5285 SAMPLE HWY / Adams Residential Inspections / Chris Adams

1. Roofing

The home inspector shall observe: Roof covering; Roof drainage systems; Flashings; Skylights, chimneys, and roof penetrations; and Signs of' leaks or abnormal condensation on building components. The home inspector shall: Describe the type of roof covering materials; and Report the methods used to observe the roofing. The home inspector is not required to: Walk on the roofing; or Observe attached accessories including but not limited to solar systems, antennae, and lightning arrestors.

Items

1.0	Roof Coverings Comments: Inspected

1.1	Flashings Comments: Inspected

1.2	Skylights, Chimneys and Roof Penetrations Comments: Inspected

1.3	Roof Drainage Systems Comments: Repair or Replace
	Gutters should be added to direct water away from the home to prevent water damage to the foundation. A professional is recommended for installation. 1.3 Item 1(Picture) 1.3 Item 2(Picture)

Styles & Materials

Roof Covering: Metal	Viewed roof covering from: Ground Window	Sky Light(s): None
Chimney (exterior): Brick

The roof of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Roof coverings and skylights can appear to be leak proof during inspection and weather conditions. Our inspection makes an attempt to find a leak but sometimes cannot. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

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2. Exterior

The home inspector shall observe: Wall cladding, flashings, and trim; Entryway doors and a representative number of windows; Garage door operators; Decks, balconies, stoops, steps, areaways, porches and applicable railings; Eaves, soffits, and fascias; and Vegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect to their effect on the condition of the building. The home inspector shall: Describe wall cladding materials; Operate all entryway doors and a representative number of windows; Operate garage doors manually or by using permanently installed controls for any garage door operator; Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance during closing; and Probe exterior wood components where deterioration is suspected. The home inspector is not required to observe: Storm windows, storm doors, screening, shutters, awnings, and similar seasonal accessories; Fences; Presence of safety glazing in doors and windows; Garage door operator remote control transmitters; Geological conditions; Soil conditions; Recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities); Detached buildings or structures; or Presence or condition of buried fuel storage tanks. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.

Items

2.0	Wall Cladding Flashing and Trim Comments: Repair or Replace
	The house siding has paint chipping. To keep the homes siding from deteriorating I recommend a good clean, paint, and seal by a licensed professional. 2.0 Item 1(Picture)

2.1	Doors (Exterior) Comments: Inspected

2.2	Windows Comments: Repair or Replace
	The windows paint is chipping and should be repainted and sealed or replaced to prevent deterioration. I recommend a licensed professional for repairs. 2.2 Item 1(Picture)

2.3	Decks, Balconies, Stoops, Steps, Areaways, Porches, Patio/Cover and Applicable Railings Comments: Inspected

2.4	Vegetation, Grading, Drainage, Driveways, Patio Floor, Walkways and Retaining Walls (With respect to their effect on the condition of the building) Comments: Repair or Replace
	The right side of the front porch has a guard rail that is loose. These rails should either be tightened down or replaced by a licensed professional to withstand at least 200 lbs. of pressure. 2.4 Item 1(Picture)

2.5	Eaves, Soffits and Fascias Comments: Inspected

Styles & Materials

Siding Style: Lap Wood shakes	Siding Material: Wood	Exterior Entry Doors: Wood
Appurtenance: Covered porch Sidewalk	Driveway: Gravel

The exterior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

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3. Built-In Kitchen Appliances

The home inspector shall observe and operate the basic functions of the following kitchen appliances: Permanently installed dishwasher, through its normal cycle; Range, cook top, and permanently installed oven; Trash compactor; Garbage disposal; Ventilation equipment or range hood; and Permanently installed microwave oven. The home inspector is not required to observe: Clocks, timers, self-cleaning oven function, or thermostats for calibration or automatic operation; Non built-in appliances; or Refrigeration units. The home inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable.

Items

3.0	Dishwasher Comments: Inspected

3.1	Ranges/Ovens/Cooktops Comments: Inspected

3.2	Range Hood (s) Comments: Not Present

3.3	Trash Compactor Comments: Not Present

3.4	Food Waste Disposer Comments: Not Present

3.5	Microwave Cooking Equipment Comments: Not Present

Styles & Materials

Dishwasher Brand: KENMORE	Disposer Brand: NONE	Exhaust/Range hood: NONE
Range/Oven: KENMORE	Built in Microwave: NONE	Trash Compactors: NONE

The built-in appliances of the home were inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

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4. Interiors

The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installed cabinets; and A representative number of doors and windows. The home inspector shall: Operate a representative number of windows and interior doors; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments.

Items

4.0	Ceilings Comments: Repair or Replace
	The drywall tape has come loose in some places of the home. I consider this cosmetic and can be repaired as you see fit. 4.0 Item 1(Picture)

4.1	Walls Comments: Inspected

4.2	Floors Comments: Inspected

4.3	Steps, Stairways, Balconies and Railings Comments: Inspected

4.4	Counters and Cabinets (representative number) Comments: Inspected

4.5	Doors (representative number) Comments: Inspected

4.6	Windows (representative number) Comments: Repair or Replace
	(1) The room to the right of the entry door has a window that is missing a lock and storm window. I recommend adding a lock to keep the windows shut and a storm window to add efficiency to the home. A licensed professional can be used as needed. 4.6 Item 1(Picture)
	(2) The room to the right of the entry door has a window that is cracked. The window should be replaced to prevent an injury from occurring. A licensed professional is recommended for replacement or repair. 4.6 Item 2(Picture)

Styles & Materials

Ceiling Materials: Gypsum Board	Wall Material: Gypsum Board	Floor Covering(s): Linoleum Tile Wood
Interior Doors: Wood	Window Types: AGED Single-hung	Cabinetry: Wood
Countertop: Laminate

The interior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection did not involve moving furniture and inspecting behind furniture, area rugs or areas obstructed from view. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

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5. Plumbing System

The home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets; functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and functional drainage; Hot water systems including: water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks; and Sump pumps. The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; Water heating equipment; and Location of main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance. The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials.

Items

5.0	Plumbing Drain, Waste and Vent Systems Comments: Repair or Replace
	The master bath drain plug is stuck in place. In this position the sink will not drain as intended. This can be repaired by a licensed plumber as needed. 5.0 Item 1(Picture)

5.1	Plumbing Water Supply, Distribution System and Fixtures Comments: Inspected

5.2	Hot Water Systems, Controls, Chimneys, Flues and Vents Comments: Repair or Replace
	The water heater is completely covered up and trapped under wood. I could not determine the condition of the water heater at the time of inspection. A licensed professional is recommended for further evaluation and repairs as needed. 5.2 Item 1(Picture)

5.3	Fuel Storage and Distribution Systems (Interior fuel storage, piping, venting, supports, leaks) Comments: Inspected

5.4	Main Fuel Shut-off (Describe Location) Comments: Inspected
	The main water shut off is located under the crawl space with a yellow handle. To the right of the entry. 5.4 Item 1(Picture)

5.5	Sump Pump Comments: Inspected

Styles & Materials

Water Source: Well	Water Filters: (We do not inspect filtration systems)	Plumbing Water Supply (into home): Copper
Plumbing Water Distribution (inside home): PVC	Washer Drain Size: 2" Diameter	Plumbing Waste: PVC Copper
Water Heater Power Source: Electric	Water Heater Capacity: Unknown	Water Heater Location: Main Floor
WH Manufacturer: MORFLO

The plumbing in the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Washing machine drain line for example cannot be checked for leaks or the ability to handle the volume during drain cycle. Older homes with galvanized supply lines or cast iron drain lines can be obstructed and barely working during an inspection but then fails under heavy use. If the water is turned off or not used for periods of time (like a vacant home waiting for closing) rust or deposits within the pipes can further clog the piping system. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

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6. Electrical System

The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main over current device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their over current devices, and the compatibility of their ampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and Smoke detectors. The home inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; and Location of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector shall report on presence or absence of smoke detectors, and operate their test function, if accessible, except when detectors are part of a central system. The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over current device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment.

Items

6.0

Service Entrance Conductors
Comments: Repair or Replace

The electrical system of this home contains a Zinsco service panel and or a service panel with Zinsco components. Although Zinsco panels and components were innovative at the time of inception, the reliability and safety of the panel has been in question due to documented circuit breaker and busbar failures. This enclosure was originally owned by the Power Company and was designed for the dead front cover to only be removed after the removal of the power meter. Due to possible hazardous conditions, the panel dead front cover was not removed and the electrical inspection was not completed. Proper identification of latent defects or evidence of hazardous conditions related to this system requires the removal of the circuit breakers and is beyond the scope of the home inspection. A licensed electrical contractor should be consulted for a complete invasive inspection of the electrical panel to determine if repair, modification, or replacement is needed to ensure safe and reliable service.

6.0 Item 1(Picture)

6.1	Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution Panels Comments: Repair or Replace
	The inside panel has one screw installed in the bottom left corner that is not designed for an electrical panel. The screw if inserted could cause an electrical shock or injury. This screw should be removed and replaced by a licensed electrician for safety purposes. 6.1 Item 1(Picture)

6.2	Branch Circuit Conductors, Overcurrent Devices and Compatability of their Amperage and Voltage Comments: Repair or Replace
	Open splices and junction boxes were noted throughout the home. This is an electrical hazard and should be addressed by a licensed professional to prevent an injury or fire from occurring. I recommend a licensed electrician for repairs. 6.2 Item 1(Picture) 6.2 Item 2(Picture)

6.3	Connected Devices and Fixtures (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls) Comments: Repair or Replace
	(1) Throughout the home there were loose outlets, missing cover plates, and open ground circuits. All of the outlets should be inspected and repaired by a licensed electrician to prevent an injury or fire from occurring in the home. 6.3 Item 1(Picture) 6.3 Item 2(Picture) 6.3 Item 3(Picture) 6.3 Item 4(Picture) 6.3 Item 5(Picture) 6.3 Item 6(Picture) 6.3 Item 7(Picture) 6.3 Item 8(Picture) 6.3 Item 9(Picture)
	(2) Another loose outlet in the master bedroom. See 6.3 (1) 6.3 Item 10(Video)

6.4	Polarity and Grounding of Receptacles within 6 feet of interior plumbing fixtures, all receptacles in garage, carport and exterior walls of inspected structure Comments: Inspected

6.5	Operation of GFCI (Ground Fault Circuit Interrupters) Comments: Repair or Replace
	The upstairs bathroom has a GFCI outlet. When tested the outlet did not shut off as intended. This could cause an electrical shock or injury. I recommend a licensed electrician for repairs. 6.5 Item 1(Picture)

6.6	Operation of AFCI (ARC Fault Circuit Interrupters) Comments: Not Present

6.7	Location of Main and Distribution Panels Comments: Inspected
	The main power shut off is located on the left side of the home. 6.7 Item 1(Picture) 6.7 Item 2(Picture)

6.8	Smoke Detectors Comments: Inspected
	The smoke detector should be tested at common hallway to bedrooms upon moving in to home. 6.8 Item 1(Picture)

6.9	Carbon Monoxide Detectors Comments: Inspected

Styles & Materials

Electrical Service Conductors: Overhead service	Panel Capacity: 150 AMP	Panel Type: Circuit breakers
Electric Panel Manufacturer: ITE	Branch wire 15 and 20 AMP: Copper Aluminum	Wiring Methods: Conduit
Location of main and distribution panels: Utility

The electrical system of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Outlets were not removed and the inspection was only visual. Any outlet not accessible (behind the refrigerator for example) was not inspected or accessible. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

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7. Heating / Central Air Conditioning

The home inspector shall observe permanently installed heating and cooling systems including: Heating equipment; Cooling Equipment that is central to home; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of an installed heat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distribution type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms.

Items

7.0	Heating Equipment Comments: Inspected

7.1	Normal Operating Controls Comments: Inspected

7.2	Automatic Safety Controls Comments: Inspected

7.3	Distribution Systems (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors) Comments: Inspected

7.4	Presence of Installed Heat Source in Each Room Comments: Inspected

7.5	Chimneys, Flues and Vents (for fireplaces, gas water heaters or heat systems) Comments: Repair or Replace
	All of the fireplaces throughout the home were closed off with towel and blankets. In order to operate them I suggest having a licensed professional inspect and sign off for functionality and safety. 7.5 Item 1(Picture) 7.5 Item 2(Picture) 7.5 Item 3(Picture)

7.6	Solid Fuel Heating Devices (Fireplaces, Woodstove) Comments: Inspected
	The wood stove was installed to the manufacturers specifications. It does not appear to have 18 inches in the rear to the wall nor does it appear to have 8 inches of floor protection in the rear. A licensed professional is needed for repairs. 7.6 Item 1(Picture) 7.6 Item 2(Picture) 7.6 Item 3(Picture)

7.7	Gas/LP Firelogs and Fireplaces Comments: Not Present

7.8	Cooling and Air Handler Equipment Comments: Inspected

7.9	Normal Operating Controls Comments: Inspected

7.10	Presence of Installed Cooling Source in Each Room Comments: Inspected

Styles & Materials

Heat Type: Electric heat	Energy Source: Electric	Number of Heat Systems (excluding wood): One
Heat System Brand: MITSUBISHI	Ductwork: N/A None	Filter Type: N/A None
Filter Size: N/A None	Types of Fireplaces: Sealed off	Operable Fireplaces: None
Number of Woodstoves: One	Cooling Equipment Type: Air conditioner unit	Cooling Equipment Energy Source: Electricity
Number of AC Only Units: One	Central Air Brand: MITSUBISHI

The heating and cooling system of this home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection is not meant to be technically exhaustive. The inspection does not involve removal and inspection behind service door or dismantling that would otherwise reveal something only a licensed heat contractor would discover. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

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8. Structural Components

The Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. The home inspector shall describe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The home inspector shall: Probe structural components where deterioration is suspected; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces and attics; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to: Enter any area or perform any procedure that may damage the property or its components or be dangerous to or adversely effect the health of the home inspector or other persons.

Items

8.0	Foundations, Basement and Crawlspace (Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.) Comments: Repair or Replace
	(1) Sections of the foundation have been patched and repaired. From my point of view the structure seems to be in good standing. I recommend consulting with a structural engineer for further evaluation as needed. 8.0 Item 1(Picture) 8.0 Item 2(Picture) 8.0 Item 3(Picture)
	(2) Some wood rot was noted in the crawlspace. Most of it seemed to be repaired. To prevent wood from rotting you will need to remove condensation from the crawl and have a pest company treat the home to prevent insects from entering. 8.0 Item 4(Picture)
	(3) The piping under the home is saturated with water. Some mold was present along the lines as well. The crawl space was tested with a moisture meter. The meter reading was around 38%. This high of moisture in the crawl will cause wood rot and mold/fungus to grow. I recommend a licensed professional for immediate repairs. 8.0 Item 5(Picture)

8.1	Walls (Structural) Comments: Inspected

8.2	Columns or Piers Comments: Repair or Replace
	On the outside of the home there is a column. This column is leaning and should be replaced to prevent any major damages from occurring to the home. It looks to be temporarily stable, but I recommend a general contractor replacing the post with something more secure before the home is damaged or an injury occurs. 8.2 Item 1(Picture)

8.3	Floors (Structural) Comments: Inspected

8.4	Ceilings (Structural) Comments: Inspected

8.5	Roof Structure and Attic Comments: Inspected

Styles & Materials

Foundation: Masonry block	Method used to observe Crawlspace: From entry Crawled	Floor Structure: Wood joists
Wall Structure: Wood	Columns or Piers: Dry stacked rock or stone	Ceiling Structure: 2X4
Roof Structure: 2 X 4 Rafters	Roof-Type: Gable	Method used to observe attic: From entry
Attic info: Attic access Scuttle hole

The structure of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

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9. Insulation and Ventilation

The home inspector shall observe: Insulation and vapor retarders in unfinished spaces; Ventilation of attics and foundation areas; Kitchen, bathroom, and laundry venting systems; and the operation of any readily accessible attic ventilation fan, and, when temperature permits, the operation of any readily accessible thermostatic control. The home inspector shall describe: Insulation in unfinished spaces; and Absence of insulation in unfinished space at conditioned surfaces. The home inspector shall: Move insulation where readily visible evidence indicates the need to do so; and Move insulation where chimneys penetrate roofs, where plumbing drain/waste pipes penetrate floors, adjacent to earth filled stoops or porches, and at exterior doors. The home inspector is not required to report on: Concealed insulation and vapor retarders; or Venting equipment that is integral with household appliances.

Items

9.0	Insulation in Attic Comments: Inspected

9.1	Insulation Under Floor System Comments: Repair or Replace
	Insulation is missing under the floor system. Insulation under the floors is not required, but I recommend adding insulation to make the home more efficient. This can be done by a licensed professional as needed. 9.1 Item 1(Picture)

9.2	Vapor Retarders (in Crawlspace or basement) Comments: Inspected

9.3	Ventilation of Attic and Foundation Areas Comments: Repair or Replace
	The vents located around the homes foundation are below grade level in some areas. These areas should be cleaned out regularly to allow air to flow in and out as needed in the warmer months. 9.3 Item 1(Picture)

9.4	Venting Systems (Kitchens, Baths and Laundry) Comments: Inspected

9.5	Ventilation Fans and Thermostatic Controls in Attic Comments: Not Present

Styles & Materials

Attic Insulation: Blown	Ventilation: Gable vents Ridge vents	Exhaust Fans: Fan with light
Dryer Power Source: 220 Electric	Dryer Vent: Flexible Metal	Floor System Insulation: NONE

The insulation and ventilation of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Venting of exhaust fans or clothes dryer cannot be fully inspected and bends or obstructions can occur without being accessible or visible (behind wall and ceiling coverings). Only insulation that is visible was inspected. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

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10. Limitations

Items

10.0	Furnished Home Comments: Inspected
	This home was furnished at the time of inspection. A furnished home can hide defects at the time of inspection. Any defects not listed could be from the homes furnishings at the time of inspection. 10.0 Item 1(Picture)

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11. 360 Home Tour

Please enjoy this complementary 360 degree home tour!

Items

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12. Water Test

The United States enjoys one of the world's most reliable and safest supplies of drinking water. Congress passed the Safe Drinking Water Act (SDWA) in 1974 to protect public health, including by regulating public water systems. The Safe Drinking Water Act (SDWA) requires EPA to establish and enforce standards that public drinking water systems must follow. EPA delegates primary enforcement responsibility (also called primacy) for public water systems to states and Indian Tribes if they meet certain requirements. Over 151,000 public water systems provide drinking water to most Americans. Customers that are served by a public water system can contact their local water supplier and ask for information on contaminants in their drinking water, and are encouraged to request a copy of their Consumer Confidence Report. This report lists the levels of contaminants that have been detected in the water, including those by EPA, and whether the system meets state and EPA drinking water standards. About 10 percent of people in the United States rely on water from private wells. Private wells are not regulated under the SDWA. People who use private wells need to take precautions to ensure their drinking water is safe.

It is estimated that more than 13 million households rely on private wells for drinking water in the United States (US Census American Housing Survey 2015). EPA does not regulate private wells nor does it provide recommended criteria or standards for individual wells. EPA offers information regarding the importance of testing private wells and guidance on technologies that may be used to treat or remove any contaminants. Private well owners are responsible for the safety of their water. This website educates well owners on wells, ground water, and information on protecting their health. This website also provides links to other federal and non-profit web sites that host additional educational materials and resources to help private well owners.

Items

Adams Residential Inspections uses WNC Independent Laboratories for our water test. WNCIL Tests for Total Coliform, E. Coli, Lead, Nitrates, Nitrites, pH, Total Dissolved Solids, Iron, Total Alkalinity, Copper, Phosphorus, Total Chlorine, Free Chlorine, and Turbidity. For any questions regarding your test please contact WNCIL at 828.552.5174

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13. Radon Test

Corentium Pro samples indoor air through a passive diffusion chamber, using alpha spectrometry to precisely calculate the radon level. Radon is detected using silicon photodiodes to both count and measure the energy of alpha particles resulting from the decay chain of radon gas. The instrument is calibrated to reference instruments in accredited laboratories, and is C-NRPP certified.

The standard deviation from the exact radon level is less than 7% + 5 Bq/m3 after 24 hours (US: 7% + 0.12 pCi/L) and less than 5% + 2 Bq/m3 after 7 days (US: 5% + 0.05 pCi/L)

Items

13.0	Radon Comments: Inspected
	The radon test results came back with levels below 4.0 pCi/L. With levels this low mitigation is not recommended. See attachments for further information. 13.0 Item 1(Picture)

Radon is a colorless, odorless, naturally occurring, radioactive, inert, gaseous element formed by radioactive decay of radium (Ra) atoms. The atomic number is 86. Although other isotopes of radon occur in nature, radon in indoor air is almost exclusively Rn-222

Radon Act 51 passed by Congress set the natural outdoor level of radon gas (0.4 pCi/L) as the target radon level for indoor radon levels. Unfortunately two-thirds of all homes exceed this level. The US EPA was tasked with setting practical guidelines and recommendations for the nation. To this end, the US EPA has set an action level of 4 pCi/L. At or above this level of radon, the EPA recommends you take corrective measures to reduce your exposure to radon gas. This does not imply that a level below 4.0 pCi/L is considered acceptable, as stated in the BEIR VI study . It is estimated that a reduction of radon levels to below 2 pCi/L nationwide would likely reduce the yearly lung cancer deaths attributed to radon by 50%. However, even with an action level of 2.0 pCi/L, the cancer risk presented by radon gas is still hundreds of times greater than the risks allowed for carcinogens in our food and water.

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Summary

Adams Residential Inspections

39 Wyatt St.
Asheville, NC 28803
828.582.5633

Customer
2018 Sample Report

Address
5285 SAMPLE HWY
ASHEVILLE NC 28803

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

The summary page must describe any system or component of the home that does not function as intended, allowing for normal wear and tear that does not prevent the system or component from functioning as intended. The summary page must also describe any system or component that appears not to function as intended, based upon documented tangible evidence, and that requires either subsequent examination or further investigation by a specialist. The summary page may describe any system or component that poses a safety concern.

1. Roofing

1.3	Roof Drainage Systems
	Repair or Replace
	Gutters should be added to direct water away from the home to prevent water damage to the foundation. A professional is recommended for installation. 1.3 Item 1(Picture) 1.3 Item 2(Picture)

2. Exterior

2.0	Wall Cladding Flashing and Trim
	Repair or Replace
	The house siding has paint chipping. To keep the homes siding from deteriorating I recommend a good clean, paint, and seal by a licensed professional. 2.0 Item 1(Picture)

2.2	Windows
	Repair or Replace
	The windows paint is chipping and should be repainted and sealed or replaced to prevent deterioration. I recommend a licensed professional for repairs. 2.2 Item 1(Picture)

2.4	Vegetation, Grading, Drainage, Driveways, Patio Floor, Walkways and Retaining Walls (With respect to their effect on the condition of the building)
	Repair or Replace
	The right side of the front porch has a guard rail that is loose. These rails should either be tightened down or replaced by a licensed professional to withstand at least 200 lbs. of pressure. 2.4 Item 1(Picture)

4. Interiors

4.6	Windows (representative number)
	Repair or Replace
	(1) The room to the right of the entry door has a window that is missing a lock and storm window. I recommend adding a lock to keep the windows shut and a storm window to add efficiency to the home. A licensed professional can be used as needed. 4.6 Item 1(Picture)
	(2) The room to the right of the entry door has a window that is cracked. The window should be replaced to prevent an injury from occurring. A licensed professional is recommended for replacement or repair. 4.6 Item 2(Picture)

5. Plumbing System

5.0	Plumbing Drain, Waste and Vent Systems
	Repair or Replace
	The master bath drain plug is stuck in place. In this position the sink will not drain as intended. This can be repaired by a licensed plumber as needed. 5.0 Item 1(Picture)

5.2	Hot Water Systems, Controls, Chimneys, Flues and Vents
	Repair or Replace
	The water heater is completely covered up and trapped under wood. I could not determine the condition of the water heater at the time of inspection. A licensed professional is recommended for further evaluation and repairs as needed. 5.2 Item 1(Picture)

6. Electrical System

6.0	Service Entrance Conductors
	Repair or Replace
	The electrical system of this home contains a Zinsco service panel and or a service panel with Zinsco components. Although Zinsco panels and components were innovative at the time of inception, the reliability and safety of the panel has been in question due to documented circuit breaker and busbar failures. This enclosure was originally owned by the Power Company and was designed for the dead front cover to only be removed after the removal of the power meter. Due to possible hazardous conditions, the panel dead front cover was not removed and the electrical inspection was not completed. Proper identification of latent defects or evidence of hazardous conditions related to this system requires the removal of the circuit breakers and is beyond the scope of the home inspection. A licensed electrical contractor should be consulted for a complete invasive inspection of the electrical panel to determine if repair, modification, or replacement is needed to ensure safe and reliable service. 6.0 Item 1(Picture)

6.1	Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution Panels
	Repair or Replace
	The inside panel has one screw installed in the bottom left corner that is not designed for an electrical panel. The screw if inserted could cause an electrical shock or injury. This screw should be removed and replaced by a licensed electrician for safety purposes. 6.1 Item 1(Picture)

6.2	Branch Circuit Conductors, Overcurrent Devices and Compatability of their Amperage and Voltage
	Repair or Replace
	Open splices and junction boxes were noted throughout the home. This is an electrical hazard and should be addressed by a licensed professional to prevent an injury or fire from occurring. I recommend a licensed electrician for repairs. 6.2 Item 1(Picture) 6.2 Item 2(Picture)

6.3	Connected Devices and Fixtures (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls)
	Repair or Replace
	(1) Throughout the home there were loose outlets, missing cover plates, and open ground circuits. All of the outlets should be inspected and repaired by a licensed electrician to prevent an injury or fire from occurring in the home. 6.3 Item 1(Picture) 6.3 Item 2(Picture) 6.3 Item 3(Picture) 6.3 Item 4(Picture) 6.3 Item 5(Picture) 6.3 Item 6(Picture) 6.3 Item 7(Picture) 6.3 Item 8(Picture) 6.3 Item 9(Picture)
	(2) Another loose outlet in the master bedroom. See 6.3 (1) 6.3 Item 10(Video)

6.5	Operation of GFCI (Ground Fault Circuit Interrupters)
	Repair or Replace
	The upstairs bathroom has a GFCI outlet. When tested the outlet did not shut off as intended. This could cause an electrical shock or injury. I recommend a licensed electrician for repairs. 6.5 Item 1(Picture)

7. Heating / Central Air Conditioning

7.5	Chimneys, Flues and Vents (for fireplaces, gas water heaters or heat systems)
	Repair or Replace
	All of the fireplaces throughout the home were closed off with towel and blankets. In order to operate them I suggest having a licensed professional inspect and sign off for functionality and safety. 7.5 Item 1(Picture) 7.5 Item 2(Picture) 7.5 Item 3(Picture)

7.6	Solid Fuel Heating Devices (Fireplaces, Woodstove)
	Inspected
	The wood stove was installed to the manufacturers specifications. It does not appear to have 18 inches in the rear to the wall nor does it appear to have 8 inches of floor protection in the rear. A licensed professional is needed for repairs. 7.6 Item 1(Picture) 7.6 Item 2(Picture) 7.6 Item 3(Picture)

8. Structural Components

8.0	Foundations, Basement and Crawlspace (Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.)
	Repair or Replace
	(1) Sections of the foundation have been patched and repaired. From my point of view the structure seems to be in good standing. I recommend consulting with a structural engineer for further evaluation as needed. 8.0 Item 1(Picture) 8.0 Item 2(Picture) 8.0 Item 3(Picture)
	(2) Some wood rot was noted in the crawlspace. Most of it seemed to be repaired. To prevent wood from rotting you will need to remove condensation from the crawl and have a pest company treat the home to prevent insects from entering. 8.0 Item 4(Picture)
	(3) The piping under the home is saturated with water. Some mold was present along the lines as well. The crawl space was tested with a moisture meter. The meter reading was around 38%. This high of moisture in the crawl will cause wood rot and mold/fungus to grow. I recommend a licensed professional for immediate repairs. 8.0 Item 5(Picture)

8.2	Columns or Piers
	Repair or Replace
	On the outside of the home there is a column. This column is leaning and should be replaced to prevent any major damages from occurring to the home. It looks to be temporarily stable, but I recommend a general contractor replacing the post with something more secure before the home is damaged or an injury occurs. 8.2 Item 1(Picture)

9. Insulation and Ventilation

9.3	Ventilation of Attic and Foundation Areas
	Repair or Replace
	The vents located around the homes foundation are below grade level in some areas. These areas should be cleaned out regularly to allow air to flow in and out as needed in the warmer months. 9.3 Item 1(Picture)

Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component 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 not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to 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 personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness 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 licensed inspector to perform an inspection to meet their specific needs and to obtain current information concerning this property.

Prepared Using HomeGauge http://www.HomeGauge.com : Licensed To Chris Adams

Top Table of Contents Bottom

The right side of the front porch has a guard rail that is loose. These rails should either be tightened down or replaced by a licensed professional to withstand at least 200 lbs. of pressure.

2.4 Item 1(Picture)

(1) The room to the right of the entry door has a window that is missing a lock and storm window. I recommend adding a lock to keep the windows shut and a storm window to add efficiency to the home. A licensed professional can be used as needed.

4.6 Item 1(Picture)

(2) The room to the right of the entry door has a window that is cracked. The window should be replaced to prevent an injury from occurring. A licensed professional is recommended for replacement or repair.

4.6 Item 2(Picture)

The water heater is completely covered up and trapped under wood. I could not determine the condition of the water heater at the time of inspection. A licensed professional is recommended for further evaluation and repairs as needed.

5.2 Item 1(Picture)

The inside panel has one screw installed in the bottom left corner that is not designed for an electrical panel. The screw if inserted could cause an electrical shock or injury. This screw should be removed and replaced by a licensed electrician for safety purposes.

6.1 Item 1(Picture)

Open splices and junction boxes were noted throughout the home. This is an electrical hazard and should be addressed by a licensed professional to prevent an injury or fire from occurring. I recommend a licensed electrician for repairs.

6.2 Item 1(Picture)

6.2 Item 2(Picture)

(1) Throughout the home there were loose outlets, missing cover plates, and open ground circuits. All of the outlets should be inspected and repaired by a licensed electrician to prevent an injury or fire from occurring in the home.

6.3 Item 1(Picture)

6.3 Item 2(Picture)

6.3 Item 3(Picture)

6.3 Item 4(Picture)

6.3 Item 5(Picture)

6.3 Item 6(Picture)

6.3 Item 7(Picture)

6.3 Item 8(Picture)

6.3 Item 9(Picture)

The upstairs bathroom has a GFCI outlet. When tested the outlet did not shut off as intended. This could cause an electrical shock or injury. I recommend a licensed electrician for repairs.

6.5 Item 1(Picture)

All of the fireplaces throughout the home were closed off with towel and blankets. In order to operate them I suggest having a licensed professional inspect and sign off for functionality and safety.

7.5 Item 1(Picture)

7.5 Item 2(Picture)

7.5 Item 3(Picture)

The wood stove was installed to the manufacturers specifications. It does not appear to have 18 inches in the rear to the wall nor does it appear to have 8 inches of floor protection in the rear. A licensed professional is needed for repairs.

7.6 Item 1(Picture)

7.6 Item 2(Picture)

7.6 Item 3(Picture)

(1) Sections of the foundation have been patched and repaired. From my point of view the structure seems to be in good standing. I recommend consulting with a structural engineer for further evaluation as needed.

8.0 Item 1(Picture)

8.0 Item 2(Picture)

8.0 Item 3(Picture)

(2) Some wood rot was noted in the crawlspace. Most of it seemed to be repaired. To prevent wood from rotting you will need to remove condensation from the crawl and have a pest company treat the home to prevent insects from entering.

8.0 Item 4(Picture)

(3) The piping under the home is saturated with water. Some mold was present along the lines as well. The crawl space was tested with a moisture meter. The meter reading was around 38%. This high of moisture in the crawl will cause wood rot and mold/fungus to grow. I recommend a licensed professional for immediate repairs.

8.0 Item 5(Picture)

On the outside of the home there is a column. This column is leaning and should be replaced to prevent any major damages from occurring to the home. It looks to be temporarily stable, but I recommend a general contractor replacing the post with something more secure before the home is damaged or an injury occurs.

8.2 Item 1(Picture)

The vents located around the homes foundation are below grade level in some areas. These areas should be cleaned out regularly to allow air to flow in and out as needed in the warmer months.

9.3 Item 1(Picture)

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