Sample report

Inspection Services & Consulting LLC26291 Chisholm St NE Isanti MN 55040

Tel: 763-444-7348 Fax: 763-444-6718 Mobile: 763-350-3516Infrared-Inspector.com [email protected]

CONFIDENTIAL HOME INSPECTIONPREPARED FOR:

Your Home_______________________________________________________________

INSPECTION ADDRESS12345 Home St, Home Town, MN 55123

INSPECTION DATE2/4/2010 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.

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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 -

GENERAL INFORMATIONInspection Address: 12345 Home St, Home Town, MN 55123Inspection Date: 2/4/2010 Time: 9:00 AM to 12:30 PM

Weather: Overcast - Temperature at time of inspection: 24Humidity at time of inspection: 65

Inspected by: Jon Anderson

Client Information: Your Home

Structure Type: Wood FrameFurnished: YesStructure Occupied: YesNumber of Stories: One

Structure Style: Rambler

Structure Orientation: South

Estimated Year Built: 2005Unofficial Sq.Ft.: 3500

People on Site At Time of Inspection: Buyer(s)Buyer's Agent

Report File: Douglas Kraft II

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Inspection Address: 12345 Home St, Home Town, MN 55123Inspection Date/Time: 2/4/2010 9:00 AM to 12:30 PM

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StructuralAll structures are dependent on the soil beneath them for support, but soils are not uniform. Some that mightappear to be firm and solid can liquefy and become unstable during seismic activity. Also, there are soils thatcan expand to twice their volume with the influx of water and move structures with relative ease, raising andlowering them and fracturing slabs and other hard surfaces. In fact, expansive soils have accounted for morestructural damage than most natural disasters. Regardless, foundations are not uniform, and conform to thestructural standard of the year in which they were built. In accordance with our standards of practice, we identifyfoundation types and look for any evidence of structural deficiencies. However, cracks or deteriorated surfacesin foundations are quite common. In fact, it would be rare to find a raised foundation wall that was not crackedor deteriorated in some way, or a slab foundation that did not include some cracks concealed beneath thecarpeting and padding. Fortunately, most of these cracks are related to the curing process or to commonsettling, including some wide ones called cold-joint separations that typically contour the footings, but otherscan be more structurally significant and reveal the presence of expansive soils that can predicate more or lesscontinual 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 afoundation contractor, a structural engineer, or a geologist, but this should not deter you from seeking theopinion of any such expert.

Various Hard SurfacesCommon ObservationsInformational Conditions

The visible portions of the hard surfaces, such as the house walls, yard walls, concrete decks, and walkways,are in acceptable condition. However, such surfaces are subject to damage caused by soil movement, etc.

Structural ElementsIdentification of Wall StructureInformational Conditions

The walls are conventionally framed with wooden studs.

Identification of Floor StructureInformational Conditions

The floor structure consists of a poured slab that could include reinforcing steel.

The floor structure includes conventional and engineered lumber sheathed in plywood or OSB.

Identification of Ceiling StructureInformational Conditions

The ceiling structure consists of engineered joists that are part of a prefabricated truss system.

Identification of Roof StructureInformational Conditions

The roof structure consists of a prefabricated truss system.

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BasementGeneral CommentsInformational Conditions

This residence has a basement foundation. Such foundations permit access, and provide a convenient area forthe distribution of water pipes, drain pipes, vent pipes, electrical conduits, and ducts. However, althoughbasement foundations are far from uniform, most include concrete footings and walls that extend above theground with anchor bolts that hold the house onto the foundation, but the size and spacing of the bolts vary. Inthe absence of major defects, most structural engineers agree that the one critical issue with basementfoundations is that they should be bolted. Our inspection of these foundations conforms to industry standards,which is that of a generalist and not a specialist, and we do not use any specialized instruments to establish thatthe structure is level. We typically enter all accessible areas, to confirm that foundations are bolted and to lookfor any evidence of structural deformation or damage, but we may not comment on minor deficiencies, such ason commonplace settling cracks in the stem walls and slight deviations from plumb and level in theintermediate floor framing, which would have little structural significance. Interestingly, there is no absolutestandard for evaluating cracks, but those that are less than ¼" and which do not exhibit any vertical orhorizontal displacement are generally not regarded as being structurally relevant. Nevertheless, all othersshould be evaluated by a specialist. However, in the absence of any major defects, we may not recommendthat you consult with a foundation contractor, a structural engineer, or a geologist, but this should not deter youfrom seeking the opinion of any such expert.

Basement Foundation TypeInformational Conditions

The foundation is built over a basement and should meet commonly accepted standards. However, you maywish to have this confirmed by a specialist.

Basement ObservationsInformational Conditions

The basement is accessible and in acceptable condition.

repairedbeshouldbarriervaporholes in

to opendifficultiswindow

Poured Concrete WallsComponents and Conditions Needing Service

There are vertical cracks in the foundation walls with some separation or rotation that have probably penetratedthe footing, and should be evaluated by a specialist.

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There are separated or rotated cracks in the foundation walls that should be evaluated by a specialist - Continued

foundationin garagelarge crack

StairsInformational Conditions

If small children occupy or visit this residence, suitable precautions should be taken to safeguard them.

We have evaluated the stairs and landing, and found them to be in acceptable condition.

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Inspection Narratives - Page 5


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ExteriorWith the exception of townhomes, condominiums, and residences that are part of a planned urbandevelopment, 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 andstables, and we do not water test or evaluate subterranean drainage systems or any mechanical or remotelycontrolled components, such as driveway gates. Also, we do not evaluate landscape components, such astrees, shrubs, fountains, ponds, statuary, pottery, fire pits, patio fans, heat lamps, and decorative or low-voltagelighting. In addition, we do not comment on coatings or cosmetic deficiencies and the wear and tear associatedwith the passage of time, which would be apparent to the average person. However, cracks in hard surfacescan imply the presence of expansive soils that can result in continuous movement, but this could only beconfirmed by a geological evaluation of the soil.

Site & Other ObservationsLandscaping ObservationsInformational Conditions

There are trees on this property that we do not have the expertise to evaluate, but which you may wish to haveevaluated by an arborist.One of the two trees in the circle of the driveway appears to be dead, and the second tree is split from apossible lightening strike.

Grading & DrainageGeneral CommentsInformational Conditions

Water can be destructive and foster conditions that are deleterious to health. For this reason, the ideal propertywill have soils that slope away from the structure and the interior floors will be several inches higher than theexterior grade. Also, the building will have roof gutters and or downspouts that discharge into area drains withcatch basins that carry water away to hard surfaces. However, we cannot guarantee the condition of anysubterranean drainage system, but if a property does not meet this ideal, or if any portion of the interior floor isbelow the exterior grade, we cannot endorse it and recommend that you consult with a grading and drainagecontractor, even though there may not be any evidence of moisture intrusion. The sellers or occupants willobviously have a more intimate knowledge of the site than we could possible hope to have during our limitedvisit, however we have confirmed moisture intrusion in buildings when it was raining that would not have beenapparent otherwise. Also, in conjunction with the cellulose material found in most modern structures, moisturecan facilitate the growth of biological organisms that can compromise building materials and produce mold-likesubstances that can have an adverse affect on health.

Interior-Exterior ElevationsInformational Conditions

There is an adequate difference in elevation between the exterior grade and the interior floors that shouldensure that moisture intrusion would not threaten the living space, but of course we cannot guarantee that.

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There is an adequate difference in elevation between the exterior grade and interior floors - Continued

possiblegrade iflower

installedscreedno weep

Drainage ModeInformational Conditions

Drainage on this property is solely dependant on soil-percolation and hard surfaces, and there are no roofgutters or area drains. Such conditions are not ideal, and water may pond at various points during prolongedrains. Therefore, you may wish to have a specialist evaluate, but we did not see any evidence of moisturecontaminating the living space.

Wall FinishWall Finish TypeInformational Conditions

The house wall's are finished with vinyl siding, and cultured stone.

Wall Finish ObservationsInformational Conditions

The house wall finish material is in acceptable condition, however the siding is loose and not snapped togetherin several areas. Also in areas around the home and garage where the siding is secured with staples, theinstaller failed to hit the structural members with the staples, you should contact a siding contractor forcorrections.

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The house wall finish is in acceptable condition - Continued

doorgarageoversidingloose

entryatsidingloose

garageonsidingcracked

membersstructuralintostaples not

elevationSouthshortsiding cut at pillars

flashingno

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The house wall finish is in acceptable condition - Continued

headsat doorflashingno cap

Exterior ComponentsGeneral CommentsInformational 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 againstdeterioration. Unsealed cracks around windows, doors, and thresholds can permit moisture intrusion, which isthe principle cause of the deterioration of any surface. Unfortunately, the evidence of such intrusion may onlybe obvious when it is raining. We have discovered leaking windows while it was raining that may not have beenapparent otherwise. Regardless, there are many styles of windows but only two basic types, single anddual-glazed. Dual-glazed windows are superior, because they provide a thermal as well as an acousticalbarrier. However, the hermetic seals on these windows can fail at any time, and cause condensation to formbetween the panes. Unfortunately, this is not always apparent, which is why we disclaim an evaluation ofhermetic seals. Nevertheless, in accordance with industry standards, we test a representative number ofunobstructed windows, and ensure that at least one window in every bedroom is operable and facilitates anemergency exit.

DrivewaysInformational Conditions

Asphalt driveways are not as durable as concrete ones, and typically develop cracks. They are expected to lastapproximately fifteen to twenty years, and typically need maintenance service.The soil next to the foundation was not compacted, and the grade has settled creating a void under the asphaltnext to the garage slab.

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Asphalt driveways are not as durable as concrete ones and typically develop cracks - Continued

asphalthole insettling

WalkwaysInformational Conditions

The walkways are in acceptable condition.

There is an offset in a walkway that could prove to be a trip-hazard.

Yard WallsComponents and Conditions Needing Service

The retaining wall at the rear of the residence has been compromised, and should be evaluated by ageo-technical engineer.

Fascia & TrimComponents and Conditions Needing Service

Sections of the fascia and trim need maintenance type service, and particularly on the south facing side wherethey are exposed to direct sunlight.

elevationrearfascialoose

elevationrearmetalsoffitloose

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The fascia and trim need typical maintenance-type service - Continued

elevationreardrip capmissing

Sliding Glass DoorsInformational Conditions

The sliding glass door is tempered and in acceptable condition.However the screen is missing, and the lock will not latch.

latchwontdoorpatiolevelLower

Exterior Wooden DoorsInformational Conditions

The exterior doors are in acceptable condition.

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The exterior doors are in acceptable condition - Continued

changehandledoorfrom adoorfrontthehole in

Wood & Masonry DecksComponents and Conditions Needing Service

The wood deck needs maintenance-type service, such as securing loose planks, setting nails, sanding, orsealing, all of which will prolong the life of the deck.

There are components of the wood deck that are structurally unsound. We can elaborate on this issue, but thedeck should be evaluated by a specialist and serviced accordingly.

gradeaboveis notfootingdeck

water intrusionto preventshould repaircladding,youmetalinstallation ofsubstandard

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There are components of the wood deck that are structurally unsound - Continued

hangerin joistno nails

awayis pulledand joisthangerin joistno nails

supportrooflack ofdue toheaderdecksag in

groundto thesupportoffrom lacksaggingwhich isthe deck,column tosupportroof

coveringcedarcolumnloose

GuardrailsInformational Conditions

The guardrail, or guardrails, is an adequate height but is not fastened to the structure. However, standards forguardrails are not uniform. Nonetheless, common safety standards require them to be a minimum of forty-twoinches high when the standing surface is thirty inches or more above grade. Also, guardrail pickets should beno more than four inches apart for child safety.

WindowsInformational Conditions

The windows are in acceptable condition. However, in accordance with industry standards, we do not test everywindow in the house, and particularly if the house is furnished. We do test every unobstructed window in everybedroom to ensure that at least one facilitates an emergency exit.

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The windows are in acceptable condition - Continued

windowsseveralofexteriorstain onwoodinterior caulking

failed

ScreensInformational Conditions

A few of the window screens are damaged, and you may wish to have them repaired.

screendamaged

A slider screen is missing, and you may wish to have one installed.

OutletsInformational Conditions

The outlets that were tested are functional and include ground-fault protection.

LightsInformational Conditions

The lights outside the doors of the residence are functional. However, we do not inspect or evaluate decorativelights.

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RoofThere are many different roof types, which we evaluate by walking on their surfaces. If we are unable orunwilling to do this for any reason, we will indicate the method that was used to evaluate them. Every roof willwear differently relative to its age, the number of its layers, the quality of its material, the method of itsapplication, its exposure to direct sunlight or other prevalent weather conditions, and the regularity of itsmaintenance. 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 ofalmost all roofs. In fact, the material on the majority of pitched roofs is not designed to be waterproof onlywater-resistant. However, what remains true of all roofs is that, whereas their condition can be evaluated, it isvirtually impossible for anyone to detect a leak except as it is occurring or by specific water tests, which arebeyond the scope of our service. Even water stains on ceilings, or on the framing within attics, could be old andwill not necessarily confirm an active leak without some corroborative evidence, and such evidence can bedeliberately concealed. Consequently, only the installers can credibly guarantee that a roof will not leak, andthey do. We evaluate every roof conscientiously, and even attempt to approximate its age, but we will notpredict its remaining life expectancy, or guarantee that it will not leak. Naturally, the sellers or the occupants ofa property will generally have the most intimate knowledge of the roof and of its history. Therefore, werecommend that you ask the sellers about it, and that you either include comprehensive roof coverage in yourinsurance policy, or that you obtain a roof certification from an established local roofing company.

Composition Shingle RoofGeneral CommentsInformational Conditions

There are a wide variety of composition shingle roofs, which are comprised of asphalt or fiberglass materialsimpregnated with mineral granules that are designed to deflect the deteriorating ultra-violet rays of the sun. Thecommonest of these roofs are warranted by manufacturers to last from twenty to twenty-five years, and aretypically 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 leavepockmarks 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 fieldshingles on the south facing side. This does not mean that the roof needs to be replaced, but that it should bemonitored more regularly and serviced when necessary. Regular maintenance will certainly extend the life ofany roof, and will usually avert most leaks that only become evident after they have caused other damage.

Method of EvaluationInformational Conditions

We were unable to fully evaluate the roof due to snow cover.There is a possible roof leak at the fireplace chimney.

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We were unable to evaluate the roof due to snow cover - Continued

functionalappearroofingareas ofexposed

Estimated AgeInformational Conditions

The roof appears to be the same age as the residence, or 5 years old.

Roofing MaterialInformational Conditions

The roof is in acceptable condition, but this is not a guarantee against leaks. For a guarantee, you would needto have a roofing company perform a water-test and issue a roof certification.

Gutters & DrainageInformational Conditions

There are no gutters on the residence, which are recommended for the general welfare of the residence and itsfoundation, inasmuch as moisture is a perennial problem.

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PlumbingPlumbing systems have common components, but they are not uniform. In addition to fixtures, thesecomponents include gas pipes, water pipes, pressure regulators, pressure relief valves, shut-off valves, drainand vent pipes, and water-heating devices, some of which we do not test if they are not in daily use. The bestand most dependable water pipes are copper, because they are not subject to the build-up of minerals thatbond within galvanized pipes, and gradually restrict their inner diameter and reduce water volume. Watersofteners can remove most of these minerals, but not once they are bonded within the pipes, for which therewould be no remedy other than a re-pipe. The water pressure within pipes is commonly confused with watervolume, but whereas high water volume is good high water pressure is not. In fact, whenever the streetpressure exceeds eighty pounds per square inch a regulator is recommended, which typically comes factorypreset between forty-five and sixty-five pounds per square inch. However, regardless of the pressure, leaks willoccur in any system, and particularly in one with older galvanized pipes, or one in which the regulator fails andhigh 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 butadienestyrene] to older ones made of cast-iron, galvanized steel, clay, and even a cardboard-like material that iscoated with tar. The condition of these pipes is usually directly related to their age. Older ones are subject todamage through decay and root movement, whereas the more modern ABS ones are virtually impervious todamage, although some rare batches have been alleged to be defective. However, inasmuch as significantportions 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 maindrainpipes, can be expensive to repair, and for this reason we recommend having them video-scanned. Thiscould also confirm that the system is connected to the public sewer system, which is important because allprivate systems must be evaluated by specialists.

Potable Water Supply PipesWater Main Shut-off LocationInformational Conditions

The main water shut off is located in the basement.

heaterwaterbehindshut offandmeterwater

Copper Water PipesInformational Conditions

The potable water pipes are in acceptable condition.

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General Gas ComponentsGas Main Shut-Off LocationInformational Conditions

The gas main shut-off is located in the side yard. You should be aware that gas leaks are not uncommon,particularly underground ones, and that they can be difficult to detect without the use of sophisticatedinstruments, which is why natural gas is odorized in the manufacturing process. Therefore, we recommend thatyou request a recent gas bill from the sellers, so that you can establish a norm and thereby be alerted to anypotential leak.

shut offmainandmetergas

shut offgasinterior

Gas SupplyPipesInformational Conditions

The visible portions of the gas pipes appear to be in acceptable condition.

Gas Water HeatersGeneral CommentsInformational Conditions

There are a wide variety of water heaters that range in capacity from fifteen to one hundred gallons. They canbe expected to last at least as long as their warranty, or from five to eight years, but they will generally lastlonger. However, few of them last longer than fifteen or twenty years and many eventually leak. So it is alwayswise to have them installed over a drain pan plumbed to the exterior. Also, it is prudent to flush them annuallyto remove minerals that include the calcium chloride bi-product of many water softening systems. The watertemperature should be set at a minimum of 110 degrees fahrenheit to kill microbes and a maximum of 140degrees to prevent scalding. Also, water heaters can be dangerous if they are not seismically secured andequipped with either a pressure/temperature relief valve and discharge pipe plumbed to the exterior, or a Watts210 gas shut-off valve.

Age Capacity & LocationInformational Conditions

Hot water is provided by a 5 year old, 50 gallon, water heater that is located in the basement.

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Water Shut-Off Valve & ConnectorsInformational Conditions

The shut-off valve and water connectors are functional.

There is mineral encrustation on the fittings, as a consequence of leaks that have probably sealed themselves.

Gas Shut-Off Valve & ConnectorInformational Conditions

The gas control valve and its connector at the water heater are functional.

shut offgasheaterwater

Vent Pipe & CapInformational Conditions

The vent pipe is functional.

Relief Valve & Discharge PipeFunctional Components and Conditions

The water heater is equipped with a mandated pressure-temperature relief valve.

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Combustion Air VentsFunctional Components and Conditions

The water heater does have appropriate combustion-air vents.

Waste & Drainage SystemsGeneral CommentsInformational Conditions

We attempt to evaluate drain pipes by flushing every drain that has an active fixture while observing its drawand watching for blockages or slow drains, but this is not a conclusive test and only a video-scan of the mainline would confirm its actual condition. However, you can be sure that blockages will occur, usually relative inseverity to the age of the system, and will range from minor ones in the branch lines, or at the traps beneathsinks, tubs, and showers, to major blockages in the main line. The minor ones are easily cleared, either bychemical means or by removing and cleaning the traps. However, if tree roots grow into the main drain thatconnects the system to the public sewer, repairs could become expensive and might include replacing theentire main line. For these reasons, we recommend that you ask the sellers if they have ever experienced anydrainage 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 structure, or the cost of rooter service, most ofwhich are relatively inexpensive.

Type of MaterialInformational Conditions

The visible portions of the drainpipes are a modern acrylonitrile butadiene styrene type, or ABS, PVC.

Drain Waste & Vent PipesInformational Conditions

Based on industry recommended water tests, the drainpipes are functional at this time. However, only avideo-scan of the main drainpipe could confirm its actual condition.

The sink drain in the hallway bath will gurgle when it drains which indicates improper venting, it could possiblybe frozen over on the roof.We only noticed venting through the attic at the master bath area.

Private Waste Disposal SystemComponents and Conditions Needing Service

This property is possibly served by a private waste system that we do not have the expertise to inspect, butwhich should be evaluated by a specialist. However, we do recommend the use of biodegradable tissues,soaps, detergents, and other cleaners, and that you avoid deposing of grease within the system.

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ElectricalThere are a wide variety of electrical systems with an even greater variety of components, and any oneparticular 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 notretroactive, and therefore many electrical 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 numberof 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 latenthazard that should be serviced as soon as possible, and that the entire system be evaluated and certified assafe by an electrician. Therefore, it is essential that any recommendations that we may make for service orupgrades should be completed before the close of escrow, because an electrician could reveal additionaldeficiencies or recommend some upgrades for which we would disclaim any further responsibility. However, wetypically recommend upgrading outlets to have ground fault protection, which is a relatively inexpensive butessential 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 withswimming 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, andunfinished basements in 1987, crawlspaces in 1990, wet bars in 1993, and all kitchen countertop outlets withthe 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 since2002. However, inasmuch as arc faults cause thousands of electrical fires and hundreds of deaths each year,we categorically recommend installing them at every circuit as a prudent safety feature.

Main PanelGeneral CommentsInformational Conditions

National safety standards require electrical panels to be weatherproof, readily accessible, and have a minimumof thirty-six inches of clear space in front of them for service. Also, they should have a main disconnect, andeach circuit within the panel should be clearly labeled. Industry standards only require us to test arepresentative number of accessible switches, receptacles, and light fixtures. However, we attempt to testevery one that is unobstructed, but if a residence is furnished we will obviously not be able to test each one.

Service EntranceInformational Conditions

The main conductor lines are underground, or part of a lateral service entrance. This is characteristic of modernelectrical services but, inasmuch as the service lines are underground and cannot be seen, they are notevaluated as part of our service.

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The main conductor lines are underground or part of a lateral service entrance - Continued

side wallgarageon thelocatedisserviceandmeter

Panel Size & LocationInformational Conditions

The residence is served by a dual 150 amp, 220 volt panel, located inside the garage.

Main Panel ObservationsInformational Conditions

The panel and its components have no visible deficiencies.

Panel Cover ObservationsInformational Conditions

The exterior panel cover is in acceptable condition.

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The exterior panel cover is in acceptable condition - Continued

Wiring ObservationsInformational Conditions

The visible portions of the wiring has no visible deficiencies.

Circuit BreakersInformational Conditions

There are no visible deficiencies with the circuit breakers.

GroundingComponents and Conditions Needing Service

We could not determine the point at which the panel is grounded. Typically, this ground is to a water pipelocated at the main, at a water heater, or to a hose bib, but we could not find it at any of these locations.Therefore, it should be traced by an electrician or the panel should be regrounded.

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Heat A/CThe components of most heating and air-conditioning systems have a design-life ranging from ten to twentyyears, but can fail prematurely with poor maintenance, which is why we apprise you of their age wheneverpossible. We test and evaluate them in accordance with the standards of practice, which means that we do notdismantle and inspect the concealed portions of evaporator and condensing coils, the heat exchanger, which isalso known as the firebox, electronic air-cleaners, humidifiers, ducts and in-line duct-motors or dampers. Weperform a conscientious evaluation of both systems, but we are not specialists. However, even the mostmodern heating systems can produce carbon monoxide, which in a sealed or poorly ventilated room can resultin sickness, debilitating injury, and even death. Therefore, in accordance with the terms of our contract, it isessential that any recommendations that we make for service or a second opinion be scheduled before theclose of escrow, because a specialist could reveal additional defects or recommend further upgrades that couldaffect your evaluation of the property, and our service does not include any form of warranty or guarantee.

HVAC Split SystemsAge & LocationInformational Conditions

Central heat and air-conditioning are provided by a single split-system, consisting of a 5 year-old furnace withan evaporator coil that is located in the furnace plenum , and a 5 year-old condensing coil that is located in theside yard.

Common ObservationsInformational Conditions

The split-system is newer and functional. Such systems are designed to last approximately twenty years, butthey should be serviced bi-annually and have their filters changed every two to three months.

FurnaceInformational Conditions

The furnace is functional.

chambercombustionclean

Vent PipeInformational Conditions

The vent pipe has no visible deficiencies.

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Circulating FanInformational Conditions

The circulating fan is clean and functional

Gas Valve & ConnectorInformational Conditions

The gas valve and connector are in acceptable condition.

valvegasfurnace

Return-Air CompartmentInformational Conditions

There are old moisture stains in the return-air compartment that you may wish to view for yourself, because it isnot perfect and such stains can become a contentious issue.

rustandstainswater

furnaceframe ofrusted

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There are old moisture stains in the return-air compartment that you may wish to view for yourself - Continued

housingfanpanel andon circuitdepositsmineralwater

Condensing CoilInformational Conditions

The air-conditioning coil was not tested because the ambient temperature is too low, and to test it would riskdamaging the coil.

Condensing Coil DisconnectInformational Conditions

The electrical disconnect at the condensing coil is functional.

Refrigerant LinesComponents and Conditions Needing Service

Insulation is missing from the refrigerant lines at the evaporator coil, which will allow condensation to form anddrip, and should be installed.

insulationlinerefrigerantdamaged

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ThermostatsInformational Conditions

The thermostat is functional.

RegistersInformational Conditions

The registers are reasonably clean and functional.

Flexible DuctingInformational Conditions

The ducts have no visible deficiencies. They are a modern flexible type that are comprised of an outer plasticsleeve and a clear inner liner that contains fiberglass insulation.

Metal DuctingFunctional Components and Conditions

The ducts have no visible deficiencies. They are a rigid metal type.

Air to Air ExchangerInformational Conditions

The air to air exchanger is performing it's intended function, but should be cleaned

coredirty

filterdefectivedirty

Gas FireplaceGas FireplaceInformational Conditions

The gas fireplace (s) were viewed operating, and performing there intended function.However there is a possible roof leak around the fireplace in closure.Snow cover prevents inspection of the roof and chimney, you should contact a roofing contractor to verify.Also noticed water staining on the gas supply line in the basement to the fireplace.

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LivingOur inspection of living space includes the visually accessible areas of walls, floors, cabinets and closets, andincludes the testing of a representative number of windows and doors, switches and outlets. However, we donot evaluate window treatments, or move furniture, lift carpets or rugs, empty closets or cabinets, and we donot comment on cosmetic deficiencies. We may not comment on the cracks that appear around windows anddoors, or which follow the lines of framing members and the seams of drywall and plasterboard. These cracksare a consequence of movement, such as wood shrinkage, common settling, and seismic activity, and will oftenreappear if they are not correctly repaired. Such cracks can become the subject of disputes, and are thereforebest evaluated by a specialist. Similarly, there are a number of environmental pollutants that we have alreadyelaborated upon, the specific identification of which is beyond the scope of our service but which can becomeequally contentious. In addition, there are a host of lesser contaminants, such as that from moisture penetratingcarpet-covered cracks in floor slabs, as well as odors from household pets and cigarette smoke that canpermeate walls, carpets, heating and air conditioning ducts, and other porous surfaces, and which can bedifficult to eradicate. However, inasmuch as the sense of smell adjusts rapidly, and the sensitivity to such odorsis certainly not uniform, we recommend that you make this determination for yourself, and particularly if you orany member of your family suffers from allergies or asthma, and then schedule whatever remedial servicesmay be deemed necessary before the close of escrow.

Main EntryFlooringInformational Conditions

The floor is worn or cosmetically damaged, which you should view for yourself.

Walls & CeilingInformational Conditions

The walls and ceiling have typical cosmetic damage.

ClosetsInformational Conditions

The closet is in acceptable condition.

LightsFunctional Components and Conditions

The lights are functional.

Living RoomFlooringInformational Conditions



The walls have typical cosmetic damage.

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The walls have typical cosmetic damage - Continued

fireplacedrywall atdamagedmoisture

fireplacedrywall atdamagedmoisture

Dual-Glazed WindowsFunctional Components and Conditions

The windows are functional.



OutletsFunctional Components and Conditions

The outlets that were tested are functional.

Dining RoomFlooringInformational Conditions








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BedroomsIn accordance with the standards of practice, our inspection of bedrooms includes the visually accessible areasof walls, floors, cabinets and closets, and includes the testing of a representative number of windows anddoors, switches and outlets. We evaluate windows to ensure that they meet light and ventilation requirementsand facilitate an emergency exit or egress, but we do not evaluate window treatments, nor move furniture, liftcarpets or rugs, empty closets or cabinets, and we do not comment on common cosmetic deficiencies.

Main BedroomLocationInformational Conditions

The Master bedroom is located on the main floor.

DoorsComponents and Conditions Needing Service

The door rubs, and needs to be serviced to work smoothly.

FlooringInformational Conditions




Dual-Glazed WindowsInformational Conditions

One window is stuck or painted shut, and should be serviced.And the second window will not latch shut.

ClosetsFunctional Components and Conditions

The closet and its components are functional.



Components and Conditions Needing ServiceThe light in the closet is a conventional light, which should be replaced with a fixture which covers the bulb forsafety.


The outlets that were unobstructed and able to be tested are functional.

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Second BedroomLocationInformational Conditions

The Second bedroom is located on the main floor

DoorsFunctional Components and Conditions

The door is functional.




The walls and ceilings have typical cosmetic damage.


The windows that were unobstructed were checked, and found to be functional.



Components and Conditions Needing ServiceThe closet door is functional but damaged, and should be repaired or replaced.

door trackdamaged





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Third BedroomLocationInformational Conditions

The 3rd bedroom is located on the main floor

DoorsInformational Conditions

The door jamb at the striker plate is broken out and would need to be replaced

strikerframe atdoordamaged






The windows that were unobstructed were checked, and found to be functional.





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BathroomsIn accordance with industry standards, we do not comment on common cosmetic deficiencies, and do notevaluate window treatments, steam showers, and saunas. More importantly, we do not leak-test shower pans,which is usually the responsibility of a plumbing contractor. However, because of the possibility of waterdamage, most plumbing contractors will not leak-test second floor shower pans without the written consent ofthe owners or occupants.

Main BathroomSize and LocationInformational Conditions

The main bathroom is a full, and is located adjacent to the master bedroom.

DoorsInformational Conditions

The doors are functional.


The floor has no significant defects.


The walls and ceiling have typical cosmetic damage that is commensurate with time and use.



CabinetsFunctional Components and Conditions

The cabinets are in acceptable condition.

Components and Conditions Needing ServiceThe cabinet hardware needs maintenence service, such as that to latches or knobs, catches, hinges, or drawerglides.

Sink CountertopFunctional Components and Conditions

The sink countertop is functional.

Sink Faucet Valves & Connectors Trap & DrainFunctional Components and Conditions

The sink and its components are functional.

Components and Conditions Needing ServiceThe mechanical sink stopper is incomplete and should be serviced.Both sinks

Hydro-SpaFunctional Components and Conditions

The hydro-spa is functional but should be flushed with a cleanser if not used frequently.

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Stall ShowerFunctional Components and Conditions

The stall shower is functional.However the drywall is damaged on both sides of the shower opening.

both sidesdrywalldamaged

Informational ConditionsThe showerhead is occluded by minerals, and does not spray uniformly.

Toilet & BidetFunctional Components and Conditions

The toilet is functional.

Exhaust FanFunctional Components and Conditions

The exhaust fan is functional.




The outlets are functional and include ground-fault protection.

Second bathroomSize and LocationInformational Conditions

The second bathroom is a full, and is located in the hallway.

DoorsComponents and Conditions Needing Service

The door handle needs to be serviced to work smoothly.

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The walls have typical cosmetic damage that is commensurate with time and use.

CabinetsInformational Conditions

The cabinets have typical, cosmetic damage.

The floor of the sink cabinet is functional but moisture damaged, which you may wish to see for yourself.

sinkunderstains

Components and Conditions Needing ServiceThe cabinet hardware needs maintenence service, such as that to latches or knobs, catches, hinges, or drawerglides.

Sink CountertopFunctional Components and Conditions

The sink countertop is functional.

Sink Faucet Valves & Connectors Trap & DrainFunctional Components and Conditions

The sink and its components are functional.

Components and Conditions Needing ServiceThe sink drain gurgles or belches as it discharges, which indicates that it is not at amospheric pressure and thatits vent is obstructed, or was never installed correctly.

Tub-ShowerFunctional Components and Conditions

The tub/shower is functional.

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Components and Conditions Needing ServiceThere are open grout-joints in the tiles around the tub area of the main bathroom that should be sealed toprevent moisture damage.

floorat tub tocaulkinglack of

grouttileopen

The mechanical tub stopper does not engage, and should be serviced.

The tub stopper is missing or incomplete, and should be repaired or replaced.

knifeopen byheldstoppertub

Toilet & BidetComponents and Conditions Needing Service

The flapper valve in the toilet tank closes prematurely and will not flush properly.

Exhaust FanFunctional Components and Conditions

The exhaust fan is functional.

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The outlets are functional and include ground-fault protection.The outlet within the mirror is loose

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KitchenWe test kitchen appliances for their functionality, and cannot evaluate them for their performance nor for thevariety of their settings or cycles. However, if they are older than ten years, they may well exhibit decreasedefficiency. Also, many older gas and electric ranges are not secured and can be easily tipped, particularly whenany 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 concealedor countertop lighting, which is convenient but often installed after the initial construction and not wired tonational electrical standards.

KitchenDoorsFunctional Components and Conditions





The walls or ceiling have cosmetic damage


The window is functional.

Sink & CountertopInformational Conditions

The sink and countertop are functional.

CabinetsInformational Conditions

The cabinets have typical, cosmetic damage, or that which is commensurate with their age.

frontdrawerbroken

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Components and Conditions Needing ServiceThe cabinets will need service to work well, such as replacing or adjusting drawer glides, pull latches, hinges,catches, etc.

Valves & ConnectorsFunctional Components and Conditions

The valves and connectors below the sink are functional. However, they are not in daily use and will inevitablybecome stiff or frozen.

FaucetFunctional Components and Conditions

The sink faucet is functional.

Trap and DrainFunctional Components and Conditions

The trap and drain are functional.

Electric RangeFunctional Components and Conditions

The electric range is functional, but was neither calibrated nor tested for its performance.

DishwasherInformational Conditions

There are dish's within the dishwasher and was not viewed operating

Built-in MicrowaveFunctional Components and Conditions

The built-in microwave is functional but we did not test it for leakage, which would require a specializedinstrument.

LightsInformational Conditions

The light is functional.


The outlets that were tested are functional and include ground-fault protection.

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HallwayOur evaluation of hallways is identical to that of living space, except that we pay particular attention to safetyissues, such as those involving handrails, guardrails, and smoke detectors.

Primary HallwayFlooringInformational Conditions



The walls or ceiling have typical cosmetic damage.



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StairsOur evaluation of staircases is identical to that of living space, except that we pay particular attention to safetyissues, such as those involving handrails, guardrails, and smoke detectors.

Main StairsWalls & CeilingInformational Conditions

The walls and ceiling have no significant defects.

tapingdrywallloose

Handrails & GuardrailsInformational Conditions

If small children occupy or visit this residence, suitable precautions should be taken to safeguard them.



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LaundryIn accordance with industry standards, we do not test clothes dryers, nor washing machines and their waterconnections and drainpipes. However, there are two things that you should be aware of. The water supply towashing 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 aremuch more dependable. You should also be aware that the newer washing machines discharge a greatervolume of water than many of the older drainpipes can handle, which causes the water to back up andoverflow, and the only remedy would be to replace the standpipe and trap with one that is a size larger.

Laundry RoomDoorsFunctional Components and Conditions






drywallof thecornercrack in

CabinetsComponents and Conditions Needing Service

The cabinets need typical hardware service to work well, such as adjusting or replacing drawer glides, pulllatches, hinges, catches, etc.

SinkInformational Conditions

The sink was full of clothing and not inspected

Gas Valve & ConnectorInformational Conditions

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The gas valve and connector are functional.

220 Volt ReceptacleInformational Conditions

There is a 220 volt dryer receptacle installed

Dryer VentInformational Conditions

Faulty dryer vents have been responsible for thousands of fires, hundreds of injuries, and even deaths. Thebest vents are a smooth-walled metal type that travels a short distance; all other types should be regarded assuspect, and should be inspected bi-annually to ensure that they do not contain trapped lint or moisture.





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GarageIt is not uncommon for moisture to penetrate garages, because their slabs are on-grade. Evidence of this istypically apparent in the form of efflorescence, or salt crystal formations, that result when moisture penetratesthe concrete slab or sidewalls. This is a common with garages that are below grade, and some sidewalls areeven cored to relieve the pressure that can build up behind them, and which actually promotes drainagethrough 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 residencesthese components are made of wood but could include some structural accessories, such as post-straps andhold-downs, and plywood shear paneling. However, we are not an authority in such matters, and you may wishto discuss this further with a structural engineer. In addition, and inasmuch as garage door openings are notstandard, you may wish to measure the opening to ensure that there is sufficient clearance to accommodateyour vehicles.

Triple-Car GarageSlab FloorInformational Conditions

The garage is too full to permit a clear view of the slab


The walls are sheathed and in acceptable condition.

Firewall SeparationFunctional Components and Conditions

The firewall separating the garage from the residence is functional.

Entry Door Into the HouseFunctional Components and Conditions

The house entry door is solid core, or fire-rated, and self-closes in conformance with fire-safety regulations.

stampdoorfire

Components and Conditions Needing ServiceThe house entry door is not self-closing and is required to be, to maintain the necessary firewall separationbetween a garage and living quarters, and will need to be serviced.

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Garage Door & HardwareFunctional Components and Conditions

The garage door (s) and its hardware are functional.

Components and Conditions Needing ServiceThe garage door hardware needs to be adjusted, so that the door is squarely aligned in its opening.

Automatic OpenerFunctional Components and Conditions

The garage door opener is functional.

Informational ConditionsThe garage door opener is functional but noisy, and may need service and will not close without holding openerbutton in,


The lights are functional, and do not need service at this time.

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AtticIn accordance with our standards, we do not attempt to enter attics that have less than thirty-six inches ofheadroom, are restricted by ducts, or in which the insulation obscures the joists and thereby makes mobilityhazardous, in which case we would inspect them as best we can from the access point. In regard to evaluatingthe 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 ofit, and it may well obscure water pipes, electrical conduits, junction boxes, exhaust fans, and other components.

Primary AtticAttic Access LocationInformational Conditions

The attic can be accessed through a hatch in the hallway ceiling.

Method of EvaluationInformational Conditions

We evaluated the attic from the access due to obstructions that would make mobility hazardous.

No Recommended ServiceInformational Conditions

We have evaluated the attic in compliance with industry standards, and found it to be in acceptable condition.

sheetingstains onmoistureno

disturbednotwhich isinsulationR44

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We have evaluated the attic and found it to be in acceptable condition - Continued

onlybathmasterovervent

FramingInformational Conditions

The roof framing consists of a factor- built truss system, comprised of components called chords, webs, andstruts that are connected by wood or metal gussets nailed or glued in place. Each component of the truss isdesigned for a specific purpose, and cannot be removed or modified without compromising the integrity of theentire truss. The lowest component, which is called the chord and to which the ceiling is attached, can move bythermal expansion and contraction and cause creaking sounds, which are more pronounced in the morningsand evenings along with temperature changes. Such movement has no structural significance, but can result insmall cracks or divots in the drywall or plaster.

VentilationInformational Conditions

Ventilation is provided by a combination of eave, dormer, turbine, or gable vents, and should be adequate.

Blown-In Cellulose InsulationInformational Conditions

The attic is adequately insulated, but not necessarily to a maximum standard. The amount of insulation canrange from three to eighteen inches, depending upon the climate, the region, and the year in which theresidence was constructed.

Blown in Fiberglass InsulationInformational Conditions

The attic is insulated with blown in place fiberglass insulation, approximately 12-14 inches in depth R44

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CONFIDENTIAL HOME INSPECTION 1GENERAL INFORMATION 2Structural 3

Various Hard Surfaces 3Structural Elements 3Basement 4

Exterior 6Site & Other Observations 6Grading & Drainage 6Wall Finish 7Exterior Components 9

Roof 16Composition Shingle Roof 16

Plumbing 18Potable Water Supply Pipes 18General Gas Components 19Gas Water Heaters 19Waste & Drainage Systems 21

Electrical 22Main Panel 22

Heat A/C 25HVAC Split Systems 25Gas Fireplace 28

Living 29Main Entry 29Living Room 29Dining Room 30

Bedrooms 32Main Bedroom 32Second Bedroom 33Third Bedroom 34

Bathrooms 36Main Bathroom 36Second bathroom 37

Kitchen 41Kitchen 41

Hallway 43Primary Hallway 43

Stairs 44Main Stairs 44

Laundry 45Laundry Room 45

Garage 47Triple-Car Garage 47

Attic 49Primary Attic 49

INDEX 50

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Inspection Services & Consulting LLC26291 Chisholm St NE Isanti MN 55040

Tel: 763-444-7348 Fax: 763-444-6718 Mobile: 763-350-3516Email Address: [email protected]

Property Address: 12345 Home St, Home Town, MN 55123Inspection Date: 2/4/2010 Time: 9:00 AM to 12:30 PM

Dear Your Home:

Thank you for hiring Inspection Services & Consulting LLC to be of service. We hope that you were pleasedwith the quality of our service, and that you would recommend us to others. Please read the report carefully,and call us with any questions that you might have. We remain your consultant, and would be happy to assistyou in any way that we can. We sincerely hope that you and your family will be happy and healthy in yourhome.

Sincerely,Jon Anderson CEI CIT CHI CEIInspection Services & Consulting LLC

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