A Closer Look Home Inspection Services PROFESSIONAL CERTIFIED HOME INSPECTIONS OF WEST CENTRAL FLORIDA, TAMPA, HILLSBOROUGH,PINELLAS AND POLK COUNTIES A Closer Look Home Inspection Services Professional Certified Home Inspections Po Box 2791, Riverview, Florida 33568 Tel: 813 625 2421 Mobile: 813 625 2421 WWW.ACLOSERLOOKHOMEINSPECTIONSERVICES.COM SW1919@AOL.COM CONFIDENTIAL INSPECTION REPORT PREPARED FOR: _______________________________________________________________ INSPECTION ADDRESS INSPECTION DATE 5/16/2006 9:00 am to 12:30 pm This report is the exclusive property of the Inspection Company and the client whose name appears herewith, and its use by any unauthorized persons is prohibited. _____________________________________________________________________________________________ This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein. All printed comments and the opinions expressed herein are those of the Inspection Company. Inspection Narratives - Page 1 GENERAL INFORMATION Inspection Address: Inspection Date: 5/16/2006 Time: 9:00 am to 12:30 pm Weather: Clear and Dry - Temperature at time of inspection: 75 Degrees Humidity at time of inspection: 75% Inspected by: Structure Type: Masonry Block Furnished: No Number of Stories: One Structure Style: Modern Structure Orientation: South Estimated Year Built: 2000 Unofficial Sq.Ft.: 2500 People on Site At Time of Inspection: Buyer(s) Buyer's Agent PLEASE NOTE: This report is the exclusive property of A Closer Look Home Inspection Services and the client whose name appears herewith, and its use by any unauthorized persons is strictly prohibited. The observations and opinions expressed within this report are those of A Closer Look Home Inspection Services and supercede any alleged verbal comments. We inspect all of the systems, components, and conditions described in accordance with the standards of NACHI, and those that we do not inspect are clearly disclaimed in the contract and/or in the aforementioned standards. However, some components that are inspected and found to be functional may not necessarily appear in the report, simply because we do not wish to waste our client's time by having them read an unnecessarily lengthy report about components that do not need to be serviced. In accordance with the terms of the contract, the service recommendations that we make in this report should be completed well before the close of escrow by licensed specialists, who may well identify additional defects or recommend some upgrades that could affect your evaluation of the property. Report File: mr web site _____________________________________________________________________________________________ This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein. All printed comments and the opinions expressed herein are those of the Inspection Company. Inspection Narratives - Page 2 SCOPE OF WORK You have contracted with A Closer Look Home Inspection Services to perform a generalist inspection in accordance with the standards of practice established by Nachi. www.nachi.org A copy of which is available upon request. Generalist inspections are essentially visual, and distinct from those of specialists, inasmuch as they do not include the use of specialized instruments, the dismantling of equipment, or the sampling of air and inert materials. Consequently, a generalist inspection and the subsequent report will not be as comprehensive, nor as technically exhaustive, as that generated by specialists, and it is not intended to be. The purpose of a generalist inspection is to identify significant defects or adverse conditions that would warrant a specialist evaluation. Therefore, you should be aware of the limitations of this type of inspection, which are clearly indicated in the standards. However, the inspection is not intended to document the type of cosmetic deficiencies that would be apparent to the average person, and certainly not intended to identify insignificant deficiencies. Most homes built after 1978, are generally assumed to be free of asbestos and many other common environmental contaminants. However, as a courtesy to our clients, we are including some well documented, and therefore public, information about several environmental contaminants that could be of concern to you and your family, all of which we do not have the expertise or the authority to evaluate, such as asbestos, radon, methane, formaldehyde, termites and other wood-destroying organisms, pests and rodents, molds, microbes, bacterial organisms, and electromagnetic radiation, to name some of the more commonplace ones. Nevertheless, we will attempt to alert you to any suspicious substances that would warrant evaluation by a specialist. However, health and safety, and environmental hygiene are deeply personal responsibilities, and you should make sure that you are familiar with any contaminant that could affect your home environment. You can learn more about contaminants that can affect you home from a booklet published by The environmental Protection Agency, which you can read online at www.epa.gov/iaq/pubs/insidest.htm. Mold is one such contaminant. It is a microorganism that has tiny seeds, or spores, that are spread on the air, land, and feed on organic matter. It has been in existence throughout human history, and actually contributes to the life process. It takes many different forms, many of them benign, like mildew. Some characterized as allergens are relatively benign but can provoke allergic reactions among sensitive people, and others characterized as pathogens can have adverse health effects on large segments of the population, such as the very young, the elderly, and people with suppressed immune systems. However, there are less common molds that are called toxigens that represent a serious health threat. All molds flourish in the presence of moisture, and we make a concerted effort to look for any evidence of it wherever there could be a water source, including that from condensation. Interestingly, the molds that commonly appear on ceramic tiles in bathrooms do not usually constitute a health threat, but they should be removed. However, some visibly similar molds that form on cellulose materials, such as on drywall, plaster, and wood, are potentially toxigenic. If mold is to be found anywhere within a home, it will likely be in the area of tubs, showers, toilets, sinks, water heaters, evaporator coils, inside attics with unvented bathroom exhaust fans, and return-air compartments that draw outside air, all of which are areas that we inspect very conscientiously. Nevertheless, mold can appear as though spontaneously at any time, so you should be prepared to monitor your home, and particularly those areas that we identified. Naturally, it is equally important to maintain clean air-supply ducts and to change filters as soon as they become soiled, because contaminated ducts are a common breeding ground for dust mites, rust, and other contaminants. Regardless, although some mold-like substances may be visually identified, the specific identification of molds can only be determined by specialists and laboratory analysis, and is absolutely beyond the scope of our inspection. Nonetheless, as a prudent investment in environmental hygiene, we categorically recommend that you have your home tested for the presence of any such contaminants, and particularly if you or any member of your family suffers from allergies or asthma. Also, you can learn more about mold from an Environmental Protection Agency document entitled "A Brief Guide to Mold, Moisture and Your Home," by visiting their web site at: http://www.epa.gov/iaq/molds/moldguide.html/, from which it can be downloaded. Asbestos is a notorious contaminant that could be present in any home built before 1978. It is a naturally occurring mineral fiber that was first used by the Greek and Romans in the first century, and it has been widely used throughout the modern world in a variety of thermal insulators, including those in the form of paper wraps, bats, blocks, and blankets. However, it can also be found in a wide variety of other products too numerous to mention, including duct insulation and acoustical materials, plasters, siding, floor tiles, heat vents, and roofing products. Although perhaps recognized as being present in some documented forms, asbestos can only be _____________________________________________________________________________________________ This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein. All printed comments and the opinions expressed herein are those of the Inspection Company. Inspection Narratives - Page 3 Inspection Date/Time: 5/16/2006 9:00 am to 12:30 pm _____________________________________________________________________________________________ specifically identified by laboratory analysis. The most common asbestos fiber that exists in residential products is chrysotile, which belongs to the serpentine or white-asbestos group, and was used in the clutches and brake shoes of automobiles for many years. However, a single asbestos fiber is said to be able to cause cancer, and is therefore a potential health threat and a litigious issue. Significantly, asbestos fibers are only dangerous when they are released into the air and inhaled, and for this reason authorities such as the Environmental Protection Agency [EPA] and the Consumer Product Safety Commission [CPSC] distinguish between asbestos that is in good condition, or non-friable, and that which is in poor condition, or friable, which means that its fibers could be easily crumbled and become airborne. However, we are not specialists and, regardless of the condition of any real or suspected asbestos-containing material [ACM], we would not endorse it and recommend having it evaluated by a specialist. Radon is a gas that results from the natural decay of radioactive materials within the soil, and is purported to be the second leading cause of lung cancer in the United States. The gas is able to enter homes through the voids around pipes in concrete floors or through the floorboards of poorly ventilated crawlspaces, and particularly when the ground is wet and the gas cannot easily escape through the soil and dispersed into the atmosphere. However, it cannot be detected by the senses, and its existence can only be determined by sophisticated instruments and laboratory analysis, which is completely beyond the scope of our service. However, you can learn more about radon and other environmental contaminants and their affects on health, by contacting the EPA or a similar state agency, and it would be prudent for you to enquire about any high radon readings that might be prevalent in the general area surrounding your home. Lead poses an equally serious health threat. In the 1920's, it was commonly found in many plumbing systems. In fact, the word "plumbing" is derived from the Latin word "plumbum," which means lead. When in use as a component of a waste system, it does not constitute a viable health threat, but as a component of potable water pipes it would certainly be a health-hazard. Although rarely found in use, lead could be present in any home build as recently as the nineteen forties. For instance, lead was an active ingredient in many household paints, which can be released in the process of sanding, and even be ingested by small children and animals chewing on painted surfaces. Fortunately, the lead in painted surfaces can be detected by industrial hygienists using sophisticated instruments, but testing for it is not cheap. There are other environmental contaminants, some of which we have already mentioned, and others that may be relatively benign. However, we are not environmental hygienists, and as we stated earlier we disclaim any responsibility for testing or establishing the presence of any environmental contaminant, and recommend that you schedule whatever specialist inspections that may deem prudent before the close of escrow. _____________________________________________________________________________________________ This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein. All printed comments and the opinions expressed herein are those of the Inspection Company. Inspection Narratives - Page 4 Inspection Address: , , Inspection Date/Time: 5/16/2006 9:00 am to 12:30 pm _____________________________________________________________________________________________ Exterior With the exception of townhomes, condominiums, and residences that are part of a planned urban development, or PUD, we evaluate the following exterior features: driveways, walkways, fences, gates, handrails, guardrails, yard walls, carports, patio covers, decks, building walls, fascia and trim, balconies, doors, windows, lights, and outlets. However, we do not evaluate any detached structures, such as storage sheds and stables, and we do not water test or evaluate subterranean drainage systems or any mechanical or remotely controlled components, such as driveway gates. Also, we do not evaluate landscape components, such as trees, shrubs, fountains, ponds, statuary, pottery, fire pits, patio fans, heat lamps, and decorative or low-voltage lighting. In addition, we do not comment on coatings or cosmetic deficiencies and the wear and tear associated with the passage of time, which would be apparent to the average person. However, cracks in hard surfaces can imply the presence of expansive soils that can result in continuous movement, but this could only be confirmed by a geological evaluation of the soil. Site & Other Observations Landscaping Observations Informational Conditions We do not evaluate landscaping, but some of the trees need to be trimmed or pruned. There are tree limbs overgrowing the residence that should be trimmed or monitored, to insure that they do not impact of damage the roof or its components. Grading & Drainage General Comments Informational Conditions Water can be destructive and foster conditions that are deleterious to health. For this reason, the ideal property will have soils that slope away from the residence and the interior floors will be several inches higher than the exterior grade. Also, the residence will have roof gutters and downspouts that discharge into area drains with catch basins that carry water away to hard surfaces. However, we cannot guarantee the condition of any subterranean drainage system, but if a property does not meet this ideal, or if any portion of the interior floor is below the exterior grade, we cannot endorse it and recommend that you consult with a grading and drainage contractor, even though there may not be any evidence of moisture intrusion. The sellers or occupants will obviously have a more intimate knowledge of the site than we could possible hope to have during our limited visit, however we have confirmed moisture intrusion in residences when it was raining that would not have been apparent otherwise. Also, in conjunction with the cellulose material found in most modern homes, moisture can facilitate the growth of biological organisms that can compromise building materials and produce mold-like substances that can have an adverse affect on health. Interior-Exterior Elevations Informational Conditions There is an adequate difference in elevation between the exterior grade and the interior floors that should ensure that moisture intrusion would not threaten the living space, but of course we cannot guarantee that. Flat & Level Pad Informational Conditions The residence is situated on a flat level pad, which would typically not need a geological evaluation. However, inasmuch as we do not have the authority of a geologist you may wish to have a site evaluation. Drainage Mode Informational Conditions Drainage on this property is solely dependant on soil-percolation and hard surfaces, and there are no roof gutters or area drains. Such conditions are not ideal, and water may pond at various points during prolonged rains. Therefore, you may wish to have a specialist evaluate, but we did not see any evidence of moisture contaminating the living space. _____________________________________________________________________________________________ This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein. All printed comments and the opinions expressed herein are those of the Inspection Company. Inspection Narratives - Page 5 Inspection Date/Time: 5/16/2006 9:00 am to 12:30 pm _____________________________________________________________________________________________ Drainage Swales Informational Conditions The drainage swales are clear and clean, and should be kept clean for the general maintenance of the property. House Wall Finish House Wall Finish Type Informational Conditions The house walls are finished with stucco. House Wall Finish Observations Informational Conditions There are typical cracks in the stucco, which you should view for yourself. All cracks result from movement, and are structural in that respect, but the vast majority of them have only a cosmetic significance. However, you may wish to have this confirmed by a specialist. Exterior Components General Comments Informational Conditions It is important to maintain a property, including painting or sealing walkways, decks, and other hard surfaces, and it is particularly important to keep the house walls sealed, which provide the only barrier against deterioration. Unsealed cracks around windows, doors, and thresholds can permit moisture intrusion, which is the principle cause of the deterioration of any surface. Unfortunately, the evidence of such intrusion may only be obvious when it is raining. We have discovered leaking windows while it was raining that may not have been apparent otherwise. Regardless, there are many styles of windows but only two basic types, single and dual-glazed. Dual-glazed windows are superior, because they provide a thermal as well as an acoustical barrier. However, the hermetic seals on these windows can fail at any time, and cause condensation to form between the panes. Unfortunately, this is not always apparent, which is why we disclaim an evaluation of hermetic seals. Nevertheless, in accordance with industry standards, we test a representative number of unobstructed windows, and ensure that at least one window in every bedroom is operable and facilitates an emergency exit. Driveways Informational Conditions There are predictable cracks in the driveway that would not necessarily need to be serviced. Walkways Informational Conditions The walkways are in acceptable condition. Fences & Gates Informational Conditions Portions of this property are not fenced or otherwise enclosed, to provide security for children or animals. Fascia & Trim Informational Conditions Sections of the fascia board or wood trim are weathered, and should be serviced to prevent further deterioration. Sliding Glass Doors Informational Conditions The sliding glass door is tempered and in acceptable condition. _____________________________________________________________________________________________ This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein. All printed comments and the opinions expressed herein are those of the Inspection Company. Inspection Narratives - Page 6 Inspection Date/Time: 5/16/2006 9:00 am to 12:30 pm _____________________________________________________________________________________________ Structural All structures are dependent on the soil beneath them for support, but soils are not uniform. Some that might appear to be firm and solid can liquefy and become unstable during seismic activity. Also, there are soils that can expand to twice their volume with the influx of water and move structures with relative ease, raising and lowering them and fracturing slabs and other hard surfaces. In fact, expansive soils have accounted for more structural damage than most natural disasters. Regardless, foundations are not uniform, and conform to the structural standard of the year in which they were built. In accordance with our standards of practice, we identify foundation types and look for any evidence of structural deficiencies. However, cracks or deteriorated surfaces in foundations are quite common. In fact, it would be rare to find a raised foundation wall that was not cracked or deteriorated in some way, or a slab foundation that did not include some cracks concealed beneath the carpeting and padding. Fortunately, most of these cracks are related to the curing process or to common settling, including some wide ones called cold-joint separations that typically contour the footings, but others can be more structurally significant and reveal the presence of expansive soils that can predicate more or less continual movement. We will certainly alert you to any suspicious cracks if they are clearly visible. However, we are not specialists, and in the absence of any major defects we may not recommend that you consult with a foundation contractor, a structural engineer, or a geologist, but this should not deter you from seeking the opinion of any such expert. Structural Elements Identification of Wall Structure Informational Conditions The walls are conventionally framed with wooden studs. Identification of Floor Structure Informational Conditions The floor structure consists of a poured slab that could include reinforcing steel. Identification of Ceiling Structure Informational Conditions The ceiling structure consists of standard joists. Identification of Roof Structure Informational Conditions The roof structure consists of a prefabricated truss system. Slab Foundation General Comments Informational Conditions This residence has a slab foundation. Such foundations vary considerably from older ones that have no moisture barrier under them and no reinforcing steel within them to newer ones that have both. Our inspection of slab foundations conforms to industry standards, which is that of a generalist and not a specialist. We check the visible portion of the stem walls on the outside for any evidence of significant cracks or structural deformation, but we do not move furniture or lift carpeting and padding to look for cracks or moisture penetration, and we do not use any of the specialized devices that are used to establish relative elevations and confirm differential movement. Significantly, many slabs are built or move out of level, but the average person may not become aware of this until there is a difference of more than one inch in twenty feet, which most authorities regard as being tolerable. Many slabs are found to contain cracks when the carpet and padding are removed, including some that contour the edge and can be quite wide. They typically result from shrinkage and usually have little structural significance. However, there is no absolute standard for evaluating cracks, and those that are less than 1/4" and which exhibit no significant vertical or horizontal displacement are generally not regarded as being significant. Although they typically do result from common shrinkage, they can also be caused by a deficient mixture of concrete, deterioration through time, seismic activity, adverse soil conditions, and poor drainage, and if they are not sealed they can allow moisture to enter a residence, and particularly if the residence is _____________________________________________________________________________________________ This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein. All printed comments and the opinions expressed herein are those of the Inspection Company. Inspection Narratives - Page 7 Inspection Date/Time: 5/16/2006 9:00 am to 12:30 pm _____________________________________________________________________________________________ surcharged by a hill or even a slope, or if downspouts discharge adjacent to the slab. However, in the absence of any major defects, we may not recommend that you consult with a foundation contractor, a structural engineer, or a geologist, but this should not deter you from seeking the opinion of any such expert, and we would be happy to refer one. Method of Evaluation Informational Conditions We evaluated the slab foundation on the exterior, by examining the stem walls that project above the footing at the base of the house walls. The interior portions of the slab, which is also known as the slab floor, have little structural significance and, inasmuch as they are covered and not visually accessible, it is beyond the scope of our inspection. Common Observations Informational Conditions The residence has a bolted, slab foundation with no visible or significant abnormalities. Roof There are many different roof types, which we evaluate by walking on their surfaces. If we are unable or unwilling to do this for any reason, we will indicate the method that was used to evaluate them. Every roof will wear differently relative to its age, the number of its layers, the quality of its material, the method of its application, its exposure to direct sunlight or other prevalent weather conditions, and the regularity of its maintenance. Regardless of its design-life, every roof is only as good as the waterproof membrane beneath it, which is concealed and cannot be examined without removing the roof material, and this is equally true of almost all roofs. In fact, the material on the majority of pitched roofs is not designed to be waterproof only water-resistant. However, what remains true of all roofs is that, whereas their condition can be evaluated, it is virtually impossible for anyone to detect a leak except as it is occurring or by specific water tests, which are beyond the scope of our service. Even water stains on ceilings, or on the framing within attics, could be old and will not necessarily confirm an active leak without some corroborative evidence, and such evidence can be deliberately concealed. Consequently, only the installers can credibly guarantee that a roof will not leak, and they do. We evaluate every roof conscientiously, and even attempt to approximate its age, but we will not predict its remaining life expectancy, or guarantee that it will not leak. Naturally, the sellers or the occupants of a residence will generally have the most intimate knowledge of the roof and of its history. Therefore, we recommend that you ask the sellers about it, and that you either include comprehensive roof coverage in your home insurance policy, or that you obtain a roof certification from an established local roofing company. Composition Shingle Roof General Comments Informational Conditions There are a wide variety of composition shingle roofs, which are comprised of asphalt or fiberglass materials impregnated with mineral granules that are designed to deflect the deteriorating ultra-violet rays of the sun. The commonest of these roofs are warranted by manufacturers to last from twenty to twenty-five years, and are typically guaranteed against leaks by the installer for three to five years. The actual life of the roof will vary, depending on a number of interrelated factors besides the quality of the material and the method of installation. However, the first indication of significant wear is apparent when the granules begin to separate and leave pockmarks or dark spots. This is referred to as primary decomposition, which means that the roof is in decline, and therefore susceptible to leakage. This typically begins with the hip and ridge shingles and to the field shingles on the south facing side. This does not mean that the roof needs to be replaced, but that it should be monitored more regularly and serviced when necessary. Regular maintenance will certainly extend the life of any roof, and will usually avert most leaks that only become evident after they have caused other damage. Method of Evaluation Informational Conditions We evaluated the roof and its components by walking on its surface. _____________________________________________________________________________________________ This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein. All printed comments and the opinions expressed herein are those of the Inspection Company. Inspection Narratives - Page 8 Inspection Date/Time: 5/16/2006 9:00 am to 12:30 pm _____________________________________________________________________________________________ Estimated Age Informational Conditions The roof appears to be the same age as the residence, or ___ years old. Roofing Material Informational Conditions The roof is in acceptable condition, but this is not a guarantee against leaks. For a guarantee, you would need to have a roofing company perform a water-test and issue a roof certification. Flashings Informational Conditions The roof flashings are in acceptable condition. Gutters & Drainage Informational Conditions The roof only has partial gutters and full gutters are recommended for the general welfare of the residence and its foundation, inasmuch as moisture is a perennial problem. Chimney There are a wide variety of chimneys, which represent an even wider variety of the interrelated components that comprise them. However, there are three basic types, single-walled metal, masonry, and pre-fabricated metal ones that are commonly referred to as factory-built ones. Single-walled metal ones should not be confused with factory-built metal ones, and are rarely found in residential use, but masonry and factory-built ones are a commonplace. Our inspection of them conforms to industry standards, and is that of a generalist and not a specialist. However, significant areas of chimney flues cannot be adequately viewed during a field inspection, as has been documented by the Chimney Safety Institute of America, which reported in 1992: "The inner reaches of a flue are relatively inaccessible, and it should not be expected that the distant oblique view from the top or bottom is adequate to fully document damage even with a strong light." Therefore, because our inspection of chimneys is limited to those areas that can be viewed without dismantling any portion of them, and does not include the use of specialized equipment, we will not guarantee their integrity or drafting ability and recommend that they be video-scanned before the close of escrow. Living Room Chimney General Prefabricated Informational Conditions There are a wide variety of pre-fabricated chimneys, which are constructed on site with approved components. We perform a competent inspection of them, but we are not specialists, and our inspection of them is limited to those areas that can be viewed without dismantling any portion of them, and we cannot guarantee that any particular component is the one stipulated for use by the manufacturer. For instance, experience has taught us that many prefabricated chimneys have been fitted with architectural shrouds that are not approved by the manufacturer, and which can inhibit drafting and convectional cooling. Therefore, you may wish to have a specialist evaluate the chimney before the close of escrow. Chimney Flashings Informational Conditions The chimney flashings are in acceptable condition. Glass Doors Components and Conditions Needing Service One of the glass doors on the fireplace is broken, and should be repaired or replaced. Hearth Informational Conditions The hearth is in acceptable condition. _____________________________________________________________________________________________ This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein. All printed comments and the opinions expressed herein are those of the Inspection Company. Inspection Narratives - Page 9 Inspection Date/Time: 5/16/2006 9:00 am to 12:30 pm _____________________________________________________________________________________________ Plumbing Plumbing systems have common components, but they are not uniform. In addition to fixtures, these components include gas pipes, water pipes, pressure regulators, pressure relief valves, shut-off valves, drain and vent pipes, and water-heating devices, some of which we do not test if they are not in daily use. The best and most dependable water pipes are copper, because they are not subject to the build-up of minerals that bond within galvanized pipes, and gradually restrict their inner diameter and reduce water volume. Water softeners can remove most of these minerals, but not once they are bonded within the pipes, for which there would be no remedy other than a re-pipe. The water pressure within pipes is commonly confused with water volume, but whereas high water volume is good high water pressure is not. In fact, whenever the street pressure exceeds eighty pounds per square inch a regulator is recommended, which typically comes factory preset between forty-five and sixty-five pounds per square inch. However, regardless of the pressure, leaks will occur in any system, and particularly in one with older galvanized pipes, or one in which the regulator fails and high pressure begins to stress the washers and diaphragms within the various components. Waste and drainpipes pipes are equally varied, and range from modern ABS ones [acrylonitrile butadiene styrene] to older ones made of cast-iron, galvanized steel, clay, and even a cardboard-like material that is coated with tar. The condition of these pipes is usually directly related to their age. Older ones are subject to damage through decay and root movement, whereas the more modern ABS ones are virtually impervious to damage, although some rare batches have been alleged to be defective. However, inasmuch as significant portions of drainpipes are concealed, we can only infer their condition by observing the draw at drains. Nonetheless, blockages will occur in the life of any system, but blockages in drainpipes, and particularly in main drainpipes, can be expensive to repair, and for this reason we recommend having them video-scanned. This could also confirm that the house is connected to the public sewer system, which is important because all private systems must be evaluated by specialists. Potable Water Supply Pipes Water Main Shut-off Location Informational Conditions The main water shut-off valve is located in the house side yard. Pressure Regulators Informational Conditions The pressure at the street is under 80psi and a regulator is not required on the plumbing system. Copper Water Pipes Informational Conditions The potable water pipes are in acceptable condition. Electric Water Heaters General Comments Informational Conditions There are a wide variety of residential electric water heaters that range in capacity from fifteen to one hundred gallons. They can be expected to last at least as long as their warranty, or from five to eight years, but they will generally last longer. However, few of them last longer than fifteen or twenty years and many eventually leak. So it is always wise to have them installed over a drain pan plumbed to the exterior. Also, it is prudent to flush them annually to remove minerals that include the calcium chloride bi-product of many water softening systems. The water temperature should be set at a minimum of 110 degrees fahrenheit to kill microbes and a maximum of 140 degrees to prevent scalding. Also, water heaters can be dangerous if they are not seismically secured and equipped with a pressure/temperature relief valve and discharge pipe plumbed to the exterior. Age Capacity & Location Informational Conditions Hot water is provided by a 7 year old, 40 gallon water heater that is located in the garage. _____________________________________________________________________________________________ This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein. All printed comments and the opinions expressed herein are those of the Inspection Company. Inspection Narratives - Page 10 Inspection Date/Time: 5/16/2006 9:00 am to 12:30 pm _____________________________________________________________________________________________ Water Shut-Off Valve & Connectors Components and Conditions Needing Service The water shut-off valve is leaking, and should be repaired. Relief Valve & Discharge Pipe Components and Conditions Needing Service The discharge pipe is plumbed incorrectly to discharge into a drain pan. However, it or the drain pan should be plumbed to discharge at the exterior and terminate at a point no more than twenty-four inches above grade and no less than six inches to it. If this is not feasible, the pressure relief valve could be replaced with a Watts 210 valve, which serves the same purpose and meets the same safety requirement. However, a pressure relief valve must be present elsewhere on the system. Drip Pan & Overflow Pipe Informational Conditions The water heater is equipped with a drip pan and a drain pipe, which is designed to prevent water damage from a leak. Nevertheless, the water heater should be periodically monitored for any signs of a leak. Waste & Drainage Systems General Comments Informational Conditions We attempt to evaluate drain pipes by flushing every drain that has an active fixture while observing its draw and watching for blockages or slow drains, but this is not a conclusive test and only a video-scan of the main line would confirm its actual condition. However, you can be sure that blockages will occur, usually relative in severity to the age of the system, and will range from minor ones in the branch lines, or at the traps beneath sinks, tubs, and showers, to major blockages in the main line. The minor ones are easily cleared, either by chemical means or by removing and cleaning the traps. However, if tree roots grow into the main drain that connects the house to the public sewer, repairs could become expensive and might include replacing the entire main line. For these reasons, we recommend that you ask the sellers if they have ever experienced any drainage problems, or you may wish to have the main waste line video-scanned before the close of escrow. Failing this, you should obtain an insurance policy that covers blockages and damage to the main line. However, most policies only cover plumbing repairs within the house, or the cost of rooter service, most of which are relatively inexpensive. Electrical There are a wide variety of electrical systems with an even greater variety of components, and any one particular system may not conform to current standards or provide the same degree of service and safety. What is most significant about electrical systems however is that the national electrical code [NEC] is not retroactive, and therefore many residential systems do not comply with the latest safety standards. Regardless, we are not electricians and in compliance with our standards of practice we only test a representative number of switches and outlets and do not perform load-calculations to determine if the supply meets the demand. However, in the interests of safety, we regard every electrical deficiency and recommended upgrade as a latent hazard that should be serviced as soon as possible, and that the entire system be evaluated and certified as safe by an electrician. Therefore, it is essential that any recommendations that we may make for service or upgrades should be completed before the close of escrow, because an electrician could reveal additional deficiencies or recommend some upgrades for which we would disclaim any further responsibility. However, we typically recommend upgrading outlets to have ground fault protection, which is a relatively inexpensive but essential safety feature. These outlets are often referred to as GFCI's, or ground fault circuit interrupters and, generally speaking, have been required in specific locations for more than thirty years, beginning with swimming pools and exterior outlets in 1971, and the list has been added to ever since: bathrooms in 1975, garages in 1978, spas and hot tubs in 1981, hydro tubs, massage equipment, boat houses, kitchens, and unfinished basements in 1987, crawlspaces in 1990, wet bars in 1993, and all kitchen countertop outlets with the exception of refrigerator and freezer outlets since 1996. Similarly, AFCI's or arc fault circuit interrupters, represent the very latest in circuit breaker technology, and have been required in all bedroom circuits since 2002. However, inasmuch as arc faults cause thousands of electrical fires and hundreds of deaths each year, _____________________________________________________________________________________________ This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein. All printed comments and the opinions expressed herein are those of the Inspection Company. Inspection Narratives - Page 11 Inspection Date/Time: 5/16/2006 9:00 am to 12:30 pm _____________________________________________________________________________________________ we categorically recommend installing them at every circuit as a prudent safety feature. Main Panel General Comments Informational Conditions National safety standards require electrical panels to be weatherproof, readily accessible, and have a minimum of thirty-six inches of clear space in front of them for service. Also, they should have a main disconnect, and each circuit within the panel should be clearly labeled. Industry standards only require us to test a representative number of accessible switches, receptacles, and light fixtures. However, we attempt to test every one that is unobstructed, but if a residence is furnished we will obviously not be able to test each one. Service Entrance Informational Conditions The main conductor lines are underground, or part of a lateral service entrance. This is characteristic of modern electrical services but, inasmuch as the service lines are underground and cannot be seen, they are not evaluated as part of our service. Panel Size & Location Informational Conditions The residence is served by a ___ amp, 220 volt panel, located inside the garage. Main Panel Observations Informational Conditions The panel and its components have no visible deficiencies. Circuit Breakers Informational Conditions There are no visible deficiencies with the circuit breakers. Various circuits are not labeled, which is recommended. Grounding Informational Conditions The panel is grounded to a driven rod. Heat-A/C The components of most heating and air-conditioning systems have a design-life ranging from ten to twenty years, but can fail prematurely with poor maintenance, which is why we apprise you of their age whenever possible. We test and evaluate them in accordance with the standards of practice, which means that we do not dismantle and inspect the concealed portions of evaporator and condensing coils, the heat exchanger, which is also known as the firebox, electronic air-cleaners, humidifiers, ducts and in-line duct-motors or dampers. We perform a conscientious evaluation of both systems, but we are not specialists. However, even the most modern heating systems can produce carbon monoxide, which in a sealed or poorly ventilated room can result in sickness, debilitating injury, and even death. Therefore, in accordance with the terms of our contract, it is essential that any recommendations that we make for service or a second opinion be scheduled before the close of escrow, because a specialist could reveal additional defects or recommend further upgrades that could affect your evaluation of the property, and our service does not include any form of warranty or guarantee. HVAC Split Systems Age & Location Informational Conditions Central heat and air-conditioning are provided by a single split-system, consisting of a 7 year-old furnace with an evaporator coil that is located the garage, and a 7 year-old condensing coil that is located in side yard. Evaporator Coil Components and Conditions Needing Service Ice forms on the refrigerant lines, which has multiple causes ranging from closed off registers and clogged filters to low refrigerant, and the system should be serviced. _____________________________________________________________________________________________ This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein. All printed comments and the opinions expressed herein are those of the Inspection Company. Inspection Narratives - Page 12 Inspection Date/Time: 5/16/2006 9:00 am to 12:30 pm _____________________________________________________________________________________________ Condensate Drainpipe Informational Conditions The condensate drainpipe discharges correctly outside the residence. Differential Temperature Readings Informational Conditions The air-conditioning responded and achieved an acceptable differential temperature split between the air entering the system and that coming out, of eighteen degrees or more. Registers Informational Conditions The registers are reasonably clean and functional. Flexible Ducting Informational Conditions The ducts have no visible deficiencies. They are a modern flexible type that are comprised of an outer plastic sleeve and a clear inner liner that contains fiberglass insulation. Living Our inspection of living space includes the visually accessible areas of walls, floors, cabinets and closets, and includes the testing of a representative number of windows and doors, switches and outlets. However, we do not evaluate window treatments, or move furniture, lift carpets or rugs, empty closets or cabinets, and we do not comment on cosmetic deficiencies. We may not comment on the cracks that appear around windows and doors, or which follow the lines of framing members and the seams of drywall and plasterboard. These cracks are a consequence of movement, such as wood shrinkage, common settling, and seismic activity, and will often reappear if they are not correctly repaired. Such cracks can become the subject of disputes, and are therefore best evaluated by a specialist. Similarly, there are a number of environmental pollutants that we have already elaborated upon, the specific identification of which is beyond the scope of our service but which can become equally contentious. In addition, there are a host of lesser contaminants, such as that from moisture penetrating carpet-covered cracks in floor slabs, as well as odors from household pets and cigarette smoke that can permeate walls, carpets, heating and air conditioning ducts, and other porous surfaces, and which can be difficult to eradicate. However, inasmuch as the sense of smell adjusts rapidly, and the sensitivity to such odors is certainly not uniform, we recommend that you make this determination for yourself, and particularly if you or any member of your family suffers from allergies or asthma, and then schedule whatever remedial services may be deemed necessary before the close of escrow. Main Entry Doors Informational Conditions The doors are functional. The doorbell does not work, and should be serviced. The keyed deadbolt could prevent or impede an emergency exit, and should be replaced with a safer latch type. Flooring Components and Conditions Needing Service The floor is out of level. We can elaborate, but this condition should be evaluated by a structural engineer or a foundation contractor. Walls & Ceiling Informational Conditions The walls and ceiling have typical stress fractures, which have resulted from movement, and which will usually reappear if they are not repaired correctly. Single-Glazed Windows Informational Conditions The windows are functional. _____________________________________________________________________________________________ This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein. All printed comments and the opinions expressed herein are those of the Inspection Company. Inspection Narratives - Page 13 Inspection Date/Time: 5/16/2006 9:00 am to 12:30 pm _____________________________________________________________________________________________ Closets Components and Conditions Needing Service The closet door needs to be shaved or trimmed to close easily, and should be serviced. Lights Functional Components and Conditions The lights are functional. Living Room Outlets Components and Conditions Needing Service An outlet has an open ground, and should be serviced. Dining Room No Recommended Service Informational Conditions We have evaluated the dining room, and found it to be in acceptable condition. Family Room No Recommended Service Informational Conditions We have evaluated the family room, and found it to be in acceptable condition. Kitchen We test kitchen appliances for their functionality, and cannot evaluate them for their performance nor for the variety of their settings or cycles. However, if they are older than ten years, they may well exhibit decreased efficiency. Also, many older gas and electric ranges are not secured and can be easily tipped, particularly when any weight is applied to an open range door, and all such appliances should be confirmed to be secure. Regardless, we do not inspect the following items: free-standing appliances, refrigerators, trash-compactors, built-in toasters, coffee-makers, can-openers, blenders, instant hot-water dispensers, water-purifiers, barbecues, grills or rotisseries, timers, clocks, thermostats, the self-cleaning capability of ovens, and concealed or countertop lighting, which is convenient but often installed after the initial construction and not wired to national electrical standards. Kitchen Flooring Components and Conditions Needing Service There are cracks in the tiles, which you should view for yourself. They are likely to have been caused by movement or an insubstantial mortar base, but you may wish to seek the opinion of a specialist. Walls & Ceiling Functional Components and Conditions The walls and ceiling are in acceptable condition. Sink & Countertop Components and Conditions Needing Service The island, or its countertop, is not secure. This could pose a safety threat to children, and should be secured. Cabinets Informational Conditions The cabinets have typical, cosmetic damage, or that which is commensurate with their age. _____________________________________________________________________________________________ This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein. All printed comments and the opinions expressed herein are those of the Inspection Company. Inspection Narratives - Page 14 Inspection Date/Time: 5/16/2006 9:00 am to 12:30 pm _____________________________________________________________________________________________ Faucet Components and Conditions Needing Service The faucet is loose, and should be secured. Garbage Disposal Components and Conditions Needing Service The electrical connection to the garbage disposal is substandard. The disposal should be powered by an approved appliance cord, or be hardwired. Electric Range Informational Conditions The range is not equipped with an anti-tip device, which prevents the range from tipping, or its contents from spilling, should a child attempt to climb on it or its open door. This is a recommended safety feature that should be installed, and particularly if small children occupy or visit the residence. Dishwasher Functional Components and Conditions The dishwasher is functional. Exhaust Fan or Downdraft Informational Conditions The exhaust fan is functional and a type that vents internally. Built-in Microwave Functional Components and Conditions The built-in microwave is functional but we did not test it for leakage, which would require a specialized instrument. Outlets Functional Components and Conditions The outlets that were tested are functional and include ground-fault protection. Attic In accordance with our standards, we do not attempt to enter attics that have less than thirty-six inches of headroom, are restricted by ducts, or in which the insulation obscures the joists and thereby makes mobility hazardous, in which case we would inspect them as best we can from the access point. In regard to evaluating the type and amount of insulation on the attic floor, we use only generic terms and approximate measurements, and do not sample or test the material for specific identification. Also, we do not disturb or move any portion of it, and it may well obscure water pipes, electrical conduits, junction boxes, exhaust fans, and other components. Primary Attic Attic Access Location Informational Conditions The attic can be accessed through a hatch in the garage. Method of Evaluation Informational Conditions We evaluated the attic by direct access. Framing Informational Conditions The roof framing consists of a factor- built truss system, comprised of components called chords, webs, and struts that are connected by wood or metal gussets nailed or glued in place. Each component of the truss is designed for a specific purpose, and cannot be removed or modified without compromising the integrity of the entire truss. The lowest component, which is called the chord and to which the ceiling is attached, can move by thermal expansion and contraction and cause creaking sounds, which are more pronounced in the mornings and evenings along with temperature changes. Such movement has no structural significance, but can result in small cracks or divots in the drywall or plaster. _____________________________________________________________________________________________ This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein. All printed comments and the opinions expressed herein are those of the Inspection Company. Inspection Narratives - Page 15 Inspection Date/Time: 5/16/2006 9:00 am to 12:30 pm _____________________________________________________________________________________________ Ventilation Informational Conditions Ventilation is provided by a combination of eave, dormer, turbine, or gable vents, and should be adequate. Electrical Components and Conditions Needing Service There is an open electrical junction box, which should be sealed so that any arching or sparking would be contained within the box. Plumbing Vents Informational Conditions The drainpipe vents that are fully visible are in acceptable condition. Batt Insulation Informational Conditions The attic floor is insulated with three-inches of foil-faced, batt, insulation. Current standards call for nine and even twelve-inches of insulation, and you may wish to consider adding more. Regardless. The foil on this material can prove to be hazardous in conjunction with electricity, and any person entering the attic to perform electrical work should be suitably cautioned. Bedrooms In accordance with the standards of practice, our inspection of bedrooms includes the visually accessible areas of walls, floors, cabinets and closets, and includes the testing of a representative number of windows and doors, switches and outlets. We evaluate windows to ensure that they meet light and ventilation requirements and facilitate an emergency exit or egress, but we do not evaluate window treatments, nor move furniture, lift carpets or rugs, empty closets or cabinets, and we do not comment on common cosmetic deficiencies. Master Bedroom Doors Components and Conditions Needing Service The door handle needs to be serviced to work smoothly. Walls & Ceiling Informational Conditions The walls and ceiling are in acceptable condition. Closets Components and Conditions Needing Service The closet door needs to be shaved or trimmed to close easily. Smoke Detector Informational Conditions The smoke detector is functional, but should be checked periodically. 1st Guest Bedroom Location Informational Conditions The first guest bedroom is located south front No Recommended Service Informational Conditions We have evaluated the bedroom, and found it to be in acceptable condition. _____________________________________________________________________________________________ This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein. All printed comments and the opinions expressed herein are those of the Inspection Company. Inspection Narratives - Page 16 Inspection Date/Time: 5/16/2006 9:00 am to 12:30 pm _____________________________________________________________________________________________ 2nd Guest Bedroom Location Informational Conditions The second guest bedroom is located south back No Recommended Service Informational Conditions We have evaluated the bedroom, and found it to be in acceptable condition. Bathrooms In accordance with industry standards, we do not comment on common cosmetic deficiencies, and do not evaluate window treatments, steam showers, and saunas. More importantly, we do not leak-test shower pans, which is usually the responsibility of a termite inspector. However, because of the possibility of water damage, most termite inspectors will not leak-test second floor shower pans without the written consent of the owners or occupants. Master Bathroom Size and Location Informational Conditions The master bathroom is a full, and is located adjacent to the master bedroom. No Recommended Service Informational Conditions We have evaluated the master bathroom, and found it to be in acceptable condition. Main Hallway Bathroom Size and Location Informational Conditions The main hallway bathroom is a full, and located off the main hallway. Flooring Informational Conditions The floor is worn or cosmetically damaged, which you should view for yourself. Sink Countertop Informational Conditions There is a separation between the sink and the countertop, which should be sealed to forestall moisture intrusion between the cabinet and the wall. Laundry In accordance with industry standards, we do not test clothes dryers, nor washing machines and their water connections and drainpipes. However, there are two things that you should be aware of. The water supply to washing machines is usually left on, and their hoses can leak or burst under pressure and continue to flow. Therefore, we recommend replacing the rubber hose type with newer braided stainless steel ones that are much more dependable. You should also be aware that the newer washing machines discharge a greater volume of water than many of the older drainpipes can handle, which causes the water to back up and overflow, and the only remedy would be to replace the standpipe and trap with one that is a size larger. _____________________________________________________________________________________________ This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein. All printed comments and the opinions expressed herein are those of the Inspection Company. Inspection Narratives - Page 17 Inspection Date/Time: 5/16/2006 9:00 am to 12:30 pm _____________________________________________________________________________________________ Laundry Room No Recommended Service Informational Conditions We have evaluated the laundry room, and found it to be in acceptable condition. Garage It is not uncommon for moisture to penetrate garages, because their slabs are on-grade. Evidence of this is typically apparent in the form of efflorescence, or salt crystal formations, that result when moisture penetrates the concrete slab or sidewalls. This is a common with garages that are below grade, and some sidewalls are even cored to relieve the pressure that can build up behind them, and which actually promotes drainage through the garage. Also, if there is living space above the garage, that space will be seismically vulnerable. Ideally, the columns and beams around the garage door will be made of structural steel, but in many residences these components are made of wood but could include some structural accessories, such as post-straps and hold-downs, and plywood shear paneling. However, we are not an authority in such matters, and you may wish to discuss this further with a structural engineer. In addition, and inasmuch as garage door openings are not standard, you may wish to measure the opening to ensure that there is sufficient clearance to accommodate your vehicles. Double-Car Garage Parking Space Informational Conditions The parking space has been restricted by the addition of storage shelves or a workbench. Therefore, it would be prudent for you to see that the parking space is adequate to accommodate your vehicles. Slab Floor Informational Conditions The slab floor is cracked, but not load-bearing. Such cracks are common and result as a consequence of the curing process, seismic activity, ordinary settling, or the presence of expansive soils, but are not structurally threatening. We can elaborate, but you may wish to have a structural engineer confirm this. Walls & Ceiling Components and Conditions Needing Service There is evidence of moisture intrusion in the garage. However, it is not uncommon to find such evidence in the form of efflorescence, or salt crystal formations, on the walls and slab of a garage. Garages are built on-grade, and most will be subject to some degree of moisture intrusion when it is raining. In spite of this, many older garages will not have a moisture barrier beneath the slab and, if they are below grade, the walls may not have been treated to resist moisture. However, you may wish to ask the sellers about this condition or have it evaluated by a grading and drainage contractor. Firewall Separation Components and Conditions Needing Service The voids in the garage firewall must be repaired, in order to maintain the necessary firewall separation between the garage and the residence. The voids in the ceiling firewall must be repaired, in order to maintain the necessary firewall separation between the garage and the residence. A pull-down ladder assembly in the garage ceiling violates the necessary firewall separation between the garage and the living quarters. Its hatch cover should be sheathed in metal, or the wall of the residence beyond it must be plastered or dry-walled. Entry Door Into the House Components and Conditions Needing Service The house entry door is not identified as being fire-rated and must be, to maintain the necessary firewall separation between a garage and living quarters, and will need to be replaced. Garage Side Door Components and Conditions Needing Service The base of the garage side door is moisture damaged and delaminating, and should be repaired. _____________________________________________________________________________________________ This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein. All printed comments and the opinions expressed herein are those of the Inspection Company. Inspection Narratives - Page 18 Inspection Date/Time: 5/16/2006 9:00 am to 12:30 pm _____________________________________________________________________________________________ _____________________________________________________________________________________________ This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein. All printed comments and the opinions expressed herein are those of the Inspection Company. Inspection Narratives - Page 19 AFFILIATIONS AND CERTIFICATIONS ICBO Certified Building Inspector # _______________ ICBO Certified Mechanical Inspector # _____________ ICBO Certified Combination Dwelling Inspector # _________ IAPMO Certified Mechanical Inspector #_______ California Real Estate Inspection Association "C.P.I." # _______ Structural Pest Inspector License #__________ AHERA Certified Building Inspector #__________ Inspector _____________________________________________________________________________________________ This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein. All printed comments and the opinions expressed herein are those of the Inspection Company. Inspection Narratives - Page 20 REPORT CONCLUSION Congratulations on the purchase of your new home. Inasmuch as we never know who will be occupying or visiting a property, whether it be children or the elderly, we ask you to consider following these general safety recommendations: install smoke and carbon monoxide detectors; identify all escape and rescue ports; rehearse an emergency evacuation of the home; upgrade older electrical systems by at least adding ground-fault outlets; never service any electrical equipment without first disconnecting its power source; safety-film all non-tempered glass; ensure that every elevated window and the railings of stairs, landings, balconies, and decks are child-safe, meaning that barriers are in place or that the distance between the rails is not wider than three inches; regulate the temperature of water heaters to prevent scalding; make sure that goods that contain caustic or poisonous compounds, such as bleach, drain cleaners, and nail polish removers be stored where small children cannot reach them; ensure that all garage doors are well balanced and have a safety device, particularly if they are the heavy wooden type; remove any double-cylinder deadbolts from exterior doors; and consider installing child-safe locks and alarms on the exterior doors of all pool and spa properties. We are proud of our service, and trust that you will be happy with the quality of our report. We have made every effort to provide you with an accurate assessment of the condition of the property and its components and to alert you to any significant defects or adverse conditions. However, we may not have tested every outlet, and opened every window and door, or identified every minor defect. Also because we are not specialists or because our inspection is essentially visual, latent defects could exist. Therefore, you should not regard our inspection as conferring a guarantee or warranty. It does not. It is simply a report on the general condition of a particular property at a given point in time. Furthermore, as a homeowner, you should expect problems to occur. Roofs will leak, drain lines will become blocked, and components and systems will fail without warning. For these reasons, you should take into consideration the age of the house and its components and keep a comprehensive insurance policy current. If you have been provided with a home protection policy, read it carefully. Such policies usually only cover insignificant costs, such as that of rooter service, and the representatives of some insurance companies can be expected to deny coverage on the grounds that a given condition was preexisting or not covered because of what they claim to be a code violation or a manufacture's defect. Therefore, you should read such policies very carefully, and depend upon our company for any consultation that you may need. Thank you for taking the time to read this report, and call us if you have any questions or observations whatsoever. We are always attempting to improve the quality of our service and our report, and we will continue to adhere to the highest standards of the real estate industry and to treat everyone with kindness, courtesy, and respect. _____________________________________________________________________________________________ This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein. All printed comments and the opinions expressed herein are those of the Inspection Company. Inspection Narratives - Page 21 Inspection Address: , Inspection Date/Time: 5/16/2006 9:00 am to 12:30 pm _____________________________________________________________________________________________ TABLE OF CONTENTS CONFIDENTIAL INSPECTION REPORT 1 GENERAL INFORMATION 2 SCOPE OF WORK 3 Exterior 5 Site & Other Observations 5 Grading & Drainage 5 House Wall Finish 6 Exterior Components 6 Structural 7 Structural Elements 7 Slab Foundation 7 Roof 8 Composition Shingle Roof 8 Chimney 9 Living Room Chimney 9 Plumbing 10 Potable Water Supply Pipes 10 Electric Water Heaters 10 Waste & Drainage Systems 11 Electrical 11 Main Panel 12 Heat-A/C 12 HVAC Split Systems 12 Living 13 Main Entry 13 Living Room 14 Dining Room 14 Family Room 14 Kitchen 14 Kitchen 14 Attic 15 Primary Attic 15 Bedrooms 16 Master Bedroom 16 1st Guest Bedroom 16 2nd Guest Bedroom 17 Bathrooms 17 Master Bathroom 17 Main Hallway Bathroom 17 Laundry 17 Laundry Room 18 Garage 18 Double-Car Garage 18 Certifications and Affiliations 20 Report Conclusion 21 _____________________________________________________________________________________________ This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein. All printed comments and the opinions expressed herein are those of the Inspection Company. Table of Contents - Page 1