Property Inspection Report 100 WishLuck Road · Needs Pro Repair 16 Tub Finish Damaged Main Floor Rear Left Original Bath at Tub Needs Pro Repair 17 Leaking at Valve Main Floor Front

Property Inspection Report

100 WishLuck Road

Property Address:100 WishLuck RoadAtlanta, GA 30000

Client(s):Carol Client

Coordinating Agent:Alice Agent

Person(s) Attending:Carol and Alice

Inspector:Adam A Team

Inspection Date:November 1st, 2015

Property Age (years):11

Utilities On:Gas, Electricity, Water

Weather Condition:Cloudy

Outside Temp. F:63

Soil Conditions:Wet

Table of Contents

Legal Notice .................................................................................................................................................... 3

Key Findings ................................................................................................................................................... 4

Noted Conditions ........................................................................................................................................... 17

Items Inspected with No Discernable Visible Defects ................................................................................... 98

Legal Notice

The following report is intended for the confidential use of the above named customer(s), represents the opinion of theinspector only and is issued pursuant to the "Inspection Authorization" terms and conditions.

All orientations noted in the report are from the perspective of facing the building from the street, unless otherwise noted.

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

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Carol Client Building Knowledge, LLC100 WishLuck Road BuildingKnowledgeUSA.com

Key Findings

AtticAttic Access

# Condition Location Significance

1 Access Limited or Obstructed Front Left Attic SpaceOff Large Bonus Room

Courtesy Information

2 Misaligned Door Latch Front Left Attic SpaceOff Large Bonus Room

Needs Handy Repair

3 Insulation and Weatherstripping Missing Upstairs Front RightAttic Space AboveMaster

Needs Handy Repair

Insulation


4 Missing Insulation Far Left of UpstairsLeft Bonus Room -Viewed From Attic

Needs Handy Repair

Roof Structure


5 Water Stains Noted - Active Leakage Far Right Attic - AboveMaster, at Front ofRoof

Needs Pro Repair

6 Water Stains Noted - Active Leakage Far Right Attic - AboveMaster, at Front ofRoof

Needs Pro Repair

7 Water Stains Noted - Past Leakage Suspected Far Right Attic - AboveMaster Fireplace

Monitor

8 Water Stains Noted Far Right Attic - AboveMaster, at BottomEdge of Roof BehindGutters

Needs Pro Repair

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Other


9 Space Could Not Be Inspected Upstairs Rear LeftAttic Space Off LargeBonus Room


10 Rodent Activity Noted Far Right Attic SpaceAbove Master

Needs Pro Repair

BathroomCommode


11 Loose at Floor Bolts LocationsListed/pictured

Needs Pro Repair

Sink


12 Leaking Drain Main Floor Rear LeftOriginal Bath at Sink

Needs Pro Repair

13 Loose Sink Attachment Main Floor Rear LeftOriginal Bath at Sink

Needs Handy Repair

14 Stoppers Defective Master BathroomSinks

Needs Pro Repair

Tub and Shower


15 Loose Tile Noted Main Floor Rear LeftOriginal Bath atTub/shower

Needs Pro Repair

16 Tub Finish Damaged Main Floor Rear LeftOriginal Bath at Tub

Needs Pro Repair

17 Leaking at Valve Main Floor Front RightGuest Bath at Tub

Needs Pro Repair

18 Grout Needed Main Floor Front RightGuest Bath at Shower

Needs Handy Repair

19 Grout Needed Master Shower Needs Handy Repair

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20 Grout Needed Upstairs Rear LeftGuest Bath at Shower

Needs Handy Repair

21 Grout Needed Upstairs Right Frontand Right Rear GuestBaths

Needs Handy Repair

Ventilation


22 Did Not Operate When Tested Master BathroomAbove Tub

Needs Pro Repair

Other


23 Loose Fixtures and Piping Noted Master Shower andUpstairs Front RightGuest Bath

Needs Pro Repair

24 Diverter Defective Master Shower Needs Pro Repair

25 Tub Porcelain/enamel Chipped Upstairs Front RightGuest Bath at Tub

Needs Handy Repair

CoolingCondensing Unit


26 Information - Condensing Unit Data Plate Side Yard Right andRear Center


Evaporator Coil and Refrigerant Line


27 Refrigerant Line Insulation Damaged and Missing Rear Center at OlderCooling Unit

Needs Handy Repair

Operation


28 Systems Being Evaluated By HVAC Technician atInspection

- Courtesy Information

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ElectricalDistribution Wiring


29 Wet Locations Missing GFCI Protection All ExteriorReceptacles (includingFront Fountain)

Safety Concern

30 Wet Locations Missing GFCI Protection Garage, Kitchenetteand BathroomsPictured

Safety Concern

31 Wet Locations Missing GFCI Protection All Bathrooms ExceptUpstairs Rear Left

Safety Concern

32 Weatherproof Cover Missing Front Yard at Fountain Safety Concern

33 Caulk Missing at Fixture Various ExteriorFixtures

Needs Handy Repair

34 Open Ground at GFCI Devices Rear Left OriginalBathroom

Safety Concern

35 GFCI Device Defective Rear Left Kitchenetteat Fridge

Safety Concern

Main Disconnect


36 Information Regarding Main Disconnect and Location Front Left Courtesy Information

Panel Wiring


37 Information Regarding Panel Wiring Right Wall of Garage Courtesy Information

38 Wire Connector(s) Missing Electrical Panel atGarage

Safety Concern

39 Information Regarding Panel Wiring - Subpanel Left Wall of Rear LeftFamily Room


40 Knockout Missing at Panel Left Wall of Rear LeftFamily Room at Panel

Safety Concern

Accessories


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41 Carbon Monoxide Detector Recommended If Missing - Safety Concern

42 Smoke Detectors Limited - Safety Concern

Other


43 Generator Not Tested Front Right Courtesy Information

44 Pump Not Grounded Front Center atFountain

Safety Concern

45 Conduit Loose Front Right NearGenerator

Needs Pro Repair

46 Unidentified Breaker Noted Rear Center at Patio Courtesy Information

47 Cover Plates Missing Rear Left Kitchenetteand Various Locationsat Crawl Space andAttics

Safety Concern

48 Light Did Not Operate When Tested Central Main FloorLiving Room Hallway

Needs Handy Repair

49 Did Not Operate When Tested Master BedroomCeiling


ExteriorWall Cladding


50 Settlement Noted at Masonry Wall Rear Left of Home Needs Pro Repair

51 Cracks Noted at Masonry Wall Rear Left of Home Monitor

52 Cracks Noted at Masonry Wall Side Yard Right atFront Window

Monitor

53 Gaps at Exterior Veneer Rear Center atCondensing Units

Needs Handy Repair

Windows


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54 Glazing Cracked and Loose Main Floor Rear RightOffice Windows andFar Right Window atRear Left ExerciseRoom

Needs Handy Repair

55 Cracked Window(s) Noted Far Right Window atRear Left ExerciseRoom

Needs Handy Repair

Masonry Porch


56 Loose Tile Noted Front Entry Porch -Right or Right Column

Needs Pro Repair

57 Cracked Brick Noted Rear Center Patio atFar Left

Needs Pro Repair

58 Grout Joints Missing Mortar Rear Center Patio atFar Left

Needs Handy Repair

Trim


59 Damage Noted Far Right Window atRear Left ExerciseRoom

Needs Pro Repair

60 Damage Noted Front Entry - FarOverhead at Right

Needs Pro Repair

61 Damage Noted Exterior of Windows atMain Floor Rear RightOffice

Needs Pro Repair

62 Caulk Gaps Front Entry Columns Needs Handy Repair

63 Bee Damage Various Trim Locationsat Exterior

Needs Handy Repair

Wood Structures


64 Loose Wall Rear Center Patio atWall Pictured

Needs Handy Repair

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Doors


65 Misaligned Latch Rear Left Door toStorage Room

Needs Handy Repair

66 Cracks Noted with Early Stage Damage Both Exterior DoubleDoor Right and Left ofMain Floor Fireplace

Needs Handy Repair

67 Did Not Operate When Tested Both Sliding Doors toPatio at Rear Left ofHome


GarageFloor and Walls


68 Damage Noted at Trim Front Left Corner ofGarage

Monitor

69 Cracks Noted Garage Floor Monitor

GroundsDriveway


70 Minor Cracking Noted Driveway Monitor

Walkways


71 Settlement Noted with Trip Hazard Rear Left at Entry toStorage Room

Safety Concern

Patio


72 Typical Cracks Noted at Patio Areas. Rear Center Patio Monitor

Vegetation


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73 Limbs Too Close to Structure Front Right and SideYard Right at Rear

Needs Handy Repair

Other


74 Settlement Noted Front Entry Gate Needs Pro Repair

75 Rust Noted at Metal Gate Front Entry Gate atVarious Locations

Needs Handy Repair

76 Fountain and Pump Not Tested Front Yard Courtesy Information

77 Lattice Damaged Side Yard Left Needs Handy Repair

HeatingDistribution


78 Information - Data Plates for Heating Unit(s) Right Attic OverMaster and Upper Attic


79 Information - Data Plates for Heating Unit(s) Attic at Rear Left ofLarge Bonus Room


Operation


80 Being Evaluated By HVAC Contractor at Inspection Furnaces and HeatPump


InteriorWindows


81 Windows Stuck Rear Left Portion ofHome at All OriginalWindows

Needs Handy Repair

82 Fogged Glass Main Floor Front RightBathroom and MasterCloset

Needs Pro Repair

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Walls


83 Elevated Moisture and Staining Noted Exterior Wall ofHallway and Bathroomat Rear Left of Home

Needs Pro Repair

84 Missing Drywall Master Bedroom Nextto Fireplace

Needs Pro Repair

85 Mold Noted - Wet Drywall Upstairs Right HallwayCloset at Water Heater

Safety Concern

Fireplaces


86 Safety Clamp Missing Main Floor LivingRoom and MasterBedroom

Safety Concern

87 Gas Key Missing - Unit(s) Not Tested Both Main FloorFireplaces


88 Scorch Marks Noted at Gas Logs Master BedroomFireplace

Needs Pro Repair

89 Gas Supply Disabled Master BedroomFireplace

Needs Pro Repair

Floors


90 Loose Tile Rear Left Entry toExercise Room

Needs Pro Repair

91 Cracked Tile Kitchen at VariousLocations

Needs Pro Repair

92 Grout Missing Central Kitchen Needs Handy Repair

93 Pitched Nosing Main Floor LivingRoom Step


94 Flooring Inconsistency Noted Main Floor LivingRoom - in Front ofFireplace

Needs Pro Repair

95 Floor Slope Noted Main Floor Front RightGuest Bath Floor

Needs Pro Repair

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96 Grout Missing Master Bedroom Entryto Large Closet

Needs Handy Repair

Doors


97 Hardware Damaged/missing Rear Left ExerciseRoom Closet

Needs Handy Repair

98 Knobs Missing Rear Left ExerciseRoom Entry

Needs Handy Repair

99 Binding Door LocationsPictured/listed

Needs Handy Repair

100 Door Swings Open/closed Unless Latched. LocationsPictured/listed

Needs Handy Repair

101 Misaligned Door Latch Master Bathroom Doorto Commode

Needs Handy Repair

Stairs and Handrails


102 Handrail Missing Basement Stair Safety Concern

103 Damage Noted Bottom of BasementStair

Safety Concern

KitchenVent Hood


104 Door Did Not Retract Kitchen Needs Pro Repair

105 Light Did Not Operate Kitchen atMicrowave/vent

Needs Handy Repair

Dishwasher


106 Attachment Improper Kitchen Needs Handy Repair

Sinks


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107 Faucet Loose Kitchen Sink Faucet Needs Pro Repair

PlumbingSupply Piping


108 Information - Water Pressure Reading for the Home - Courtesy Information

109 Hose Faucet(s) Loose Rear Center NearCondensing Units

Needs Handy Repair

110 Leakage at Recirculating Pump Basement - NearWater Heater

Needs Pro Repair

111 Leakage Noted Basement - AboveWater Heater

Needs Pro Repair

112 Leakage Noted at Main Water Supply Pipe Front Right of CrawlSpace

Needs Pro Repair

Water Shut Off


113 Information Regarding Location of Water Shut-off Front Wall ofBasement


Gas Shut Off


114 Gas Shut Off Valve Location Information Front Right Courtesy Information

Waste Piping


115 Cast Iron Evaluation Advised Right Side of CrawlSpace - Starting UnderFront Guest Bath

Needs Pro Repair

116 Loose or Improper Connection Rear Right CrawlSpace - Believed to BeUnder Master Bath

Needs Pro Repair

Water Heater


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117 Advanced Age Basement andUpstairs Right HallCloset

Needs Pro Repair

118 Leak at Water Heater Upstairs - Right SideHall Closet

Needs Pro Repair

119 Corrosion Noted at Thermal Expansion Tank Upstairs Right HallCloset at Water Heater

Needs Pro Repair

RoofMaterial


120 Accumulated Debris Roof Maintenance Item

Gutters


121 Downspouts Discharge at Foundation All ExteriorDownspouts - Not AllPictured

Needs Handy Repair

122 Damage Noted Rear Left of Home Needs Pro Repair

123 Kick Out Flashing Missing or Defective Various Locations atRear - Only TwoExamples Pictured

Needs Pro Repair

124 Accumulated Debris in Gutters Various Locations atGutters - Not AllPictured

Needs Handy Repair

StructureFloor and Wall


125 Joist Modified and Potentially Weakened Central Crawl SpaceNear Access FromBasement

Needs Pro Repair

126 Posts Corroded Far Left Crawl SpaceNear the Rear

Needs Handy Repair

127 Support Inadequate Far Right Crawl SpaceNear Entry to MasterBedroom

Needs Pro Repair

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128 Water Staining Noted Far Right SeparateCrawl Space UnderMaster Closet

Needs Handy Repair

Water Management


129 Mold Like Spores and Fungus Noted Rear Left OriginalStorage Closet

Safety Concern

130 Water Penetration Noted Basement Needs Pro Repair

131 Mold Like Spores and Fungus Noted Various LocationsThroughout CrawlSpace

Safety Concern

132 Sump Pump Leakage Noted Basement at SumpPump

Needs Pro Repair

133 Vapor Barrier Missing Various Locations atCrawl Space

Needs Pro Repair

134 Dampness Noted Front Right of MainCrawl Space

Needs Pro Repair

Insulation


135 Displaced Batts Various LocationsThroughout CrawlSpace

Needs Handy Repair

Ventilation


136 Limited or No Foundation Ventilation Crawl Space Needs Pro Repair

Other


137 Rodent Activity Noted Throughout CrawlSpace

Needs Pro Repair

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Noted Conditions

AtticAttic -- Attic Access

CONDITION #1

Description: Various Scupper Doors and Pull Down Stair

Location: Front Left Attic Space Off Large Bonus Room

Condition: Access Limited or Obstructed

Explanation: Access to this attic area was limited by storedbelongings. I was able to see a portion of theattic space, but more thorough evaluationcould not be done.

Suggested Action: Remove stored belongings to allow access tothis attic for evaluation.

Significance: Courtesy Information

CONDITION #2

Location: Front Left Attic Space Off Large Bonus Room

Condition: Misaligned Door Latch

Explanation: The door lockset will not close and latch or lockdue to misalignment of the strike plate.

Suggested Action: Adjust the components to latch properly.

Significance: Needs Handy Repair

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CONDITION #3

Location: Upstairs Front Right Attic Space Above Master

Condition: Insulation and Weatherstripping Missing

Explanation: The side attic or scupper door is missinginsulation and weatherstripping for energyefficiency and does not adequately separateconditioned from unconditioned space.

Suggested Action: Add weatherstripping and a threshold, alongwith rigid foam on the attic side of the door.


Attic -- Insulation

CONDITION #4

Location: Far Left of Upstairs Left Bonus Room - ViewedFrom Attic

Condition: Missing Insulation

Explanation: Insulation is missing at the location pictured.Adding insulation provides a near future returnon investment by increasing homesmechanical efficiency.

Suggested Action: Add insulation where missing to an R-value of38 for ceilings and 19 for walls.


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Attic -- Roof Structure

CONDITION #5

Location: Far Right Attic - Above Master, at Front of Roof

Condition: Water Stains Noted - Active Leakage

Explanation: Water stains were noted above the furnace inthe far right attic space above the masterbedroom. Testing with a moisture meterconfirmed that the location was damp at thetime of inspection. This is believed to be anactive leak.

Suggested Action: Consult a roofer for repair.

Significance: Needs Pro Repair

CONDITION #6

Location: Far Right Attic - Above Master, at Front of Roof

Condition: Water Stains Noted - Active Leakage

Explanation: Water stains were noted above the furnace inthe far right attic space above the masterbedroom. Testing with a moisture meterconfirmed that the location was damp at thetime of inspection. This is believed to be anactive leak.

Suggested Action: Consult a roofer for repair.


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CONDITION #7

Location: Far Right Attic - Above Master Fireplace

Condition: Water Stains Noted - Past Leakage Suspected

Explanation: Water stains were noted around the chimneychase above the master fireplace. Testing witha moisture meter indicated that the locationwas dry. This staining is believed to be theresult of past leakage, but this cannot be fullyguaranteed. This location should be monitoredover time for evidence of ongoing leakage.

Suggested Action: Consult the owner for further informationregarding current or past leakage, repairs, andwarranty information. Monitor for evidence ofongoing leakage. Consult a qualified roofer foradditional evaluation and repair as needed.

Significance: Monitor

CONDITION #8

Location: Far Right Attic - Above Master, at Bottom Edgeof Roof Behind Gutters

Condition: Water Stains Noted

Explanation: Water stains were noted at the roof edge bylooking down the rafter bays toward the subfascia. It is unclear whether this stainingrepresents active leakage since theselocations could not be tested with a moisturemeter. At minimum, these locations should bemonitored for continued staining or damage.

Suggested Action: Consult the owner for further informationregarding current or past leakage, repairs, andwarranty information. Consult a qualified rooferfor additional evaluation and repair as needed.


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Attic -- Other

CONDITION #9

Location: Upstairs Rear Left Attic Space Off LargeBonus Room

Condition: Space Could Not Be Inspected

Explanation: Openings in the subfloor at the attic locationpictured provided a look at a large voidbeneath the floor system at the upstairs. Thisspace is believed to be inaccessible since noaccess point was observed during inspection.Pictures of this space were taken by holdingthe camera in one of the openings in thesubfloor. No obvious defect was noted and thisinformation is included as a courtesy, althoughproper access should be provided forevaluation and maintenance.

Suggested Action: Consider providing an access to allowevaluation of this space and maintenancewhen needed.


CONDITION #10

Location: Far Right Attic Space Above Master

Condition: Rodent Activity Noted

Explanation: Rodent tunnels, paths, droppings or nestsindicate past or present activity. Rodents canchew wiring and stored items, displaceinsulation and cause damage to other atticcomponents.

Suggested Action: Consult a pest control specialist for furtherevaluation and eradication.


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BathroomBathroom -- Commode

CONDITION #11

Location: Locations Listed/pictured

Condition: Loose at Floor Bolts

Explanation: A commode may become loose at the bolts,which secure it to the floor flange, allowingleakage, which can lead to visible or hidden rotdamage below the toilet. This condition wasnoted at the main floor front right guest bath,master bathroom and upstairs front right guestbath.

Suggested Action: Have a plumber properly secure all loosecommodes.


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Bathroom -- Sink

CONDITION #12

Location: Main Floor Rear Left Original Bath at Sink

Condition: Leaking Drain

Explanation: Considerable leakage was noted at the sinkdrain when in use. A small container had beenplaced underneath the drain to captureleakage.

Suggested Action: Have a plumber make adjustments and/orreplace all defective components.


CONDITION #13

Location: Main Floor Rear Left Original Bath at Sink

Condition: Loose Sink Attachment

Explanation: The sink is not properly attached, whichincreases the propensity for leakage.

Suggested Action: Have a plumber or handy person properlyfasten the sink.


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CONDITION #14

Location: Master Bathroom Sinks

Condition: Stoppers Defective

Explanation: The stopper did not operate properly whentested.



Bathroom -- Tub and Shower

CONDITION #15

Location: Main Floor Rear Left Original Bath atTub/shower

Condition: Loose Tile Noted

Explanation: Loose tile was noted at the shower wall whereindicated. Gaps at the grout may have allowedwater penetration behind the tile that causedthe tile to become loose.

Suggested Action: Consult a tile specialist for repair.


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CONDITION #16

Location: Main Floor Rear Left Original Bath at Tub

Condition: Tub Finish Damaged

Explanation: The tub finish is damaged at various locations.

Suggested Action: consult a refinishing specialist for repair ifdesired.


CONDITION #17

Location: Main Floor Front Right Guest Bath at Tub

Condition: Leaking at Valve

Explanation: Leakage was noted at the valve. Staining andrust were observed at the drain as a result ofconstant dripping.



Page 25 of 99


CONDITION #18

Location: Main Floor Front Right Guest Bath at Shower

Condition: Grout Needed

Explanation: Minor gaps/cracks were noted. Gaps/cracks inthe grout can allow moisture to penetratebehind tile and weaken the mortar adhesion.

Suggested Action: Touch up all cracks at the grout and/or caulk toprovide a water tight seal.


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CONDITION #19

Location: Master Shower





Page 27 of 99


CONDITION #20

Location: Upstairs Rear Left Guest Bath at Shower





Page 28 of 99


CONDITION #21

Location: Upstairs Right Front and Right Rear GuestBaths





Bathroom -- Ventilation

CONDITION #22

Location: Master Bathroom Above Tub

Condition: Did Not Operate When Tested

Explanation: The fan was tested using normal homeownercontrols and did not operate as designed. It ispossible that I did not locate the proper switch.

Suggested Action: Consult seller regarding proper operation.Have an electrician repair or replace the ventfan if necessary.


Page 29 of 99


Bathroom -- Other

CONDITION #23

Location: Master Shower and Upstairs Front Right GuestBath

Condition: Loose Fixtures and Piping Noted

Explanation: The fixtures identified are very loose at thewall. Loose fixtures and the associatedplumbing lead to an increased propensity forleakage.

Suggested Action: Have a plumber secure all plumbing wherenecessary and caulk to prevent waterpenetration into the wall cavity.


CONDITION #24

Location: Master Shower

Condition: Diverter Defective

Explanation: The shower diverter would not allow switchingbetween the body sprayers and the showerhead.

Suggested Action: Consult seller regarding proper operation priorto repair. Consult a plumber for repair orreplacement if necessary.


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CONDITION #25

Location: Upstairs Front Right Guest Bath at Tub

Condition: Tub Porcelain/enamel Chipped

Suggested Action: Consult a tub refinishing specialist for repair ifdesired.


CoolingCharacteristics: 30,000 BTU 2014; 36,000 BTU 2014 and Capacity Unknown 2003

Cooling -- Condensing Unit

CONDITION #26

Location: Side Yard Right and Rear Center

Condition: Information - Condensing Unit Data Plate

Explanation: This picture of the condensing unit data plate isprovided as a courtesy.

Suggested Action: Use as needed


Page 31 of 99


Cooling -- Evaporator Coil and Refrigerant Line

CONDITION #27

Location: Rear Center at Older Cooling Unit

Condition: Refrigerant Line Insulation Damaged andMissing

Explanation: The refrigerant line will produce excessivecondensation if not properly insulated. Thecondensation will drip from the pipe, creatingcopper stains and increasing moisture levels. Tape used to hold the insulation can beinstalled too tight, thus constricting the foaminsulation and will also cause dripping.

Suggested Action: Replace where damaged. Ensure propersealing at the coil.


Cooling -- Operation

CONDITION #28

Condition: Systems Being Evaluated By HVAC Technician at Inspection

Explanation: The HVAC systems were being evaluated at the time of inspection by an HVAC technician. Iwas able to confirm temperature differentials within the normal range.

Suggested Action: Courtesy information. Consult report from HVAC evaluation when received.


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ElectricalAmperage: 2 - 200 Amps - 400 Amps Total

Electrical -- Distribution Wiring

CONDITION #29

Location: All Exterior Receptacles (including FrontFountain)

Condition: Wet Locations Missing GFCI Protection

Explanation: Ground fault devices are required at allelectrical devices in close proximity to water,for newer construction. Older homes thatupgrade to GFCI devices improve safety andare strongly recommended. This condition wasnoted at all exterior outlets even though not allare pictured.

Suggested Action: Consult an electrician for further evaluationand proper ground fault protection at all wetlocations.

Significance: Safety Concern

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CONDITION #30

Location: Garage, Kitchenette and Bathrooms Pictured


Explanation: Ground fault devices are required at allelectrical devices in close proximity to water,for newer construction. Older homes thatupgrade to GFCI devices improve safety andare strongly recommended.



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CONDITION #31

Location: All Bathrooms Except Upstairs Rear Left


Explanation: Ground fault devices are required at allelectrical devices in close proximity to water,for newer construction. Older homes thatupgrade to GFCI devices improve safety andare strongly recommended.



CONDITION #32

Location: Front Yard at Fountain

Condition: Weatherproof Cover Missing

Explanation: All exterior receptacles, switches and fixturesshould consist of special protected covers. Non-weatherproof devices represent anincreased risk of electrical shock and shouldbe replaced with weatherproof devices.

Suggested Action: A licensed electrician can repair exterior wiringor install weatherproof fixtures for safety.


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CONDITION #33

Location: Various Exterior Fixtures

Condition: Caulk Missing at Fixture

Explanation: Caulk is missing between the fixture and wallveneer. Caulk prevents water from enteringthe fixture junction box.

Suggested Action: Caulk the top and sides of all fixtures wheremissing.


CONDITION #34

Location: Rear Left Original Bathroom

Condition: Open Ground at GFCI Devices

Explanation: The receptacles pictured have GFCI devicesinstalled as recommended, but these outletsare not fully grounded, so while the GFCI doesafford a degree or protection (an improvementupon a simple 2-prong outlet), it does notafford the same protection as a properlygrounded GFCI. This condition cannot beidentified by appearance, so it is easy tomistakenly assume that these outlets providethe same protection as a fully grounded GFCI.

Suggested Action: Consult an electrician regarding propergrounding of these locations to ensure fullGFCI protection for safety.


CONDITION #35

Location: Rear Left Kitchenette at Fridge

Condition: GFCI Device Defective

Explanation: The ground fault device did not trip properlywhen tested.

Suggested Action: Consult an electrician for replacement of alldefective components and assurance of properwiring.


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Electrical -- Main Disconnect

CONDITION #36

Location: Front Left

Condition: Information Regarding Main Disconnect andLocation

Explanation: Many insurance companies are requesting aphoto of the electrical main disconnect, so it isprovided here as a courtesy. This singlebreaker will cut off all power to the house incase of emergency.

Suggested Action: Use as needed.


Electrical -- Panel Wiring

CONDITION #37

Location: Right Wall of Garage

Condition: Information Regarding Panel Wiring

Explanation: Many insurance companies are requesting aphoto of the electrical panel interiorcomponents, so it is provided here as acourtesy.



CONDITION #38

Location: Electrical Panel at Garage

Condition: Wire Connector(s) Missing

Explanation: As wire circuits enter the electrical panel, theyshould be secured to the metal with aconnector or clamp to prevent chafing on themetal edges.

Suggested Action: Have an electrician add connectors to allunsecured wiring at the panel and distributionsystem.


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CONDITION #39

Location: Left Wall of Rear Left Family Room

Condition: Information Regarding Panel Wiring -Subpanel

Explanation: Many insurance companies are requesting aphoto of the electrical panel interiorcomponents, so it is provided here as acourtesy.



CONDITION #40

Location: Left Wall of Rear Left Family Room at Panel

Condition: Knockout Missing at Panel

Explanation: Gaps at the panel cover represent safetyhazards.

Suggested Action: Have a licensed electrician add knock outplates where needed.


Electrical -- Accessories

CONDITION #41

Condition: Carbon Monoxide Detector Recommended If Missing

Explanation: Carbon monoxide detectors provide valuable safety alerts when properly installed, and shouldbe installed in each separate area of the dwelling.

Suggested Action: Purchase and install carbon monoxide detectors as specified by the manufacturer.


CONDITION #42

Condition: Smoke Detectors Limited

Explanation: Newer standards require inter-connected smoke detectors in each sleeping room, along withmechanical rooms and hallways.

Suggested Action: Ensure that a smoke detector is installed at each area as needed. The proper placement andoperation of smoke detectors should be verified by all home owners prior to occupying abuilding.


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Electrical -- Other

CONDITION #43

Location: Front Right

Condition: Generator Not Tested

Explanation: Testing of generators is beyond the scope ofthis inspection.

Suggested Action: Consult the generator contractor that maintainsthe system for further information regardingoperability.


CONDITION #44

Location: Front Center at Fountain

Condition: Pump Not Grounded

Suggested Action: Consult an electrician for proper grounding ofthe pump for safety.


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CONDITION #45

Location: Front Right Near Generator

Condition: Conduit Loose

Explanation: Conduit is loose, which can leave portions ofthe wiring exposed to damage.

Suggested Action: Have an electrician repair/add conduit allwiring locations where missing.


CONDITION #46

Location: Rear Center at Patio

Condition: Unidentified Breaker Noted

Explanation: Nothing defective was noted with this breakerand it is noted here as a courtesy since thepurpose of the breaker was not identified.

Suggested Action: Consult seller or an electrician regarding thepurpose of this breaker if desired.


Page 40 of 99


CONDITION #47

Location: Rear Left Kitchenette and Various Locations atCrawl Space and Attics

Condition: Cover Plates Missing

Explanation: Missing cover plates were noted at the rear leftkitchenette wall as well as at various locationsin the crawl space and attics. This isconsidered a safety hazard due to the potentialfor exposure to live wiring. Not all instancesobserved are pictured.

Suggested Action: Add cover plates where missing for safety.


CONDITION #48

Location: Central Main Floor Living Room Hallway

Condition: Light Did Not Operate When Tested

Suggested Action: Replace bulbs and re-test. Have an electricianrepair any more significant issues.


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CONDITION #49

Location: Master Bedroom Ceiling


Explanation: I was unable to get the ceiling fan to operate atinspection.

Suggested Action: This may have been operator error, soconsulting the seller regarding proper functionis recommended prior to repair.


Page 42 of 99


ExteriorExterior -- Wall Cladding

CONDITION #50

Description: Stone Brick

Location: Rear Left of Home

Condition: Settlement Noted at Masonry Wall

Explanation: Cracking observed at the rear left corner of thehome suggests settlement at the exteriorveneer. When this condition is observed, it isdifficult to know the potential for futuremovement. In some cases, the movementobserved is no longer occurring, while in otherinstances the movement may be ongoing.What is generally recommended is that thegaps be grouted to form a baseline formonitoring the condition going forward. Ifadditional cracking is observed in the future,this may indicate an ongoing condition thatrequires repair or reinforcement. Thealternative to monitoring over time is to consulta structural engineer in advance of purchase toevaluate the potential for future movement.

Suggested Action: Re-point mortar as needed and monitor forevidence of continued movement. Obtainsecond opinion of structural integrity asdesired.


Page 43 of 99


CONDITION #51


Condition: Cracks Noted at Masonry Wall

Explanation: Cracking was noted and is common withmasonry structures. The cracking usuallyoccurs early after construction and subsidesover time but not always. The cracking picturedin this case is suspected to correspond to themovement that lead to the cracking around thecorner (noted immediately above in thisreport).

Suggested Action: Re-point or re-mortar as needed and monitorfor subsequent movement. Obtain secondopinion of structural integrity as desired.


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CONDITION #52

Location: Side Yard Right at Front Window

Condition: Cracks Noted at Masonry Wall

Explanation: Cracking was noted and is common withmasonry structures. The cracking usuallyoccurs early after construction and subsidesover time but not always.

Suggested Action: Re-point or re-mortar as needed and monitorfor subsequent movement. Obtain secondopinion of structural integrity as desired.


CONDITION #53

Location: Rear Center at Condensing Units

Condition: Gaps at Exterior Veneer

Explanation: Gaps and openings in any veneer can allowwater, insect and rodent penetrations into thewall cavity.

Suggested Action: Properly repair and caulk or grout all gaps inthe exterior veneer.


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Exterior -- Windows

CONDITION #54

Location: Main Floor Rear Right Office Windows and FarRight Window at Rear Left Exercise Room

Condition: Glazing Cracked and Loose

Explanation: Window glazing, which holds the glass in placeat the exterior, is loose, cracked and ismissing. The glazing holds the glass panes inplace and helps in providing efficiency.

Suggested Action: Consult a qualified window contractor orrestoration contractor for proper installation. Remove and replace all glazing as needed.


CONDITION #55

Location: Far Right Window at Rear Left Exercise Room

Condition: Cracked Window(s) Noted

Explanation: Cracked/broken windows were noted.

Suggested Action: Replace all cracked/broken windows.


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Exterior -- Masonry Porch

CONDITION #56

Location: Front Entry Porch - Right or Right Column

Condition: Loose Tile Noted

Explanation: the tiles pictured at the front porch are loose.

Suggested Action: Consult a tile contractor for repair if desired.


CONDITION #57

Location: Rear Center Patio at Far Left

Condition: Cracked Brick Noted

Suggested Action: Replace if desired.


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CONDITION #58

Location: Rear Center Patio at Far Left

Condition: Grout Joints Missing Mortar

Explanation: Open grout joints allow water penetration anddeterioration.

Suggested Action: Ensure that all gaps in masonry componentsare properly grouted and sealed.


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Exterior -- Trim

CONDITION #59

Location: Far Right Window at Rear Left Exercise Room

Condition: Damage Noted

Explanation: Water damage was noted at the exteriorwindow sill as pictured.

Suggested Action: Have a carpenter or qualified contractorevaluate and repair or replace all exteriordamage, along with suitable caulking andpainting.


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CONDITION #60

Location: Front Entry - Far Overhead at Right


Explanation: Damage was observed at the soffit wherepictured.



CONDITION #61

Location: Exterior of Windows at Main Floor Rear RightOffice


Explanation: Water damage was noted.



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CONDITION #62

Location: Front Entry Columns

Condition: Caulk Gaps

Explanation: Open caulk joints at this location will allowwater penetration that will lead to damage anddeterioration at the masonry.

Suggested Action: Caulk or grout these gaps to prevent waterpenetration and potential damage.


Page 51 of 99


CONDITION #63

Location: Various Trim Locations at Exterior

Condition: Bee Damage

Explanation: Carpenter bees have bored holes in the trim.

Suggested Action: Caulk all affected areas. Use insecticides asneeded.


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Exterior -- Wood Structures

CONDITION #64

Location: Rear Center Patio at Wall Pictured

Condition: Loose Wall

Explanation: The bottom plate of this wall is detached orloose at the patio, leaving this section of wallloose.

Suggested Action: Re-attach base of the wall at patio to ensurestability.


Exterior -- Doors

CONDITION #65

Location: Rear Left Door to Storage Room

Condition: Misaligned Latch

Explanation: The latch is misaligned relative to the strikeplate and does not latch properly

Suggested Action: Adjust components to ensure proper operation.


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CONDITION #66

Location: Both Exterior Double Door Right and Left ofMain Floor Fireplace

Condition: Cracks Noted with Early Stage Damage

Explanation: Cracks with evidence of water penetration andearly damage were noted at the exterior ofboth doors at the rear of the main floor livingroom. This condition is common and thedamage can often be arrested by properlysealing all gaps to prevent water penetration. Ifleft unaddressed, damage will continue untildoor replacement is required.

Suggested Action: Caulk or otherwise seal all open cracks at theexterior of the door.


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CONDITION #67

Location: Both Sliding Doors to Patio at Rear Left ofHome


Explanation: I was unable to operate these doors atinspection. The forward door was locked at thethreshold and could not be unlocked while therear door was unlocked at the threshold butcould not be unlocked at the latch.

Suggested Action: Have seller confirm proper function or consulta handy person or door specialist for repair.


GarageClassification: 3 Car Attached with One Single and One Double-width Door

Garage -- Floor and Walls

CONDITION #68

Location: Front Left Corner of Garage

Condition: Damage Noted at Trim

Explanation: Damage to portions of the baseboard in thegarage was noted where pictured. Peelingpaint at this location along with apparentdamage at the trim suggest water penetrationinto the garage at this location. This water isbelieved to be coming from the edge of thegarage door, but this could not be confirmed.The trim felt solid at inspection and thisdamage may be the result of a condition thathas since been addressed.

Suggested Action: Have a qualified handy person or contractorevaluate and repair or replace trim as needed.


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CONDITION #69

Location: Garage Floor

Condition: Cracks Noted

Explanation: The cracks appear normal. Cracking iscommon with residential concrete and is oftenthe result of concrete shrinkage while curing orminor settlement.

Suggested Action: Repair cosmetically and monitor forsubsequent movement. Repair as needed.


GroundsGrounds -- Driveway

CONDITION #70

Description: Concrete

Location: Driveway

Condition: Minor Cracking Noted

Explanation: Cracking is very common with residential concrete. The cracking observed at portions of thedriveway appears to be typical.

Suggested Action: Monitor for continued deterioration and repair as desired.


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Grounds -- Walkways

CONDITION #71

Location: Rear Left at Entry to Storage Room

Condition: Settlement Noted with Trip Hazard

Explanation: Improper soil compaction has allowed portionsof the walkway and/or steps to settle. Thismovement of the walkway has created anoffset walking surface that could contribute tofalls.

Suggested Action: Repair as desired for safe use.


Grounds -- Patio

CONDITION #72

Location: Rear Center Patio

Condition: Typical Cracks Noted at Patio Areas.

Explanation: Hairline cracks are often associated withconcrete slabs and masonry structures.Although the condition often requires no repair,sealing the cracks with caulk or mortar helpsprevent water entry. This patio is essentially apoured concrete slab that has been stamped.As with any poured concrete slab, cracking iscommon.

Suggested Action: The observed cracks and/or settlement arecommon and do not appear to need immediaterepair other than mortar to seal the cracks fromwater penetrations. Monitor for ongoingdamage and consult a landscape contractor orconcrete contractor for repair if desired.


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Grounds -- Vegetation

CONDITION #73

Location: Front Right and Side Yard Right at Rear

Condition: Limbs Too Close to Structure

Explanation: Tree limbs which closely overhang the roof,siding, and/or trim may damage the exterior byrubbing portions of the surface and by holdingmoisture in contact with the structure. Limbsalso allow rodent access to the roof.

Suggested Action: Cut back limbs of trees and shrubs away fromstructure a minimum of five feet (researchshows that squirrels can jump about five feetmaximum).


Grounds -- Other

CONDITION #74

Location: Front Entry Gate

Condition: Settlement Noted

Explanation: The inconsistency visible at the gate whereindicated in the first picture is believed to bethe result of settlement of the left column. Thissettlement appears to have caused the leftgate to lift slightly.

Suggested Action: Consult a gate installation contractor for repairas necessary.


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CONDITION #75

Location: Front Entry Gate at Various Locations

Condition: Rust Noted at Metal Gate

Explanation: Rust is a form of deterioration and, where leftunchecked, can lead to damage.

Suggested Action: Sand and use a suitable paint type to arrest allrust.


CONDITION #76

Location: Front Yard

Condition: Fountain and Pump Not Tested

Explanation: the fountain had been drained at the time ofinspection. It is not advisable to run the pumpdry, so the unit was not tested.

Suggested Action: Fill vessel and test pump for proper function.


CONDITION #77

Location: Side Yard Left

Condition: Lattice Damaged

Suggested Action: Replace where damaged.


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HeatingCharacteristics: Electric Heat Pump 2014 and 2 Gas Furnaces - 96,000 BTU 2004 and Capacity Not

Noted 2000Heating -- Distribution

CONDITION #78

Location: Right Attic Over Master and Upper Attic

Condition: Information - Data Plates for Heating Unit(s)

Explanation: These pictures of the heating unit data platesare provided for informational purposes as acourtesy.



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CONDITION #79

Location: Attic at Rear Left of Large Bonus Room

Condition: Information - Data Plates for Heating Unit(s)

Explanation: These pictures of the heating unit data platesare provided for informational purposes as acourtesy.



Heating -- Operation

CONDITION #80

Location: Furnaces and Heat Pump

Condition: Being Evaluated By HVAC Contractor at Inspection

Explanation: I did not test for proper heating because the units were being evaluated by an HVACtechnician during inspection.

Suggested Action: Courtesy information


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InteriorInterior -- Windows

CONDITION #81

Location: Rear Left Portion of Home at All OriginalWindows

Condition: Windows Stuck

Explanation: 4 of the original double-hung windows at therear left (older) portion of the home were stuckand could not be opened at inspection.Window sashes are often not operable due toexcess paint in the track or due to screws orlocks securing the sashes together for securityreasons. In sleeping rooms, however, at leastone window unit a minimum of 22 inches by 24inches and no more than 44 inches above thefloor should be available as a means ofsecondary fire egress.

Suggested Action: Insure that minimum operable windows areavailable in each sleeping room, and inbathrooms as needed.


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CONDITION #82

Location: Main Floor Front Right Bathroom and MasterCloset

Condition: Fogged Glass

Explanation: Insulated windows are made of two layers ofglass with a space between them. When theperimeter seal develops a gap, moist, air isdrawn in, causing a fogging effect on thewindow. This condition is not repairable, and istypically corrected by replacement of the sash.This condition was noted at the lower sash inthe main floor, front right guest bathroom andat the rear of the master closet where picturedin the second and third pictures.

Suggested Action: Have a qualified window contractor inspect allwindows and replace all affected windows asnecessary.


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Interior -- Walls

CONDITION #83

Location: Exterior Wall of Hallway and Bathroom at RearLeft of Home

Condition: Elevated Moisture and Staining Noted

Explanation: Staining was observed at the base of the doorjamb at the exterior wall of the bathroom (canbe seen at floor in first and third pictures).Upon closer inspection, elevated moisturereadings were found all along this wall of thebathroom and the hallway outside the door.This condition suggests elevated moistureand/or leakage at the exterior wall or roof. It isunclear how long this condition may haveexisted. Elevated moisture levels inside thewall cavity can contribute to mold growth overtime.

Suggested Action: Consult a roofer for evaluation of the roof atthis location and repair as necessary. Monitorthis wall for elevated moisture. Consult a moldspecialist for evaluation if desired.


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CONDITION #84

Location: Master Bedroom Next to Fireplace

Condition: Missing Drywall

Explanation: A portion of the drywall has been removed tothe right of the fireplace in the masterbedroom.

Suggested Action: Consult a drywall contractor or qualified handyperson for repair.


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CONDITION #85

Location: Upstairs Right Hallway Closet at Water Heater

Condition: Mold Noted - Wet Drywall

Explanation: Leakage at the water heater piping (notedelsewhere in this report) has led to dampnessand damage at the drywall coupled with moldgrowth. This mold is black in color and may be'black mold'. The fourth picture shows the rearof the drywall from the attic at the other side ofthe wall where additional damage was noted.

Suggested Action: Consult a mold specialist for further testing andremediation options. Repair or replace waterheater as needed and replace affected drywall.


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Interior -- Fireplaces

CONDITION #86

Description: 2 Gas Log Fireplaces

Location: Main Floor Living Room and Master Bedroom

Condition: Safety Clamp Missing

Explanation: Operating some logs with the damper closedproduces dangerous carbon monoxide. Gaslogs require a clamp or (proper cable length fortop mounted dampers) that will hold thedamper partially open at all times. The subjectfireplaces are missing such a clamp. In thecase of the main floor living room fireplace, thesafety clamp was present but it has fallen off(second picture). No clamp was observed atthe master bedroom fireplace.

Suggested Action: Properly install a clamp on the damper toprevent it from closing completely.


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CONDITION #87

Location: Both Main Floor Fireplaces

Condition: Gas Key Missing - Unit(s) Not Tested

Explanation: The gas key was not found so unit(s) could notbe tested.

Suggested Action: Locate or replace missing gas keys.


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CONDITION #88

Location: Master Bedroom Fireplace

Condition: Scorch Marks Noted at Gas Logs

Explanation: What appeared to be black scorch marks wereobserved at portions of the gas logs and firegrate. It is not typical to see this much stainingat a purely gas log unit, since no wood is beingburned. It was also noteworthy that the gassupply to the gas logs is disabled. No clearcause for this condition was identified, but thisunit should be evaluated prior to use. It issuspected that something was burned in thefireplace (wood, paper, starter log etc) sincethe gas supply is disconnected. If this is thecase, no defect necessarily exists. It shouldalso be noted that the gas supply may havebeen disabled due to an obvious defect thatresulted in the scorching described here.

Suggested Action: Consult a fireplace specialist for evaluation andrepair to allow safe use. Re-connect gassupply if use of the gas logs is desired.Convert to wood burning fireplace with gasignite if desired.


CONDITION #89

Location: Master Bedroom Fireplace

Condition: Gas Supply Disabled

Explanation: This condition was referenced directly above,but the gas supply to the gas log unit in themaster bedroom is disabled and capped aspictured. Since this is a gas log fireplace, thiscondition prevents proper, safe use of thefireplace.

Suggested Action: consult a plumber or fireplace specialist forevaluation and repair.


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Interior -- Floors

CONDITION #90

Location: Rear Left Entry to Exercise Room

Condition: Loose Tile

Explanation: The tile running along the doorway andportions of the wall is loose.

Suggested Action: Have a tile contractor repair all loose tile.


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CONDITION #91

Location: Kitchen at Various Locations

Condition: Cracked Tile

Explanation: The tile appears to have not been applied overa suitable substrate.

Suggested Action: Consult a tile contractor for recommendationsregarding repair.


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CONDITION #92

Location: Central Kitchen

Condition: Grout Missing

Explanation: Gaps in the grout will contribute to loosening ofthe tile and possible leakage at wet locations.

Suggested Action: Grout as needed


CONDITION #93

Location: Main Floor Living Room Step

Condition: Pitched Nosing

Explanation: The edge of the nosing is high relative to thesurrounding flooring. This condition is commonand it rarely represents a defect. The conditionmost often exists because the framingunderneath this nosing is slightly high, relativeto the adjacent flooring.

Suggested Action: No repair is believed to be necessary unlessdesired.


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CONDITION #94

Location: Main Floor Living Room - in Front of Fireplace

Condition: Flooring Inconsistency Noted

Explanation: A portion of the flooring where indicated ispitched downward relative to the surroundingflooring. The condition is essentially cosmeticand no immediate repair is needed, but repairmay be desired.

Suggested Action: consult a flooring specialist for evaluation andrepair if desired.


CONDITION #95

Location: Main Floor Front Right Guest Bath Floor

Condition: Floor Slope Noted

Explanation: The floor slopes downward in the locationindicated. This condition is not uncommon andit is not always representative of a problem. Ifthe condition is reflective of movement at thesubfloor or framing, damage to the tile canoccur. No such damage was noted at the tile,so the condition is believed to be stable. Thislocation should be monitored over time forevidence of continued movement or damage atthe tile.

Suggested Action: Consult a structural repair contractor if desiredfor repair at the floor system. Consult a tilespecialist if tile damage is noted.


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CONDITION #96

Location: Master Bedroom Entry to Large Closet

Condition: Grout Missing

Explanation: Gaps in the grout were noted. At this location,the condition can lead to loosening of ordamage to the solid threshold.

Suggested Action: Grout where missing.


Interior -- Doors

CONDITION #97

Location: Rear Left Exercise Room Closet

Condition: Hardware Damaged/missing

Explanation: The bi-fold door at the exercise room closet ismissing hardware and detached at the track.Damaged or missing door hardware preventsthe door from operating as intended.

Suggested Action: Replace all defective/missing hardware toensure proper operation.


CONDITION #98

Location: Rear Left Exercise Room Entry

Condition: Knobs Missing

Suggested Action: Replace all missing knobs.


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CONDITION #99

Location: Locations Pictured/listed

Condition: Binding Door

Explanation: Binding doors are common in structures, andare caused by many conditions, most of whichare not serious. Binding doors were noted atthe door between the kitchen and laundryroom, at the master bedroom small closet (dueto a loose hinge) and at the upstairs righthallway entry door.

Suggested Action: Adjust/modify the installation to operateproperly. Monitor for subsequent changeswhich may indicate structural movement.


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CONDITION #100

Location: Locations Pictured/listed

Condition: Door Swings Open/closed Unless Latched.

Explanation: This condition is primarily an annoyance andno repair is necessary unless desired. Thecondition was noted at the master bedroomentry, master bathroom at commode andupstairs at the door to the left side bonusspace.

Suggested Action: Use a door stop or rehang/shim door, if this isof concern.


CONDITION #101

Location: Master Bathroom Door to Commode

Condition: Misaligned Door Latch

Explanation: The door lockset will not close and latch or lockdue to misalignment of the strike plate.

Suggested Action: Adjust the components to latch properly.


Page 76 of 99


Interior -- Stairs and Handrails

CONDITION #102

Location: Basement Stair

Condition: Handrail Missing

Explanation: Handrails improve safety and are required bybuilding codes. Handrails should extend fromthe bottom tread to the top tread and not bewider than 2 inches.

Suggested Action: Add a properly installed handrail at all locationswhere missing.


CONDITION #103

Location: Bottom of Basement Stair


Explanation: The bottom riser and framing at the basementstair is damaged from regular exposure tostanding water. This condition may lead toinstability at the bottom of the stair, whichcould pose a hazard.

Suggested Action: Address water issues in the basement andrepair stair as necessary to ensure stability.


KitchenKitchen -- Vent Hood

CONDITION #104

Description: Recirculating Vent

Location: Kitchen

Condition: Door Did Not Retract

Explanation: The retractible door at the front of themicrowave did not close properly when thevent was turned off. This door should closewhen the vent is not in use.

Suggested Action: Consult an appliance repair technician forrepair if desired.


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CONDITION #105

Location: Kitchen at Microwave/vent

Condition: Light Did Not Operate

Suggested Action: Replace bulb and insure proper function. Consult electrician for more complicateddefects.


Kitchen -- Dishwasher

CONDITION #106

Location: Kitchen

Condition: Attachment Improper

Explanation: Dishwashers typically come with brackets forattachment to the cabinet or counter-top. When improperly attached, the dishwasher canmove, and adversely affect operation. A childmay be injured when leaning on the open doorif the unit tilts and loaded racks roll outward.

Suggested Action: Consult an appliance technician for properlyattaching the dishwasher.


Kitchen -- Sinks

CONDITION #107

Location: Kitchen Sink Faucet

Condition: Faucet Loose

Explanation: The upper half of the sink faucet is loosewhere indicated. This condition does notappear to impact proper function and noleakage was observed.

Suggested Action: Properly secure or replace if desired.


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PlumbingPlumbing -- Supply Piping

CONDITION #108

Condition: Information - Water Pressure Reading for theHome

Explanation: The water pressure was measured to be withinthe normal range of between 40 and 80psi.This condition is not defective and theinformation is included here as a courtesy. Thispressure can be adjusted at the pressureregulator if desired.

Suggested Action: No action necessary. This condition is notdefective and is provided as a courtesy.


CONDITION #109

Location: Rear Center Near Condensing Units

Condition: Hose Faucet(s) Loose

Explanation: One or more exterior hose spigots were foundto be loose where it penetrates the wall. Piping inside the wall should be clamped to thehouse framing. Unsecured hose spigots canbe overstressed and broken by tugging on thespigot or a garden hose connected to the loosespigot. Repair is advised.

Suggested Action: The handy person can usually fasten a loosefaucet to the exterior wall with any of a varietyof fasteners sold at any hardware store.


CONDITION #110

Location: Basement - Near Water Heater

Condition: Leakage at Recirculating Pump

Explanation: Water staining and dampness were noted atthe recirculating pump pictured. This pump,designed to provide faster access to hot waterat distant bathroom fixtures, appears to befunctioning, but leakage is an indication thatthe unit may be near failure.

Suggested Action: Consult a plumber for evaluation and repair orreplacement.


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CONDITION #111

Location: Basement - Above Water Heater

Condition: Leakage Noted

Explanation: Leakage was noted at the supply piping wherepictured. This is directly above the waterheater in the basement. Leakage appeared tobe relatively minor.

Suggested Action: Have a professional, licensed plumberevaluate and repair, as needed.


CONDITION #112

Location: Front Right of Crawl Space

Condition: Leakage Noted at Main Water Supply Pipe

Explanation: Dampness was observed at the locationpictured, indicating leakage. This piping isbelieved to be the main water supply pipeserving the home. If this leakage was toworsen it could pose a serious problem giventhe pressure of the water coming from thestreet and the fact that the shutoff valves aredownstream of the problem.

Suggested Action: Have a professional, licensed plumberevaluate and repair, as needed.


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Plumbing -- Water Shut Off

CONDITION #113

Location: Front Wall of Basement

Condition: Information Regarding Location of WaterShut-off

Explanation: The main water valve will shut down the waterto all of the interior supply line locations. Thisvalve is used for maintenance and in the eventof leakage. The second picture shows what isbelieved to be an additional shut-off, where themain water line enters the home. The shut-offpictured first was likely added to prevententering the crawl space to shut off the water.



Plumbing -- Gas Shut Off

CONDITION #114

Location: Front Right

Condition: Gas Shut Off Valve Location Information

Explanation: In the event of a gas leak or fire, this is wherethe gas flow may be turned off.



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Plumbing -- Waste Piping

CONDITION #115

Location: Right Side of Crawl Space - Starting UnderFront Guest Bath

Condition: Cast Iron Evaluation Advised

Explanation: Cast iron piping deteriorates with age. Thissection of cast iron piping is laying on theground and the ground is wet where it followsthe pipe. It is unclear whether this dampness isrelated to deterioration of the cast iron andleakage, but this cannot be ruled out. Actualdamage to the cast iron was noted at thelocation pictured third.

Suggested Action: Have a plumber provide further evaluation ofthe piping with a videoscope and repair orreplace as necessary.


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CONDITION #116

Location: Rear Right Crawl Space - Believed to BeUnder Master Bath

Condition: Loose or Improper Connection

Explanation: The drain piping pictured is loose whereindicated. The piping from the bathroom runsright into a larger diameter drain pipe below.No connector or seal of any kind is present.Since this connection is at the fixture side ofthe P-trap, the escape of sewer gases isunlikely. However, If a clog were to occur afterthis connection, it may remain unknown whilewater spills out of this connection into the crawlspace.

Suggested Action: Consult a plumber for evaluation and repair.


Plumbing -- Water Heater

CONDITION #117

Description: 80 Gallon Electric 2004 and 40 Gallon Electric2007

Location: Basement and Upstairs Right Hall Closet

Condition: Advanced Age

Explanation: Water heaters generally have a life expectancyof 8-12 years.

Suggested Action: Budget for replacement, maintain a homewarranty, or replace in advance of failure.


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CONDITION #118

Description: Upstairs Water Heater

Location: Upstairs - Right Side Hall Closet

Condition: Leak at Water Heater

Explanation: Water was observed leaking from the waterheater in the upstairs closet at variouslocations as pictured. This leakage is flowingonto the drywall next to the water heater andhas caused damage and mold growth.

Suggested Action: Consult a plumber for replacement.


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CONDITION #119

Location: Upstairs Right Hall Closet at Water Heater

Condition: Corrosion Noted at Thermal Expansion Tank

Explanation: Excessive corrosion was observed at thethermal expansion tank above the upstairswater heater. Continued corrosion is likely tolead to leakage.

Suggested Action: Consult a plumber for replacement of severelycorroded or damaged components.


RoofObservation Method: Windows, Ground and Attic

Roof -- Material

CONDITION #120

Description: Asphalt Shingle

Location: Roof

Condition: Accumulated Debris

Explanation: The roof requires cleaning now andperiodically as part of regular maintenance.Standing debris on the roof will lead topremature deterioration.

Suggested Action: Clean as needed.

Significance: Maintenance Item

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Roof -- Gutters

CONDITION #121

Location: All Exterior Downspouts - Not All Pictured

Condition: Downspouts Discharge at Foundation

Explanation: Roof drainage should be discharged well awayfrom the foundation to reduce under structurewater entry or undermining of foundationcomponents.

Suggested Action: Extend all downspouts well away from thefoundation with appropriate piping, or, atminimum, add splash blocks. Make sure thegrade slopes downward from the point ofdischarge.


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CONDITION #122



Explanation: Portions of the gutter exhibit damage,ostensibly due to tree limbs.

Suggested Action: Have a gutter contractor repair or replace theaffected sections.


Page 87 of 99


CONDITION #123

Location: Various Locations at Rear - Only TwoExamples Pictured

Condition: Kick Out Flashing Missing or Defective

Explanation: The water staining pictured in these examples(and observed elsewhere at the rear) indicatesroof drainage that is getting around the ends ofthe gutters. A type of flashing, called a kick-outflashing, can be added at the roof to direct thisdrainage positively into the gutter whereneeded. Beyond the drainage that is escapingthe gutter system, a common concern wherethis condition exists is the likelihood of stainingat the stone veneer over time.

Suggested Action: Consult a roofer or gutter specialist forevaluation and proper repair.


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CONDITION #124

Location: Various Locations at Gutters - Not All Pictured

Condition: Accumulated Debris in Gutters

Explanation: Leaves and other debris prevent the guttersystem from operating properly, and cancontribute to gutter deterioration, foundationleakage and other problems. The third picture(taken at the front right) shows a tree growingout of the gutter, a condition that usuallyindicates an extended period of standingdebris in the gutter.

Suggested Action: Ensure that all gutter components are free ofdebris.


StructureObservation Method: Access From Basement and Crawl Space

Structure -- Floor and Wall

CONDITION #125

Location: Central Crawl Space Near Access FromBasement

Condition: Joist Modified and Potentially Weakened

Explanation: A joist has been modified and potentiallyweakened to accommodate waste piping.

Suggested Action: Have a structural repair contractor properlyrepair or reinforce the joist.


Page 89 of 99


CONDITION #126

Location: Far Left Crawl Space Near the Rear

Condition: Posts Corroded

Explanation: The beam and posts pictured appear to havebeen added as supplemental support to thefloor system. This is often done to alleviatespringy floors or an otherwise weakened floorsystem. This support appears to be intact otherthan significant rust and corrosion at the postbases (second picture shows this condition).Continued deterioration will likely lead to failureof this structural component. If moisture isunder control, continued deterioration may beavoidable.

Suggested Action: Address elevated moisture in the basementcrawl space and replace damagedcomponents wherever necessary.


CONDITION #127

Location: Far Right Crawl Space Near Entry to MasterBedroom

Condition: Support Inadequate

Explanation: The opening that was cut through thefoundation into the separate crawl space underthe master bedroom is not properly supported.Brick and concrete block appear to ha ve beenremoved without reinforcing the plate directlyabove. Deflection is possible where indicated.

Suggested Action: Add a small header or other means of supportto prevent deflection.


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CONDITION #128

Location: Far Right Separate Crawl Space Under MasterCloset

Condition: Water Staining Noted

Explanation: Staining was noted as a result of waterleakage. This location corresponds to the smallnook at the rear right exterior (left of the mastercloset structure). This exterior location may beholding water and leading to saturation of thesoil at the foundation.

Suggested Action: Monitor the affected areas for further waterinfiltration and staining. Evaluate drainage atthe exterior of this location and repair asneeded.


Structure -- Water Management

CONDITION #129

Location: Rear Left Original Storage Closet

Condition: Mold Like Spores and Fungus Noted

Explanation: Mold like spores were noted on the joists andplywood at the ceiling of the rear left storagecloset.

Suggested Action: Consult a mold remediation specialist forfurther evaluation and treatment as necessary.


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CONDITION #130

Location: Basement

Condition: Water Penetration Noted

Explanation: Standing water and evidence of ongoing waterpenetration were noted at the basement flooras pictured. This condition is contributing toelevated moisture throughout the crawl spaceand basement. Mold growth was observed atvarious locations throughout the basement andcrawl space. This condition is believed to havebeen ongoing for some time, given rust anddeterioration that was observed and damage atthe base of the stairway. An apparent pastwaterproofing system is present, but severedeterioration was observed at the channelsinstalled around the perimeter of the room.

Suggested Action: Consult a waterproofing contractor forevaluation and recommendations to minimizeor control water penetration. Consider installinga dehumidifier as necessary to remove excesshumidity.


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CONDITION #131

Location: Various Locations Throughout Crawl Space

Condition: Mold Like Spores and Fungus Noted

Explanation: Mold like spores were noted on the joists andsubfloor. This condition, as pictured, was notisolated to any one area of the crawl space.Similar conditions were noted throughout thecrawl space. Example pictures are provided,but not all instances observed are pictured.

Suggested Action: Consult a mold remediation specialist forfurther evaluation and treatment as necessary.


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CONDITION #132

Location: Basement at Sump Pump

Condition: Sump Pump Leakage Noted

Explanation: When testing the sump pump in the basement,the unit appeared to be leaking from thehousing where pictured. The unit did pumpeffectively, but this condition seems to indicateat least some degree of damage. Repair maynot be immediately necessary. If awaterproofing contractor is involved to addressthe larger water concern noted above, then thissystem would likely be evaluated as well.

Suggested Action: Consult a plumber or waterproofing contractorfor repairs to ensure proper operation of thesump pump as necessary.


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CONDITION #133

Location: Various Locations at Crawl Space

Condition: Vapor Barrier Missing

Explanation: A plastic vapor barrier on the ground of thecrawl space reduces moisture being emittedfrom the ground. Much of the crawl space wasproperly covered, but exceptions were noted atvarious locations as pictured.

Suggested Action: Remove all extraneous debris. Install a layerof 6 mil plastic throughout the crawl space.


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CONDITION #134

Location: Front Right of Main Crawl Space

Condition: Dampness Noted

Explanation: Evidence of dampness was noted as a resultof water penetrating at the foundation. The firstthree pictures were taken at the front rightportion of the main crawl space (roughly undermain floor right side guest bath). Each of thesepictures show dampness at the soil and at thefoundation, indicating likely seepage from theexterior. The fourth picture shows where adownspout discharges at the foundation inroughly the same location. This downspoutmay be contributing to the problem.

Suggested Action: Clean and insure proper gutter function, adjustthe grade to accommodate proper slope awayfrom the structure, monitor for subsequentwater penetration. Consult a waterproofingcontractor for evaluation and remediationoptions as needed.


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Structure -- Insulation

CONDITION #135

Location: Various Locations Throughout Crawl Space

Condition: Displaced Batts

Explanation: A few insulation batts at the subfloor havebecome displaced as pictured. This conditionis present at various locations throughout thecrawl space.

Suggested Action: Replace and tighten all loose batts.


Structure -- Ventilation

CONDITION #136

Location: Crawl Space

Condition: Limited or No Foundation Ventilation

Explanation: Ventilation reduces moisture and the propensity for mold. Only minimal ventilation was notedin the crawl space with multiple foundation vents closed or otherwise sealed. This condition isa greater concern at this time, given elevated moisture levels due to seepage.

Suggested Action: Consider adding foundation vents and/or fans according to minimum standards.


Structure -- Other

CONDITION #137

Location: Throughout Crawl Space

Condition: Rodent Activity Noted

Explanation: Rodent droppings, nests and carcassesindicate past or present rodent activity.

Suggested Action: Consult a pest control specialist and/or seal allholes and gaps in the exterior veneer. Placetraps or bait to monitor subsequent infestation.


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Items Inspected with No Discernable VisibleDefects

Attic

Item Inspected Description Location

Ventilation Passive and Mechanical Attics

Bathroom


Floors and Walls - -

Cooling


Condensation Drain and Pump - -

Electrical


Overcurrent Protection - -

Service Entry and Main Cable - -

Exterior


Paint - -

Garage


Doors Overhead Doors Garage

Fire and Fume Protection - -

Grounds


Grading and Drainage - -

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Heating


Exhaust - -

Interior


Ceilings - -

Kitchen


Cooktop 5 Burner Gas Range Kitchen

Oven 2 - Electric Convection Ovens Kitchen

Cabinets and Countertops Solid Surface Countertops

Microwave Built in Microwave Kitchen

Disposal - -

Refrigerator 2 Refrigerators Kitchen and Rear Left Kitchenette

Plumbing


Gas Piping - -

Laundry - -

Roof


Flashing - -

Chimneys - -

Structure


Foundation Concrete Block and Brick Foundation

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Documents

Property Inspection Report 100 WishLuck Road · Needs Pro Repair 16 Tub Finish Damaged Main Floor Rear Left Original Bath at Tub Needs Pro Repair 17 Leaking at Valve Main Floor Front