assurance

Exterior

Step #	Component	Comments
120	Exterior Finish	Functional. Brick veneer
123	Caulking	Marginal. The caulk between the brick and the lower portion of the window frame is cracking on the south and west sides. Recommend upgrading.
125	Soffits/Fascia	Functional. Soffits & fascia are aluminum/vinyl covered.
126	Exterior trim	Functional. Wood.
128	Window frames & trim	Functional. Vinyl clad sashes.
132	Gutter & Downspouts	Functional. Metal.
134	Electric/Outlets	Functional. GFCI outlet(s).
136	Hose Bibb(s)	Functional. Frost free faucet. The garden hose should be removed in the cold weather months so that the water can be allowed to drain out of the faucet.
138	Other	Marginal. Dryer vents. Clean the lint out of the dryer vent.

Exterior Doors

The exposed side of exterior doors needs to be painted or properly stained and varnished to prevent discoloring and delimitation. Weather stripping is a must to prevent drafts.

Step #	Component	Comments
160	Front Entrance	Functional. Metal.
164	Garage pedestrian	Garage pedestrian
166	Sliding door	Functional. Vinyl clad
168	French door	Functional. Vinyl clad
170	Storm doors	Functional.

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Site Conditions/Exterior Drainage

Ideally water should flow away from the house.

Step #	Component	Comments
140	Grade/Slope	Functional. Adequate.
144	Downspout Drainage	Functional. The system drains into an underground system; and; The system drains on the ground. Downspout extensions and/or splash blocks should be positioned to properly divert water at least 5 feet away from dwelling.

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Interior

Step #	Component	Comments
410	Doors	Functional. Locks checked; knobs checked; pocket doors; flush; wood doors.
420	Windows	Functional. Casement; wood windows; insulated glass.
430	Walls	Functional. Drywall.
440	Closets	Functional. Doors; Shelves.
450	Ceilings	Functional. Drywall.
460	Floors	Functional. Ceramic/quarry tile; vinyl/sheet goods; carpet.
470	Stairwells	Functional. No improper conditions noted.
480	Handrails & Railings	Functional.
490	Other	Functional. Central Vacuum System.
495	Washer & Dryer	Functional. Maytag washer and gas dryer. The units are older.

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Electrical System

Step #	Component	Comments
800	Exterior Services	Functional. Underground service with a; exterior meter.
801	Grounding	Functional. Water pipe; Exterior rod. The exterior grounding rods are usually buried in the ground and difficult to verify. A wire was observed entering the ground in the area of the service entry.
802	Panel Location	There are two 200 amp panels in the basement with one main shut off. One panel is located in the well room and does have capacity for expansion. The other panel is located in the lower NE room. Both panels are wired as a sub panel which is correct.
806	Main Service Wires	Functional. aluminum; copper. Main service entry cable to the well room panel is 4/0 gauge aluminum wire. Main service entry cable to the lower NE room panel is 3/0 gauge copper wire.
808	Main Disconnect	Functional. 200 amp. Located in a separate disconnect. Seller reports that the original power source was 3 phase with a converter to single phase. The power supply has been changed to single phase which is the type of power that a residence would need. The markings on the disconnect box have not been upgraded.
810	Main Panel	Functional. Square-D; 200 amp rating; 120/240 volts. 2 panels
812	System Amp Capacity	200.
814	Branch Wiring Conductors	Functional. Copper wire connected to; breakers; Branch wiring is non-metallic wires.
816	Switches	Functional.
818	Fixtures	Functional.
820	Outlets	Functional. Three prong outlets.
822	Smoke detectors	Safety Concern. Smoke detector tested at main and lower doesn't respond to test button. Recommend repair or replacement.
824	Carbon monoxide detectors	Recommend carbon monoxide detectors in sleeping areas and where there are gas appliances.

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Heating/Cooling Systems

Recommend a clean & check inspection annually on all furnaces and boilers

Step #	Component	Comments
900	Heating Type	Forced warm air.
902	Manufacturer (heating)	Lennox. Approximate age 15 years. Model number G21Q4-80.
903	Fuel Supply	Functional. Gas.
905	Burners/Elements	NV. Jet burners.
906	Venting	Functional. PVC.
907	Thermostat/Controls	Functional. Single set type.
908	Auto, Safety Controls	Functional. The carbon monoxide (CO) levels of the exhaust gases was checked at the exterior exhaust discharge and found to be 20 ppm which is an indication of whether the unit is burning the fuel completely. This is a acceptable CO level.
911	Heat Exchanger	Not Inspected. Not accessible. The heat exchanger was not accessible because of the design of the unit. An annual clean & check inspection by a HVAC contractor should include a check of the heat exchanger.
912	Filter	Functional. Space Guard filter. Manufacture recommends filter be changed yearly.
914	Ductwork/Distribution	Functional. Distribution acceptable; metal.
920	Manufacturer (cooling)	Lennox. 15 years old
925	Cooling System	Functional. Electric; central/split system. Cooling measured at 14 degree difference: supply and return air (typically 14 to 22 degrees). Actual temperatures measured: 56 & 70.

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General Plumbing

Step #	Component	Comments
700	Water Source	Private. Private wells and private septic systems should be inspected by qualified person prior to closing.
702	Main Water Service Line	Functional. Galvanized steel.
704	Main Shut-off Valve	Yes. Located at well tank.
706	Supply Piping	Functional. Copper.
708	Functional water flow	Yes.
710	Piping supports	Functional.
712	Cross Connections observed	No.
714	Drainage Piping	Functional. PVC/ABS plastic.
716	Functional waste drainage	Yes.
718	Clean-out	Yes. Floor.
720	Venting	Functional. Vent stacks thru the roof.
722	Fixtures	Functional. Laundry tub; Bar sink.

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Foundation/Basement

Step #	Component	Comments
850	Description	Full basement; mostly finished. The finishing materials covering the basement structure has hampered the evaluation of such components as the wall, support beams and floor structure. Any evaluation of the basement structure will be based on and limited to any exposed areas.
852	Foundation Walls	Marginal. Concrete. The front wall of the house was cut out to form a doorway to a room below the front entry. The concrete header above the doorway is cracked. There does not appear to be any major movement to the header and it appears to have with stood the test of time. If the crack is of concern, it can be repaired with epoxy.
854	Basement Floors	Functional. Concrete.
856	Bearing Structure	Functional. Steel I-beams; Steel support posts.
858	First Floor Design	Functional. Wooden joists; Plywood sub floor.
859	Box Sill	Functional. Insulated.
860	Moisture Evidence?	No. No evidence of moisture in the accessible portions of the wall on the day of the inspection.
862	Floor Drains	Functional.
864	Sump Pit/Pump	Not Inspected. The sump and pump were installed under the stairwell. There was not discharge pipe for the pump. The sump well was dry.

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Kitchen

Step #	Component	Comments
302	Sink/Faucet	Defective-Summary. The faucet leaks into the sink at the handle. Recommend repair or replacement
304	Disposal	Functional. ISE.
306	Dishwasher	Functional. Kitchen Aid; Air gap in the drain line.
308	Range/Oven	Functional. GE; electric.
310	Cooktop	Functional. gas.
312	Microwave Oven	Functional. Sharp; The unit heats water. The accuracy of the temperature controls and timers is beyond the scope of this inspection.
314	Exhaust Fan/Range Hood	Functional. Vented outside.
316	Refrigerator/Freezer	Not Inspected. Amana; ice/water dispenser. The refrigerator was unplugged and an outlet was not visible
318	Electrical	Functional. GFCI(s) present.
320	Cabinets	Functional. Plastic laminate.
324	Counter Tops	Functional. Solid style material.
330	Floor	Functional. ceramic tile.

Lower Level Kitchen

Step #	Component	Comments
302.2	Sink/Faucet	Functional. Stainless steel; Double style sink.
304.2	Disposal	Functional. ISE.
308.2	Range/Oven	Functional. Maytag; gas. Gas stoves require extra care in cleaning the burners periodically.
310.2	Cooktop	Marginal. Gas. The front burners of the Jenn Air grills were slow to light.
314.2	Exhaust Fan/Range Hood	Functional. Vented outside. Part of the grill
316.2	Refrigerator/Freezer	Not Inspected. Hotpoint. Refrigerator was shut off.
318.2	Electrical	Functional. GFCI(s) present.
320.2	Cabinets	Functional. Plastic laminate.
324.2	Counter Tops	Functional. Formica material.
330.2	Floor	Functional. Vinyl/sheet goods.

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Attic Ventilation & Insulation

Step #	Component	Comments
951	Attic Accessed at:	Closet; garage.
952	Attic type	Full.
954	Attic Entry Door	Marginal. Scuttle door. The ceiling style attic scuttle entry door in the hall closet should be insulated with 6 inches of fiberglass or 2 inches of Styrofoam to save energy.
956	Structure	Functional. Trusses.
958	Sheathing - Decking	Functional. OSB board. Stains on the sheathing at the discharge of the low slope area, see roof section.
960	Ventilation	Functional. Ridge vent; soffit vents.
964	Insulation	Functional. Blown/loose; fiberglass. Insulation was 14 inches which is an R-factor of 38
968	Electrical Conditions	Functional. No improper conditions.

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Fireplaces &Their Flues

Step #	Component	Comments
600	Location	Main Level; Living Room.
610	Firebox	Gas logs; prefab/metal. This unit is equipped with gas logs that did not have a pilot light. Lighting the gas log required log matches which the inspector did not have. Recommend inspection by local gas supplier. Or heating contractor. The firebox was functional and can be covered back to a wood burner.
620	Damper operated	Functional.
630	Flue	Functional. Metal.

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Water Heater - Softener

The life span of a water heater varies based upon the water conditions and how the unit was used.

Step #	Component	Comments
750	Manufacturer	Rued; 50 gal. Two water heaters connected in series. 15 years old
752	Fuel Supply	Functional. Gas.
754	Operations/Connections	Functional. No improper conditions noted.
756	Venting	Functional. PVC piping.
758	Relief Valve Piping	Functional. No improper conditions noted.
760	Water temperature	Functional. Water temperature was 120 degrees. The recommended temperature is 120 to 130 degrees.
770	Observations & Condition	The water heaters are older, but still functional at the time of the inspection. The remaining life of the water heater is difficult to determine. Monitor the unit for water leakage and consult a plumber when necessary.
780	Water Softener	Marginal-Needs Repairs in Near Future. The water was checked at hot cold water of the lower bathroom sink with a "Water Check" strip and found to have 7 grains of hardness which indicates that the softener is not softening completely and may adjustment. Recommend a further evaluation and necessary repair by a water treatment specialist.

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Roofs, Flashing & Chimneys

OBJECTIVE: Inspection for visible evidence of whether or not the roof covering is in a watertight (leak free) condition.

Step #	Component	Comments
20	Method of Inspection	"Walked" the roof.
22	Main Roof	Functional. Composition shingles; Hip design. Medium slope. 1 layer. Roof covering is approximately 2 years old as stated by the owner. At the north end of the garage roof there is a slope transitional area on the roof that has a flat pitch to it. There is metal flashing under the shingles because the slope is too low for the type of shingle used. There is also a patch of rubber membrane in the junction of the house roof and the very short wall of the garage. The rubber membrane has been caulked heavily and the caulk has cracked. There are no stains on the short garage wall behind the patch. There is a dried stain on the sheathing where the low slope area discharges, which was probably from a leak before the new roof was added. Recommend monitoring this area for leakage in the future.
34	Valleys	Functional. Gas.
38	Flashings	Marginal. Metal. There are two diverter flashings on the rear wall of the garage at the discharge of the low slope area described in the main roof section. With the morning dew water is seeping past the diverter flashing and splashing on the deck. Recommend monitoring and sealing edges to move water to the gutter.
40	Skylights	Functional. Raised frame. Number of lights 2
42	Roof Penetrations	Functional.
46	Chimneys/Flues Design	Marginal. Brick; metal flue. The concrete chimney cap is cracked and will allow water to enter the brick, recommend sealing the crack to prevent keep moisture out of the brick structure.

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Porches, Steps & Decks

Step #	Component	Comments
180	Porch 1	Private. Private wells and private septic systems should be inspected by qualified person prior to closing.
182	Porch 2	Functional. Galvanized steel.
186	Deck	Functional. Rear; open; wooden structure; steps.
190	Steps	Functional. Front; Concrete.
192	Columns	Functional. Brick
194	Driveway	Functional. Asphalt; Concrete. Asphalt driveways should be coated periodically with a sealer.
195	Sidewalks	Functional. Concrete.
197	Hot Tub	Not Inspected. The hot tub was located in a 3 seasons room off the master bedroom. There was no water in the tub and it was not inspected. Use caution to control the moisture in the 3 season’s room. The use of the exhaust fan is recommended.
199	General Observations	There is a steel pipe protruding from the ground in the SW corner of the house on the front side. Recommend consulting with the seller as to its function.

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Bathrooms

Bathroom Laundry

Step #	Component	Comments
500	Location	Three quarter bath; main level; off laundry.
505	Fixtures-Sink/Basin	Functional. Single sink vanity.
510	Fixtures-Faucet	Functional.
515	Fixtures-Toilet	Functional. Two-piece.
520	Fixtures-Bathtub/Shower	Functional. Shower stall.
525	Bathtub/shower surround	Functional. 3 panels surround. The glass shower surrounds have a history of leaking. The seals should be maintained and can be replaced.
530	Ventilation	Functional. Exhaust fan.
535	Electrical	Functional. GFCI circuit present.

Bathroom Hall

Step #	Component	Comments
500.2	Location	Full bath; main level; hall.
505.2	Fixtures-Sink/Basin	Functional. Single sink vanity.
510.2	Fixtures-Faucet	Functional.
515.2	Fixtures-Toilet	Functional. Two-piece.
520.2	Fixtures-Bathtub/Shower	Functional. Tub/shower.
525.2	Bathtub/shower surround	Functional. One piece unit.
530.2	Ventilation	Functional. Exhaust fan.
535.2	Electrical	Functional. GFCI circuit present.

Bathroom Master

Step #	Component	Comments
500.3	Location	Full bath; main level; off bedroom.
505.3	Fixtures-Sink/Basin	Functional. Double sink vanity.
510.3	Fixtures-Faucet	Functional.
515.3	Fixtures-Toilet	Functional. One-piece.
520.3	Fixtures-Bathtub/Shower	Functional. Whirlpool tub; surround. Recommend disinfecting the pump and piping on a routine basis. A portion of the circulating pipes where observed and found to be acceptable. The electrical to the pump is protected with a GFCI breaker. The GFCI should be tested on a regular basis.
520.3a	Fixtures-Shower	Functional. Shower stall.
525.3	Bathtub/shower surround	Functional. One piece unit.
530.3	Ventilation	Functional. Exhaust fan; window.
535.3	Electrical	Functional. GFCI circuit present.

Bathroom Lower Level

Step #	Component	Comments
500.4	Location	Half bath; lower level.
505.4	Fixtures-Sink/Basin	Functional. Single sink vanity.
510.4	Fixtures-Faucet	Functional.
515.4	Fixtures-Toilet	Functional. Two-piece.
530.4	Ventilation	Functional. Exhaust fan.
535.4	Electrical	Functional. GFCI circuit present.

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Garage

Step #	Component	Comments
250	Garage Type:	4-car; attached.
260	Foundation	Functional. Concrete.
262	Sill plates	Functional. Elevated.
264	Floor	Functional. Concrete.
265	Windows	Functional.
266	Vehicle Doors	Functional. 4 doors; metal; overhead. Rust on the interior of the second door from the south
267	Pedestrian Doors	Defective-Summary. The door jamb of the south door is soft and rotted and was wet from the dew dripping off the roof. See the main roof section and the roof flashing section. Recommend repair
267a	Pedestrian Doors #2	Marginal. The brick molding on the northwest service door of the garage is soft where the molding is below the concrete sidewalk. Anticipate repair
268	Opener(s)	Functional. 4 openers; pressure sensitive reverse.
270	Firewall	Functional. Separation between garage and house wall and ceiling.
272	Electrical	Functional.
275	Heat Source	Functional. Space heater, gas
278	Other	There are two water pipes that are routed through the garage to the sink in the NW corner. Recommend taking precautions to prevent freezing. The sink was functional

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