Optimal Home Inspection Sample Report

Optimal Home Inspection P.O. Box 5282 Bella Vista, Arkansas 72714 (479) 366-5032

Optimal Home Inspection

1313 Mockingbird Ln. Bella Vista, AR 72715

Optimal Home Inspection 16:02 June 17, 2015

Doe, Jon 1313 Mockingbird Ln. Page 1 of 19

Table of Contents Scope of work

2

Definitions

3

General Information

3

Grounds

4

Exterior

6

Garage

7

Roof

7

Interior

8

Appliances

8

Electrical

9

Structure

10

Basement

11

Crawl Space

11

Air Conditioning

12

Heating System

13

Plumbing

14

Attic

16

Summary

17

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Optimal Home Inspection 16:02 June 17, 2015

Doe, Jon 1313 Mockingbird Ln. Page 2 of 19

Scope of work Optimal Home Inspection follows the ASHI Standards of Practice in conjunction with the AHIB Standards of Practice. We inspect readily accessible systems and components of homes as listed below. Items and issues exempt from the inspection will be listed in the disclaimer prior to each category.

Inspected systems and components are as follows; Structural system: structural components, including foundation and framing where accessible.

Describe; foundation type and methods used to inspect crawl space. Floor structure, wall structure, and ceiling structure. Roof structure and methods used to inspect attic.

Exterior: Exterior wall covering, flashing and trim. All exterior doors. Attached decks, balconies, stoops, steps, porches, and associated railings. Eaves, soffits, and fascias where accessible from ground level. Vegetation, grading, surface drainage, and retaining walls where likely to adversely affect building.

Describe; exterior wall covering.

Roof System: Roof covering, drainage, flashings, skylights, chimneys, and penetrations.

Describe; roof covering and method of inspection.

Plumbing System: Interior water supply and distribution including fixtures and faucets. Drain, waste, and vent systems including all fixtures. Water heating equipment. Vent systems, flues, and chimneys. Fuel storage and distribution systems. Drainage sumps, sump pumps, and related piping.

Describe; water supply, drain, waste, vent piping materials. Water heating equipment including energy source. Location of main water and fuel shut-off valves.

Electrical system: Service drop, service entrance conductors, cables, and raceways. Service equipment and main disconnects. Service grounding. Interior components of service panels and sub-panels. Conductors and overcurrent protection devices. Representative number of lighting fixtures, switches, receptacles, and GFCIs. Describe; Amperage and voltage rating of service. Location of main disconnect and sub-panels. Wiring methods.

Report; presence of solid conductor aluminum branch circuit wiring and absence of smoke detectors.

Heating System: Installed heating equipment, vent systems, flues, and chimneys.

Describe; Energy source, heating method by distinguishing characteristics.

Air Conditioning System: Installed centrall and through-wall cooling equipment.

Describe; Energy source, cooling method by distinguishing characteristics.

Interior: Walls, ceilings, and floors. Steps, stairways, and railings. Countertops and representative number of installed cabinets.

Representative number of doors and windows. Garage doors and garage door operators.

Insulation and Ventilation: Insulation and vapor retarders in unfinished spaces. Ventilation of attics and foundation areas. Mechanical ventilation systems.

Describe; Insulation and vapor retarders in unfinished spaces. Absence of insulation in unfinished spaces at conditioned surfaces.

Fire places and solid fuel burning appliances: System components, vent systems, flues, and chimneys.

Describe; Fireplaces and solid fuel burning appliances, and chimneys.

General Limitations: Inspections are not technically exhaustive and will not identify concealed conditions or latent defects.

General Exclusions: Inspector is not required to determine any of the following: Condition of systems or components which are not readily accessible.

Remaining life of any system or component. Strength, adequacy, effectiveness, or efficiency of any system or component. Causes of any condition or deficiency. Methods, materials, or costs of corrections. Future conditions including, but not limited to, failure of systems and components. Suitability of the property for any specialized use. Compliance with regulatory requirements (codes, regulations, laws, ordinances, etc.). Market value of property or marketability. Advisability of purchase of property. Presence of potentially hazardous plants or animals including, but not limited to, wood-destroying organisms or diseases harmful to humans. Presence of any environmental hazards including, but not limited to, toxins, carcinogens, noise, and contaminants in soil, water, and air. Effectiveness of any system installed or methods utilized to control or remove suspected hazardous substances. Operating costs of systems or components.

Acoustical properties of any system or component.

Inspector is not required to offer, or perform: Any act or service contrary to law. Engineering services. Work in any trade or any professional service other than home inspection. Warranties or guarantees of any kind.

Inspector is not required to operate: Any system or component which is shut down or otherwise inoperable. Any system or component Palm-Tech Inspector, Copyright Š 1998-2015, PDmB, Inc.

Optimal Home Inspection 16:02 June 17, 2015

Doe, Jon 1313 Mockingbird Ln. Page 3 of 19

Scope of work (Continued) which does not respond to normal operating controls. Shut-off valves.

Inspector is not required to enter: Any area which will, in the opinion of the inspector, likely be dangerous to inspector, other persons, or damage the property or its systems or components. Under-floor crawl spaces or attics which are not readily accessible.

Inspector is not required to inspect: Underground items including but not limited to, underground storage tanks or other underground indications of their presence, whether abandoned or active. Systems or components which are not installed. Decorative items. Systems or components located in areas that are not readily accessible. Detached structures other than garages and carports. Common elements or common areas in multi-unit housing, such as condominium properties or cooperative housing.

Inspector is not required to: Perform any procedure or operation which will, in the opinion of the inspector, likely be dangerous to the inspector or other persons, or damage the property or its system or components. Move suspended ceiling tiles, personal property, furniture, equipment, plants, soil, snow, ice, or debris. Dismantle any system or component beyond what is necessary for operational inspection.

Definitions NOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection Acceptable Functional with no obvious signs of defect.

Not Present Item not present or not found.

Not Inspected Item was unable to be inspected for safety reasons or due to lack of power, inaccessible, or disconnected at time of inspection.

Marginal Item is not fully functional and requires repair or servicing.

Safety Issue Item is a safety issue and should be repaired or adjusted by a certified professional Defective Item needs immediate repair or replacement. It is unable to perform its intended function.

General Information Property Information Property Address 1313 Mockingbird Ln. City Bella Vista State Arkansas Zip 72715 Contact Name Doe, Jon Phone 555-1212 Client Information Client Name Doe, Jon Client Address 1313 Mockingbird Ln. City Bella Vista State Arkansas Zip 72715 Phone 555-1212 E-Mail info@optimalhi.net Inspection Company Inspector Name Jeromy Overman Company Name Optimal Home Inspection Address P.O. Box 5282 City Bella Vista State Arkansas Zip 72714 Phone (479) 366-5032 AHIB License # HI-1725 E-Mail info@optimalhi.net File Number 61515-1313 Amount Received $250.00 Conditions Palm-Tech Inspector, Copyright Š 1998-2015, PDmB, Inc.

Optimal Home Inspection 16:02 June 17, 2015

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General Information (Continued) Others Present Home Owner Property Occupied Occupied Estimated Age 46 yrs. Entrance Faces Southwest Inspection Date 06/15/2015 Start Time 1:00 p.m. End Time 4:00 p.m.

Electric On Yes Gas/Oil On Yes Water On Yes Temperature 82 Weather Thunderstorm Soil Conditions Wet Space Below Grade Crawl Space Building Type Single family Garage Carport Sewage Disposal Septic How Verified Multiple Listing Service Water Source City How Verified Multiple Listing Service Additions/Modifications None

Grounds Not part of inspection process: Fences, outbuildings, recreational facilities, seawalls, break-walls, and docks. Geological, geotechnical, or hydrological conditions. Erosion control and earth stabilization measures

1. Acceptable, Marginal Driveway: Concrete - Concrete pitted and chipped with minor cracking. Pitting is uniform and seems age/ weather related.

Minor settlement cracks, with no signs of spread or uplift. Cracking is most likely due to settlement and does not seem on going.

Heaves in concrete are possible trip hazard. Upheaval occurs at both ends where the driveway meets the concrete pad under the Porte-cochere and is a uniform 1/2 inch high for width of pad.

Driveway is in overall acceptable condition, with the exception of offset area under Porte-cochere. A qualified contractor is recommended to evaluate and estimate repairs.

1/2 Inch Heave at Porte-cochere

Pitting is Uniform due to Weather and Age

Minor Settlement Crack

2. Acceptable 3. Acceptable

Walks: Concrete Steps: Tile

Tile Step and Porch

4. Acceptable

Porch: Tile

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Optimal Home Inspection 16:02 June 17, 2015

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Grounds (Continued) 5. Safety Issue Deck: Treated wood, Stained wood - The basement deck built to close to grade, unable to inspect the underside.

Baluster openings too wide, should be no more than 4 inches apart. This is considered a safety hazard.

Some components showing signs of weathering and should be replaced.

A qualified contractor is recommended to evaluate and estimate repairs.

Not Enough Clearance for Inspection

Decking Components Showing Signs of Rot.

Balusters Spaced More than 4 Inches Apart

6. Safety Issue Railings: Wood - Hand rails should be between 34-38 inches in height. A qualified contractor is recommended to evaluate and estimate repairs.

Hand Rail Less than 34 Inches in Height

7. Safety Issue Stairs (Exterior) Wood - Hand rails should be between 34-38 inches in height.

Balusters should be spaced no more than 4 inches apart and should be installed vertically.

A qualified contractor is recommended to evaluate and estimate repairs.

Hand Rail Less than 34 Inches High

No Balusters Present

8. Acceptable, Marginal Vegetation: Trees, Shrubs, Shrubs/Weeds - Tree limbs over hang the roof and should be cut back.

All vegetation should be kept a minimum of 1 foot from structure.

Tree Limbs Overhanging Roof

9. Acceptable 10. Acceptable 11. Acceptable

Retaining Walls: Block Grading: Steep slope - Drains away from foundation well. However there seems to be an erosion issue, due to the steep grade, that should be monitored to avoid issues in the future.

Swale: Adequate slope and depth for drainage

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Optimal Home Inspection 16:02 June 17, 2015

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Exterior Not part of inspection process: Shutters, screens, awnings, and similar seasonal accessories.

Northeast, Northwest, Southeast, Southwest Exterior Surface 1. Acceptable Type: Wood - Signs of repair to siding.

Patches to Sidings

2. Acceptable 3. Marginal

Trim: Wood Fascia: Wood - Early signs of weathering evident.

A qualified contractor is recommended to evaluate and estimate repairs.

Signs of Weathering

4. Marginal

Soffits: Plywood - Moisture stains, paint peeling, wood rot.

A certified professional should be contacted for further evaluation.

Paint Peeling and Signs of Wood Rot

Paint Peeling and Signs of Wood Rot

5. Acceptable 6. Acceptable 7. Acceptable 8. Marginal

Flashing: Aluminum Entry Doors: Metal Patio Door: Vinyl sliding Windows: Metal - Seals showing signs of weathering. Could lead to drafts and energy loss.

Front window in master is hard to open, needs an adjustment.

Fixed windows in living area are fogging due to failed seals.

A certified professional should be contacted for further evaluation.

9. Acceptable Storm Windows: None 10. Acceptable, Marginal Window Screens: Metal - Windows on left side of the house are missing screens.

11. Acceptable Basement Windows: Aluminum double hung

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Optimal Home Inspection 16:02 June 17, 2015

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Garage 1. Type of Structure: Porte-Cochere Car Spaces: 1 2. Acceptable Ceiling: Paint 3. Acceptable Walls: Exterior grade materials - Porte-Cochere is a type of car port and as such uses the exterior of house as walls 4. Acceptable Floor/Foundation: Poured concrete

Roof Not part of inspection process: Antennae, interiors of flues or chimneys which are not readily accessible, and other installed accessories.

Main Roof Surface 1. Method of Inspection: On roof Roof Over Porte-cochere and Front of House

Roof Over Master Bath/Bedroom and Kitchen

Roof Over 2nd / 3rd Bedroom and 2nd Bath

2. Acceptable, Marginal Material: Asphalt shingle - Moss growing on shingles. This can trap moisture and lead to premature failure. Recommend a certified professional be contacted to clean and treat the roof.

Spongy areas noted, some sheathing may need replacing the next time the roof is re-shingled.

Moss Growing on Shingles

3. Type: Gable 4. Approximate Age: 5-10 yrs 5. Acceptable Flashing: Aluminum 6. Acceptable Valleys: None 7. Acceptable Skylights: None 8. Acceptable, Marginal Plumbing Vents: PVC - Plumbing boots nailed on bottom flanges. This is not a recommended building practice as exposed fasteners can lead to water intrusion. Roof should be monitored for signs of water intrusion. If intrusion is noted contact a certified professional for further evaluation.

Bottom Flange of Plumbing Boot Nailed

Bottom Flange of Plumbing Boot Nailed

Roof Water Control 9. Acceptable 10. Acceptable 11. Acceptable

Gutters: None Downspouts: None Leader/Extension: None

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Optimal Home Inspection 16:02 June 17, 2015

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Interior Not part of inspection process: Paint, wallpaper, and other finish treatments. Carpeting. Window treatments. Central vacuum systems.

General Interior 1. Acceptable Closets: Large - All closets have built in wooden organizers.

2. Acceptable, Marginal Ceilings: Texture paint - Evidence of possible truss uplift in 3rd bedroom. Possibly due to insufficient insulation in attic, see attic notes.

Monitor for further movement, if movement continues contact a certified professional for further evaluation.

Seperation at Ceiling / Wall Joint Can be a Sign of Truss Uplift

3. Acceptable 4. Acceptable 5. Acceptable 6. Acceptable

Walls: Paint and paneling, Paint and tile - Paneling through entire house with exception of bathrooms. Bathrooms are gypsum and tile.

Floors: Tile, Laminates - Bathrooms and kitchen are tile, the rest of house is wood laminate.

Doors: Hollow wood HVAC Source: Heating system register Kitchen

7. Acceptable 8. Acceptable

Kitchen Cabinets: Wood Kitchen Counter Tops: Formica Bathroom

9. Acceptable 10. Acceptable 11. Acceptable 12. Acceptable 13. Acceptable

Bathroom Cabinets: Composite and wood Bathroom Counter Tops: Corian Ventilation: None - Bathroom ventilation not common during the era the house was built. Lack of ventilation can cause excessive moisture build up and could lead to issues down the road.

Monitor for excessive moisture, if noted contact a licensed contractor to for further evaluation.

Smoke Detector Location Bedrooms, Living area, Mechanical room - Battery operated smoke detectors through out home. Recommend regular testing and battery replacement.

Carbon Monoxide Detector Location Living Room - Battery Operated

Appliances Not part of inspection process: Household appliances that are not installed.

Kitchen 1. Acceptable Cooking Appliances: General Electric 2. Acceptable Ventilator: Whirlpool 3. Acceptable Disposal: None 4. Acceptable Dishwasher: Whirlpool 5. Air Gap Present? Yes 6. Acceptable Refrigerator: Fisher & Paykel 7. Acceptable Microwave: Whirlpool - Door has crack in body.

Crack in Door

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Optimal Home Inspection 16:02 June 17, 2015

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Appliances (Continued) Other Appliances 8. Acceptable, Marginal Dryer Vent: Metal flex - Needs cleaning.

Terminates within 4 feet of air conditioning fan. This can lead to lint build up on A/C fan coils reducing the life span of unit.

Termination should be directed to move lint away from A/C unit.

Dryer Exhaust Terminates Within 4 Feet of A/C Fan Unit

Electrical Not part of inspection process: Remote control devices unless the device is the only control device. Alarm systems and components.

Low voltage wiring, systems, and components. Ancillary wiring, systems, and components not a part of the primary electrical power distribution system. Measure amperage, voltage, or impedance.

1. Acceptable

Service Entrance: Above Ground From Mast - Boot at roof penetration has been sealed with a caulk and flange has been nailed at bottom. This is not a recommended building practice as it can lead to water intrusion.

A certified professional should be contacted for further evaluation.

Conduit Boot has been Caulked and Bottom Flange has been Nailed

2. Service Size Amps: 100 Volts: 110-240 VAC 3. Acceptable Service: Copper

4. Acceptable Ground: Rod in ground only 5. Acceptable 120 VAC Branch Circuits: Copper 6. Acceptable 240 VAC Branch Circuits: Copper 7. Acceptable Aluminum Wiring: Not present 8. Acceptable Conductor Type: Romex 9. Acceptable Interior Lighting: 110 VAC 10. Acceptable 120 VAC Outlets: Grounded 11. Acceptable 240 VAC Outlets: 3-pole 4-wire grounded Second bedroom closet Electric Panel 12. Acceptable, Marginal, Safety Issue Manufacturer: Cutler-Hammer - Panels should not be located in closets or wet areas as they constitute safety hazards. Evaluation by a licensed electrician is recommended

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Optimal Home Inspection 16:02 June 17, 2015

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Electrical (Continued) 13. Maximum Capacity: 125 Amps

14. Acceptable Main Breaker Size: 100 Amps 15. Acceptable Breakers: Copper 16. Not Present AFCI: N/A 17. Acceptable GFCI: At GFCI receptacles only 18. Is the panel bonded? Yes 19. Acceptable Door Bell: Hard wired 20. Acceptable Smoke Detectors: Battery operated with light 21. Acceptable Exterior Lighting: Surface mounted lamps front and rear 22. Acceptable Exterior Electric Outlets: 110 VAC

Structure Inspection does not provide engineering service or architectural service. Inspection does not offer opinions as to adequacy of structural system or component.

1. Acceptable 2. Acceptable

Structure Type: Wood frame Foundation: Block

3. Acceptable 4. Acceptable

Differential Movement: No movement or displacement noted Beams: Bonded wood

5. Acceptable 6. Acceptable 7. Acceptable 8. Acceptable 9. Acceptable 10. Acceptable

Bearing Walls: Frame Joists/Trusses: 2x8 Piers/Posts: Block piers and posts Floor/Slab: Composite wood or plywood Stairs (Interior): Exterior only Subfloor: Plywood

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Basement 1. Acceptable

Ceiling: Exposed framing, Suspended ceiling

2. Acceptable

Walls: Concrete blocks, Paint and paneling, Exposed framing

3. Acceptable

Floors: Poured and sealed concrete

4. Acceptable 5. Acceptable 6. Acceptable 7. Acceptable

Ventilation: Windows, Vents Insulation: Batting Vapor Barrier: Paper Moisture Location: None noted

Crawl Space Not part of inspection process: Disturb vapor barrier for inspection purposes. Air quality.

1. Method of Inspection: In the crawl space

2. Acceptable 3. Acceptable 4. Acceptable

Access: Wood door Moisture Penetration: No moisture present at time of inspection Moisture Barrier: plastic over soil, sealed to walls and columns

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Optimal Home Inspection 16:02 June 17, 2015

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Crawl Space (Continued) 5. Acceptable

Ventilation: Vents, Windows - Vents sealed, this is a conditioned space.

6. Acceptable

Insulation: Fiberglass

7. Acceptable

Vapor Barrier: plastic over soil, sealed to walls and columns

Air Conditioning Not part of inspection process: Electronic air filter. Determine cooling sypply adequacy or distribution balance.

Main, left side of house AC System 1. Acceptable A/C System Operation: Appears serviceable, Functional 2. Acceptable Condensate Removal: PVC 3. Acceptable Exterior Unit: Pad mounted

4. Manufacturer: Carrier 5. Model Number: 38CKC042310 Serial Number: 3398E29185 6. Area Served: Whole building Approximate Age: 10+ yrs 7. Fuel Type: 220-240 VAC Temperature Differential: 18 8. Type: Central A/C Capacity: 1.5 Ton 9. Acceptable Visible Coil: Aluminum

10. Acceptable 11. Acceptable 12. Acceptable 13. Acceptable

Refrigerant Lines: Serviceable condition Electrical Disconnect: Breaker disconnect Exposed Ductwork: Metal Blower Fan/Filters: Direct drive with disposable filter

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Optimal Home Inspection 16:02 June 17, 2015

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Heating System Not part of inspection process: Interiors of flues or chimneys which are not readily accessible. Heat exchanger, humidifier or dehumidifier. Electronic air filter. Solar spacce heating system. Determine heat supply adequacy or distribution balance.

Main, Crawl Space Heating System 1. Acceptable Heating System Operation: Adequate, Appears functional

2. Manufacturer: Lennox

3. Model Number: G51MP-48C-090-07 Serial Number: 5909J06987 4. Type: Forced air Capacity: 88,000 BTUHR 5. Area Served: Whole building Approximate Age: 6 yrs 6. Fuel Type: Propane gas

7. Acceptable Heat Exchanger: 4 Burner 8. Unable to Inspect: 50%

9. Acceptable 10. Acceptable

Blower Fan/Filter: Direct drive with disposable filter Distribution: Metal duct

11. Acceptable 12. Acceptable 13. Acceptable 14. Acceptable 15. Acceptable 16. Acceptable 17. Acceptable

Circulator: N/A Draft Control: Automatic Flue Pipe: PVC Controls: Limit switch Devices: Temp gauge Humidifier: N/A Thermostats: Individual, Programmable - Located on left wall of main living space.

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Heating System (Continued) 18. Acceptable

Fuel Tank: Propane tank

19. Tank Location: Rear yard 20. Suspected Asbestos: No

Plumbing Not part of inspection process: Clothes washing machine connections. Interiors of flues or chimneys which are not readily accessible.

Wells, well pumps, or water storage related equipment. Water conditioning systems. Solar water heating systems. Fire and lawn sprinkler systems. Private waste disposal systems.

Determine; whether water supply and waste disposal systems are public or private. Quantity or quality of water supply.

Operate safety valves or shut-off valves.

Interior 1. Acceptable 2. Acceptable

Service Line: Copper Main Water Shutoff: Front of house, Crawl space - City shutoff located at front left of property, just left of the power pole. House shut off located in crawl space front left corner.

3. Acceptable 4. Acceptable 5. Acceptable 6. Acceptable

Water Lines: Copper Vent Pipes: PVC Basement Floor Drain: None noted Drain Pipes: Cast iron, PVC

7. Acceptable Service Caps: Accessible 8. Acceptable Kitchen Sink: fiberglass 9. Acceptable Bathroom Sink/Basin: Porcelain coated 10. Acceptable Faucets/Traps: Stainless steel faucets w/ PVC traps 11. Acceptable Plumbing/Fixtures: PVC 12. Acceptable Tub/Surround: Fiberglass tub and ceramic tile surround 13. Acceptable Toilets: American Standard Utility Closet Water Heater

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Optimal Home Inspection 16:02 June 17, 2015

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Plumbing (Continued) 14. Acceptable

Water Heater Operation: Adequate - Doors to utility closet do not provide proper ventilation for combustion air. Recommend replacing doors with louvered doors to allow for proper air flow.

15. Manufacturer: Whirlpool 16. Model Number: BFG1F404S3PV Serial Number: 0851T407768 17. Type: Propane Capacity: 40 Gal. 18. Approximate Age: 9 yrs Area Served: Whole building 19. Acceptable Flue Pipe: Double wall

20. Acceptable

TPRV and Drain Tube: PVC Exterior

West, East Exterior Surface 21. Acceptable Type: Block 22. Acceptable 23. Acceptable

Hose Bibs: Gate Exterior Surface Drain: Surface drain Gas Service

24. Acceptable

Gas Service Line: Cast iron, Insulflex Laundry Area

25. Acceptable 26. Acceptable

Washer Hose Bib: Gate valves Washer Drain: Wall mounted drain

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Attic Not part of inspection process: Accessing areas that would require disturbing of insulation, or where there is not a suitable walking surface. Air quality.

None Attic 1. Method of Inspection: No Access 2. Acceptable Unable to Inspect: 100% - No access door due to the low roof pitch and vaulted ceiling in main living area. Attic access is only necessary when there is at least 30 inches of head room above the opening, there is not enough head room to allow for a proper attic access in this house.

3. Acceptable Roof Framing: Rafter 4. Acceptable Sheathing: Unknown 5. Acceptable Ventilation: Soffit vents - Recommend additional ventilation be installed. A ridge vent could help ventilation of the attic space. A qualified roofing contractor is recommended to evaluate and estimate repairs.

6. Acceptable Insulation: Unknown - Lack of access made it impossible to determine insulation type, if any.

Signs of truss uplift in back bedroom may indicate need for more insulation. A certified professional should be contacted for further evaluation.

7. Acceptable Insulation Depth: Unknown - No access 8. Acceptable Vapor Barrier: Unknown - No access 9. Acceptable Moisture Penetration: Unknown - No access. There are no signs of moisture penetration on interior ceilings.

10. Acceptable Bathroom Fan Venting: None

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Marginal Summary This summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the complete report.

Grounds 1. Driveway: Concrete - Concrete pitted and chipped with minor cracking. Pitting is uniform and seems age/ weather related.

Minor settlement cracks, with no signs of spread or uplift. Cracking is most likely due to settlement and does not seem on going.

Heaves in concrete are possible trip hazard. Upheaval occurs at both ends where the driveway meets the concrete pad under the Porte-cochere and is a uniform 1/2 inch high for width of pad.

Driveway is in overall acceptable condition, with the exception of offset area under Porte-cochere. A qualified contractor is recommended to evaluate and estimate repairs.

1/2 Inch Heave at Porte-cochere

Pitting is Uniform due to Weather and Age

Minor Settlement Crack

2. Vegetation: Trees, Shrubs, Shrubs/Weeds - Tree limbs over hang the roof and should be cut back.

All vegetation should be kept a minimum of 1 foot from structure.

Tree Limbs Overhanging Roof

Exterior 3. Fascia: Wood - Early signs of weathering evident.

A qualified contractor is recommended to evaluate and estimate repairs.

Signs of Weathering

4. Soffits: Plywood - Moisture stains, paint peeling, wood rot.

A certified professional should be contacted for further evaluation.

Paint Peeling and Signs of Wood Rot

Paint Peeling and Signs of Wood Rot

5. Windows: Metal - Seals showing signs of weathering. Could lead to drafts and energy loss.

Front window in master is hard to open, needs an adjustment.

Fixed windows in living area are fogging due to failed seals.

A certified professional should be contacted for further evaluation.

6. Window Screens: Metal - Windows on left side of the house are missing screens.

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Marginal Summary (Continued) Roof 7. Main Roof Surface Material: Asphalt shingle - Moss growing on shingles. This can trap moisture and lead to premature failure. Recommend a certified professional be contacted to clean and treat the roof.

Spongy areas noted, some sheathing may need replacing the next time the roof is re-shingled.

Moss Growing on Shingles

8. Plumbing Vents: PVC - Plumbing boots nailed on bottom flanges. This is not a recommended building practice as exposed fasteners can lead to water intrusion. Roof should be monitored for signs of water intrusion. If intrusion is noted contact a certified professional for further evaluation.

Bottom Flange of Plumbing Boot Nailed

Bottom Flange of Plumbing Boot Nailed

Interior 9. Ceilings: Texture paint - Evidence of possible truss uplift in 3rd bedroom. Possibly due to insufficient insulation in attic, see attic notes.

Monitor for further movement, if movement continues contact a certified professional for further evaluation.

Seperation at Ceiling / Wall Joint Can be a Sign of Truss Uplift

Appliances 10. Dryer Vent: Metal flex - Needs cleaning.

Terminates within 4 feet of air conditioning fan. This can lead to lint build up on A/C fan coils reducing the life span of unit.

Termination should be directed to move lint away from A/C unit.

Dryer Exhaust Terminates Within 4 Feet of A/C Fan Unit

Electrical 11. Second bedroom closet Electric Panel Manufacturer: Cutler-Hammer - Panels should not be located in closets or wet areas as they constitute safety hazards. Evaluation by a licensed electrician is recommended

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Optimal Home Inspection 16:02 June 17, 2015

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Safety Issue Summary Grounds 1. Deck: Treated wood, Stained wood - The basement deck built to close to grade, unable to inspect the underside.

Baluster openings too wide, should be no more than 4 inches apart. This is considered a safety hazard.

Some components showing signs of weathering and should be replaced.

A qualified contractor is recommended to evaluate and estimate repairs.

Not Enough Clearance for Inspection

Decking Components Showing Signs of Rot.

Balusters Spaced More than 4 Inches Apart

2. Railings: Wood - Hand rails should be between 34-38 inches in height. A qualified contractor is recommended to evaluate and estimate repairs.

Hand Rail Less than 34 Inches in Height

3. Stairs (Exterior) Wood - Hand rails should be between 34-38 inches in height.

Balusters should be spaced no more than 4 inches apart and should be installed vertically.

A qualified contractor is recommended to evaluate and estimate repairs.

Hand Rail Less than 34 Inches High

No Balusters Present

Electrical 4. Second bedroom closet Electric Panel Manufacturer: Cutler-Hammer - Panels should not be located in closets or wet areas as they constitute safety hazards. Evaluation by a licensed electrician is recommended

Palm-Tech Inspector, Copyright Š 1998-2015, PDmB, Inc.