized equipment we cannot guarantee their integrity Regular cleaning and maintenance by a qualified professional is always recommended They are different types of flue liners but the most common are made of metal or vitreous clay Such liners provide a vent to the exterior and a thermal barrier that protects the chimney walls from the degenerative effects of flue gases Although the flues of unlined chimneys are commonly plastered with mortar which is intended to have the same effect as a liner it is generally agreed that mortar is a poor substitute that is in no way comparable

100 OVERALL CONDITION OF ROOM

Comments Good The room appeared in good general condition and all windows doors outlets and switches were tested and found to operate properly

101 CEILINGS Comments Good

102 WALLS Comments Good

103 FLOOR Comments Good

104 WINDOWS Comments Good

105 OUTLETS AND WALL SWITCHES Comments Good

Page 19 of 4033 Oakhill Circle

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KITCHEN (Coverings Windows Outlets and Doors)

Styles amp Materials

Inspection Items

KITCHEN COMPONENTS

Styles amp Materials

CEILING MATERIAL SHEETROCK

WALL MATERIAL SHEETROCK

FLOOR COVERING(S) CARPET

110 KITCHEN (over-all)

Comments Good See Comments The room appeared in good general condition and all windows doors outlets appliances fixtures and switches were tested and found to operate properly except as noted

111 CEILING Comments Good

112 WALLS Comments Good

113 FLOOR Comments Good

114 PANTRY OR CL0SET DOORS Comments Good

115 WINDOWS Comments Good

116 OUTLETS AND WALL SWITCHES CONDITION Comments Fair See Comments No GFCI outlets were observed at countertop locations as required by current building and safety standards Upgrading all existing countertop outlets to GFCI protected outlets is recommended

CABINETRY WOOD

COUNTERTOP LAMINATE

DISHWASHER WHIRLPOOL

DISPOSER IN SINK ERATOR

RANGEOVEN WHIRLPOOL

EXHAUSTRANGE RE-CIRCULATE

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Inspection Items

120 KITCHEN FIXTURES AND APPLIANCES (over-all)

Comments Good See Comments All make model and serial number information has been recorded and entered into a database that is regularly checked against Consumer Product Safety sites If a product alert or advisory is issued about an appliance we tested you will be informed by Sherlock Homes Inspections and provided with all applicable information All fixtures and appliances were tested and operated properly except as noted

121 CONDITION OF PLUMBING UNDER SINK

Comments Good 122 ARE CUT-OFF VALVES UNDER SINK

Comments Yes

123 FAUCET AND SPRAY NOZZLE CONDITION Comments Good

124 COOKTOPOVEN OR RANGE OPERATIONAL Comments Good

125 IS THE OUTLET FOR REFRIGERATOR 3 PRONG GROUNDED OR ACCESSIBLE

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Comments Yes

126 ARE THE OUTLETS WITHIN TWO FEET OF THE SINK GFCI

Comments No See Comments Outlets are not GFCI protected as required by current building and safety standards (see attached citation of the International Residential Code) It is recommended to install GFCI protected outlets at all countertop locations E38026 Kitchen receptacles All 125-volt single-phase 15-and 20-ampere receptacles that serve countertop surfaces shall have ground-fault circuit-interrupter protection for personnel GFCI (Ground Fault Circuit Interrupter) safety outlets-These are the outlets that typically have black and red test buttons on them (see Illustration Safety outlets typically should be present near all sources of water and near metal-encased appliances that do not have electric motors (such as a cooktop oven coffee maker toaster etc) GFCI-protected outlets are outlets which are downstream of GFCI outlets meaning that they are on the same circuit as a GFCI outlet If there is no electricity to a protected outlet the GFCI outlet at a separate location might have tripped and disconnected electricity to the circuit Typical areas where you might find GFCI or GFCI-protected outlets include garage laundry kitchen bathrooms and exterior locations GFCI-protected outlets should always be labeled as GFCI-protected outlets for the simple reason that if electricity is not present at the outlet people will understand that they might need to check the GFCI outlet in another location before calling an electrician and possibly paying a service charge You should test the GFCI outlets as soon as you move in noting at the same time any protected outlets that may be present and which GFCI outlets control those protected outlets Typically any protected outlets are labeled as such Although GFCI outlets are proven life-saving devices they are known to fail on a regular basis and should be tested monthly to ensure that they are functioning properly To test the GFCI outlet first plug a nightlight or lamp into the outlet Turn the light on then press the TEST button on the GFCI outlet The GFCI outlets RESET button should pop out and the light should go out If the GFCI outlet is functioning properly meaning that the light goes out press the RESET button to restore power to the outlet If the RESET button pops out but the light does not go out either the GFCI outlet is not working properly or it is incorrectly wired Call a qualified electrician to evaluate the problem Usually the kitchen GFCI outlet will control any other outlets in the kitchen (sometimes more than one GFCI outlet is present in the kitchen) Sometimes all the bathroom outlets are placed on the same circuit with only one GFCI outlet protecting the outlets in all the bathrooms Occasionally a GFCI outlet in the garage will protect outlets in various bathrooms Such garage installations can be inconvenient particularly in multi-story buildings If GFCI outlets trip regularly consult a qualified electrician immediately to determine why the tripping is occurring GFCI outlets trip quite often when hair dryers are used on the circuit due to the electricity surge typically needed to start the dryer If you notice this happening try starting the dryer on the lowest setting and then moving up to the higher setting after a few seconds That might resolve the problem but a qualified electrician should evaluate it as soon as possible

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BEDROOMS (Coverings Windows Outlets and Doors)

Styles amp Materials

Inspection Items

127 CABINETS CONDITION Comments Good

128 CONDITION OF COUNTERTOP Comments Good

CEILING MATERIAL SHEETROCK

WALL MATERIAL SHEETROCK

FLOOR COVERING CARPET HARDWOOD TampG (Tongue and Groove)

CLOSET DOORS SLIDER (track)

130 BEDROOMS (over-all)

Comments Good See Comments The room appeared in good general condition and all windows doors outlets and switches were tested and found to operate properly except as noted

Picture 1 Picture 2

Picture 3 Picture 4

131 CEILING Comments Good

132 WALLS Comments Good

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BATHROOMS (Coverings Windows Outlets and Doors)

Styles amp Materials

Inspection Items

133 FLOORS Comments Good

134 DOORS Comments Good

135 WINDOWS

Comments Poor See Comments Windows all showed evidence of moisture on the interiors (mildew water softness of sills and walls) This is an indicators that the flashing over the window penetrations may be damaged or deteriorated Repair or replacement including caulk sealing at all appropriate points is recommended to prevent further moisture problems Removal and repair of all moistens damaged materials is recommended to prevent the growth of mold or other moisture-related environmental hazards

Picture 1 Picture 2

136 OUTLETS AND WALL SWITCHES CONDITION Comments Good

CEILING MATERIAL SHEETROCK

WALL MATERIAL SHEETROCK TILE

FLOOR COVERING TILE

140 OVER-ALL CONDITION Picture 1 Picture 2

Picture 3

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Comments Good See Comments The room appeared in good general condition and all windows doors outlets switches fixtures and features were tested and found to operate properly except as noted

141 CEILING Comments Good

142 WALLS Comments Good

143 FLOORS Comments Good

144 DOORS Comments Good

145 WINDOWS

Picture 1

Picture 2

Picture 3 Picture 4

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BATHROOM COMPONENTS

Styles amp Materials

Comments Poor See Comments Windows showed evidence of moisture on the interior (mildew water softness of sills and walls) and deterioration of the seal around the exterior of the window including the flashing over the window penetrations was observed Repair or replacement including caulk sealing at all appropriate points is recommended to prevent further moisture problems Removal and repair of all moistens damaged materials is recommended to prevent the growth of mold or other moisture-related environmental hazards

Picture 5

146 ARE BATHROOM OUTLETS GFCI PROTECTED

Comments No See Comments No GFCI protected outlet is present in the bathroom locations as required (see International Residential Code citation below) It is recommended to install GFCI protected outlets in place of all unprotected bathroom outlets E38021 Bathroom receptacles All 125-volt single-phase 15- and 20-ampere receptacles installed in bathrooms shall have ground-fault circuit-interrupter protection for personnel

Picture 1 Picture 2

EXHAUST FAN FAN ONLY

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Inspection Items

150 CONDITION OF SINK BASE AND CABINETRY

Comments Good

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151 CONDITION OF PLUMBING FIXTURES Comments Good

152 ARE CUT-OFF VALVES UNDER SINK AND TOILET

Comments Yes 153 DOES SINK PLUMBING OPERATE PROPERLY

Comments Yes

154 SINK FAUCETS AND STOP VALVE Comments Good

155 DOES TOILET OPERATE PROPERLY Comments Yes

156 DOES SHOWERBATH DRAIN PROPERLY

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WASHERDRYER amp WASHROOM

Inspection Items

Comments Yes 157 SHOWER AND TUB FAUCETS AND STOP VALVE

Comments Good 158 CAULKING ALONG PERIMETER OF TUBSHOWER AND FLOOR

Comments Good Fair See Comments Softness of tiles on the interior walks of the shower and evidence of recent repair indicates possible moisture damage to the wall beneath The extent of the damage if any can not be evaluated except by removing the tile Proper repair of all moisture damaged materials including removal of any wet or damaged portions of the walls floors or framing is recommended if needed Ensuring a water tight seal at all areas in and around the shower including between tiles and around the base perimeter and floor is recommended to prevent water damage in the future

160 WASHERDRYER CONNECTIONS

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ATTIC

Styles amp Materials

Inspection Items

Comments Good See Comments Proper commotions for a standard washer and electric dryer are present Some evidence of previous kayaking or overflow of basin was observed but no active leak was noted and no significant damage to materials was observed

Picture 1

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161 DOES DRYER VENT TO EXTERIOR PROPERLY Comments Yes

162 ARE ELECTRICAL CONNECTIONS FOR WASHER AND DRYER ADEQUATE

Comments Yes

Picture 1 Picture 2

ATTIC FAN NO

ATTIC INFO PULL DOWN STAIRS SCUTTLE HOLE NO STORAGE

INSULATION BATT FIBERGLASS

R- VALUE BELOW R-19

ROOF STRUCTURE 2 X 6 RAFTERS

CEILING STRUCTURE 2X4

170 IS THERE AN ATTIC ACCESS

Picture 2

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Comments Yes See Comments Pull down stairs for overhead attic access is present in the garage overhead scuttle hole in center real bedroom closet provides access to primary attic space not suitable to be traversed or used for storage

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171 IS INSULATION IN ATTIC

Comments Yes See Comments Insulation in primary attic space is aged fiberglass batts of approximately 3 inches This provide an insulation value of about R-9 which is inadequate by current standards which recommend an R-value of at least R-19 Additional insulation is recommended for improved energy efficiency reduced attic moisture and decreased ice damming In addition current insulation is installed improperly with the paper vapor barrier facing up Vapor barriers are designed to be installed against the heated area of the home Correction when new insulation is added is recommended

172 DO RAFTERS APPEAR TO BE IN GOOD CONDITION

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Comments Yes Good

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173 ARE THERE ANY VISIBLE SIGNS OF LEAKS IN ATTIC Comments No

174 ARE THERE ANY VISIBLE SIGNS OF DETERIORATION

Comments No 175 IS THERE CROSS-VENTILATION

Comments Yes Good

176 ARE THERE ANY DEBRIS IN ATTIC Comments No

177 ARE THERE ANY UNSAFE ELECTRICAL WIRING IN ATTIC Comments No

178 OVERALL CONDITION OF ATTIC

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STRUCTURE PLUMBING

Styles amp Materials

Inspection Items

Comments Good

FOUNDATION MASONRY BLOCK

FLOOR STRUCTURE 2 X 10 WOOD JOISTS

WATER SOURCE PUBLIC

WATER FILTERS NONE

METHOD USED TO OBSERVE CRAWLSPACE NO CRAWLSPACE

PLUMBING SUPPLY COPPER

DISTRIBUTION COPPER

PLUMBING WASTE PVC CAST IRON (OLD)

WALL STRUCTURE 2 X 4 WOOD

180 FOUNDATION WALLS

Comments Good See Comments Masonry block foundation is in good conditions with only minor flaking observed on center of front wall (see photo) No corrective action is required as drainage and grading appear appropriate

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181 ARE THERE FOUNDATION VENTS OR WINDOWS Comments Yes

182 GIRDERS PIERS COLUMNS AND SUPPORTS

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Comments Fair See Comments Center steel support column appears slightly out of plumb and is not perfectly vertical No damage to the column or other evidence of shifting settling or defect (including bending or twisting of steel I beam or cracking of foundation walls) was observed Column is is good contact with I beam and no cracking or other evidence of stress is observed on the slab floor around the column or at any other point) For this reason the installation of the column appears to be appropriate and not of structural significance The steel lally column (screw jack) present at the center rear portions of the basement was installed to address minor sagging of floor joists caused by high traffic and excessive weight of the refrigerator over time This is an appropriate application and properly support the joists and prevents floor squeaking

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183 FLOOR SYSTEM

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ELECTRICAL WATER HEATER HVAC

Comments Good 184 IS BASEMENT OR CRAWLSPACE CEILING INSULATED

Comments No

185 ANY WET OR UNUSUALLY DAMP AREA Comments No

186 PLUMBING COMPONENTS AND CONDITION Comments Good All plumbing systems and their components are evaluated in in accordance with state and industry standards which include testing for pressure and functional flow Plumbing systems have common components but are not uniform In addition to fixtures (detailed under kitchens or bathrooms) components typically consist of gas pipes potable water pipes drain and vent pipes shut off valves (not tested) pressure regulators (not standard) pressure relief valves and water heating devices each detailed fully in the appropriate section of this report Water pipes can be composed of a variety of materials Among the most commonly found is copper present in this home and rated among the best and most dependable because they are not subject to the build-up of minerals that bond to the inside of galvanized pipes and gradually reduce their inner diameter and restrict the volume of water

187 OVER-ALL WATER PRESSURE Comments Good

188 ANY LEAKS ON SUPPLY OR WASTE LINES Comments No

189 WAS THE MAIN WATER VALVE LOCATED

Comments Yes

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Styles amp Materials

Inspection Items

ELEC PANEL MANUFACTURER ZINSCO

PANEL TYPE CIRCUITS

BRANCH WIRE 15 and 20 AMP COPPER

ELECTRICAL CONDUCTORS BELOW GROUND ALUMINUM 220 VOLTS

PANEL CAPACITY 200 AMP

NUMBER OF HEAT SYSTEMS (excluding wood)

FUEL SOURCE OIL

HEAT TYPE FORCED AIR

HEAT SYSTEM BRAND TEMPSTAR

BTU RANGE 130

DUCTWORK NON-INSULATED

CENTRAL AIR MANUFACTURER TEMPSTAR

NUMBER OF AC UNITS ONE

FILTER TYPE DISPOSABLE

FILTER SIZE 16x25

BOILER PIPING NON INSULATED

WATER HEATER POWER SOURCE ELECTRIC

CAPACITY 80 GAL (PLENTY)

MANUFACTURER AO SMITH

190 CONDITION OF MAIN SERVICE PANEL AND THE LOCATION

Comments Fair See Comments A Zinsco panel in fair conditions is present supplying 200 Amp service to the home Zinsco brand panels are potential hazards and are no longer manufactured Many professional electricians contend that Zinsco brand breakers are potentially hazardous because they have a high failure rate and report finding faulty breakers and overheated wiring in these panels at unusual rates Specifically poor connections between the breakers and burs bas due to improper design can lead to sparks arcing and other hazards Failure to trip when occurrent is present results in unprotected outlets arc welding of breakers to the panel and potential injury to users While there is no official study confirming the unusually high failure rate related to Zinscos unique design we consider this panel to be potentially hazardous and strongly recommend that it be replaced at the earliest opportunity

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191 ARE THE CIRCUITS OR FUSES LABELED CLEARLY

Comments No Some labels are present but illegible or confusing Recommend correcting for safety reasons

192 ARE THE CIRCUIT BREAKERS THE SAME BRAND NAME AS PANEL Comments Yes See Comments The electrical service panel is manufactured by Zinsco a brand noted for poor connections of the breakers at the bus bars as well as erratic and undependable tripping of the breakers when required The proximity of the cover to the bus bars also presents a significant hazard when the deadfront cover is removed Many professional electricians contend that Zinsco brand breakers are potentially hazardous because they have a high failure rate and report finding faulty breakers and overheated wiring in these panels all across the US We consider this panel to be potentially hazardous and strongly recommend that it be replaced at the earliest opportunity

193 CONDITION OF WIRING CIRCUITS OR FUSES INSIDE MAIN PANEL

Comments Fair See Comments One double tapped breakers were observed within the panel Double tapping can create hot spots on breakers if not tightened to the correct torque and especially if two different size conductors are used This is especially true if aluminum conductors are used and they are not protected against corrosion with De-ox If the double tap or lug becomes loose it begins to arc As it arcs it builds

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up carbon Carbon creates resistance and with more carbon build up end result can be the breaker tripping because of the loose connection (excessive current exceeding the rating of the breaker) or signs of overheating such as discolored wires melted wires or possibly even fire This is specifically a concern in Zinsco panels noted for failure of breakers end excessive overheating Corrections by a qualified electrician is recommended and replacement of the entire panel should be considered

194 ANY LOOSE OR IMPROPER WIRING FOUND THROUGHOUT HOME Comments No

195 DOES THE METERBASE HAVE A GROUND WIRE AND ROD Comments Yes

196 WATER HEATER

Comments Good See Comments An 80 gallon electric AO Smith water heater is present and in good operating condition Information on the unit established the date of manufacture as November 1998 placing the unit well within the expected 12-14 year life span for such models Water temperature was measured at the kitchen tap at 123 degrees - well within the acceptable level for optimal energy efficiency and safety Water heaters should be set at 125deg Fahrenheit or less Temperatures set higher may cause scalding of children or people with limited mobility First degree burns or reddening of the skin can occur in 2 seconds at 150 degrees in 6 seconds at 140 degrees and in 30 seconds at 130 degrees

197 IS THE TampP VALVE PIPED WITHIN 6 INCHES OF FLOOR

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Comments Yes 198 WAS THE CONDITION OF HEATING UNIT (S) TESTED

Comments Yes Good See Comments The oil fired forced air furnace is a Tempstar unit in good general condition Information taken from the data plate establish the date of manufactures 1993 placing the unit within the typical 15 year life expectancy for such models Oil units require annual service as there are parts that require attention lubrication and replacement at regular intervals Regular service is recommended

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199 WAS THE CONDITION OF AC UNIT (S) TESTED

Comments No See Comments AC units are not tested until the weather has sustained 65 degrees for 24 consecutive hours The reason for not running the unit is the refrigerant will migrate to the coldest part of the system in the form of liquid This is most likely the compressor mostly due to its mass and the fact that it

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is generally in the condensing unit outside Starting the system below 65 would result in slugging of liquid refrigerant to the cylinders and usually damage to or loss of the compressors valves Most domestic systems do not have crank case heaters which warm the compressor to evaporate any liquid refrigerant and to insure the refrigerant will not migrate to the compressor by keeping it warm Based on information taken from the data plate the Tempstar unit is 12 years old placing it within the expected 15 year life span for such units AC units should be maintained annually by a qualified HVAC expert in order to ensure proper care and operation of the unit and to obtain peak performance and optimal energy efficiency

1910 DUCTWORKPIPINGREGISTERS Comments Good

1911 IS THERE A HUMIDIFIER Comments No

1912 THERMOSTATS CONDITION

Comments Good 1913 ARE SMOKE DETECTORS PRESENT IN HOME

Comments Yes See Comments Smoke detectors are present Batteries should be replaced annually beginning on the first day of occupancy to ensue maximum protection It is estimated that properly working smoke detectors can DOUBLE occupants chances of surviving a house fire SECTION R317 SMOKE ALARMS R3171 Single- and multiple-station smoke alarms Single and multiple-station smoke alarms shall be installed in the following locations 1 In each sleeping room 2 Outside of each separate sleeping area in the immediate vicinity of the bedrooms

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Prepared Using HomeGauge httpwwwhomegaugecom SHGI (c) 2000-2003 Licensed To Joseph Michalski

3 On each additional story of the dwelling including basements and cellars but not including crawl spaces and uninhabitable attics In dwellings or dwelling units with split levels and without an intervening door between the adjacent levels a smoke alarm installed on the upper level shall suffice for the adjacent lower level provided that the lower level is less than one full story below the upper level When more than one smoke alarm is required to be installed within an individual dwelling unit the alarm devices shall be interconnected in such a manner that the actuation of one alarm will activate all of the alarms in the individual unit The alarm shall be clearly audible in all bedrooms over background noise levels with all intervening doors closed All smoke alarms shall be listed and installed in accordance with the provisions of this code and the household fire warning equipment provisions of NFPA 72

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