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Inspection Address: Sample St W., Lakeville, MN Inspection Date / Time: 12-11-2012, 2:00 pm

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Confidential Home Inspection Report Property Inspected: Sample St W., Lakeville, MN Prepared for: Sample Inspection Date: 12-11-2012, 2:00 pm Report Number: 5782A Inspected by: Tim Walz, 651-276-9918, tim.walz@msn.com

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Inspection Address: Sample St W., Lakeville, MN Report: 5782A Inspection Date / Time: 12-11-2012, 2:00 pm

Page 2 of 35

Limitations of Your Inspection Your inspection and report are based upon the conditions of the home that existed at the time of the inspection. This inspection is not a code compliance inspection. Your inspection is not intended to reflect the value of the property, nor make any representation as to the advisability or inadvisability of purchase. General repair estimates may have been discussed during the walkthrough portion of your inspection, but if provided, they should be considered approximations at best and must be confirmed by quotes from qualified contractors. All homes have some defects and it is our goal to identify as many of these as is possible during the inspection period. However, the inspection is not intended to be technically exhaustive and therefore, cannot guarantee that every defect was discovered. This is due primarily to time constraints, but also to weather conditions, and inaccessible / concealed areas. No destructive analysis, or technical testing is performed during the evaluation. A complete list of items that are and are not inspected is available at our website - The NAHI Standards of Practice. Some of these limitations include the following: •

No tests are performed to determine the presence of airborne particles such as asbestos or noxious gases (i.e. formaldehyde, molds, mildews, toxic / carcinogenic / malodorous substances) or other conditions of air quality that may be present.

No test for lead products is performed.

No representations as to the existence of abandoned well(s), septic system(s), or underground fuel storage tank(s) are made.

Hazardous wastes are not part of the inspection.

The quality of drinking water is not a part of this inspection.

No tests are performed to determine the presence or absence of rodents and insect pests.

All cosmetic conditions, such as carpeting, vinyl floors, wallpapering and painting are also excluded.

If your inspector believes that specific items warrant further investigation, he will direct you to the appropriate specialist. As a prudent home buyer, you should consider requesting further evaluation by licensed specialists of all issues that you are not comfortable with, regardless of your inspector's opinions.

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Inspection Address: Sample St W., Lakeville, MN Report: 5782A Inspection Date / Time: 12-11-2012, 2:00 pm

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HOME INSPECTION REPORT SUMMARY Suggested Repairs / Improvements Inspection Address: Sample St W., Lakeville, MN Inspection Date: 12-11-2012 Report #: 5782A Client: Sample

Inspected By: Tim Walz, 651-276-9918, tim.walz@msn.com

SuburbanHomeInspections, Inc. - St Paul / Mpls www.homeinvestigator.com This summary report is intended to provide a convenient and cursory preview of the conditions and components that have been identified within your report, but since this summary is strictly based on the inspector's opinions, it is possible that some of your concerns may have been omitted. Therefore, it is important for you to review the entire report to ensure that all of your concerns can be addressed prior to closing. Unless the items listed in your report are cited as potential hazards, structural concerns, or "unsatisfactory", they should be regarded as recommendations only. All homes have some defects, but in most cases, it is acceptable to defer repairs to a later date, without cause for concern. The bottom line is that all items in this report are correctable. This summary does not require the seller to make repairs. You (the buyer) and your agent must negotiate with the seller to decide which items, if any, will be replaced/repaired prior to closing. Ideally, all repairs that are made would be performed by licensed specialists, who may identify additional defects, or recommend additional upgrades.

GROUNDS LANDSCAPING: GRADING: The grading does not slope away from the home in some locations, including the area at the back / left corner of the home. A positive slope of 2.5" per ft., for a minimum of 10', is recommended. Flat or negatively sloped grading allows rain water to accumulate near the foundation walls, which increases the chance for moisture to leak into the home. DECKS: HOUSE CONNECTION: The deck's connection to the home was not visible (due to boards installed below the deck). In this case, presence of flashing was visible at one small location, but the quality of installation was not determined. The presence of bolts at the house connection also was not confirmed. I suggest that you ask the sellers if permits were used during the deck installation. HOUSE EXTERIOR METAL / VINYL SIDING: J-CHANNEL TRIM: The J-channel trim was not installed properly at some of the top corners of the windows and doors (top / horizontal pieces do not overlap the side / vertical pieces at the corners). Some of the resulting gaps have been sealed with caulk, but other gaps are in need of sealing. J-channel trim was not installed around the perimeter of some wall penetrations - see photos. When its properly installed, J-channel trim helps to keep water from leaking behind wall penetrations. It also allows the siding to move (expand and contract) with temperature changes, which keeps the seal from breaking. GAPS: Š Suburban Home Inspections, Inc.

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Inspection Address: Sample St W., Lakeville, MN Report: 5782A Inspection Date / Time: 12-11-2012, 2:00 pm

Page 4 of 35

Caulk should be applied to some of the j-channel / window joints and j-channel / door joints. HOUSE ROOF SYSTEM STRUCTURE & SOFFIT AREAS: EAVES: Ice buildup exists at a back side overhang - above the upstairs hallway bathroom. This suggests that there is more heat loss above this portion of the home and the likely source of this is the skylight. See Attic Section for more details. GUTTERS & DOWNSPOUTS: GUTTERS: Gutters are missing from some of the roof overhangs. Gutters, in addition to proper grading, will help reduce the amount of moisture that accumulates near the foundation walls, which helps to keep moisture out of the home. Gutters also help prevent the erosion of the grade and protect the siding / trim from decay. GARAGE WALLS AND CEILING: FIRE WALLS/CEILINGS: There is no fire rated material (i.e. drywall) secured to the back side of the pull-down staircase, which has created a breach in the fire-rated wall protection. According to the fire code, all walls that connect to living portions of the home must be completely covered with a fire-rated material (i.e. concrete block, 1" plaster, or 1/2" type X sheet-rock). ATTIC ROOF SUPPORT SYSTEM CONDITION: EXPOSED WALL SHEATHING: A small opening exists in the sheathing (daylight is visible at one location - right side of home). This is likely at a location where the siding was damaged. INSULATION & VAPOR BARRIER: INSULATION DEPTH: Approximately 16 inches of insulation was installed in the attic, but the depth has been reduced in some areas, from foot traffic. The most noticeable areas of compacted insulation exist above the fireplace room ceiling (where ceiling speakers were installed). Note: It is never a good idea to install recessed items / fixtures into attic level ceilings, due to the large amount of heat loss that occurs. This can lead to frost in the attic and / or ice dam problems. Modifications are needed at these locations to help prevent heat loss. OTHER ROOF PENETRATIONS: SKYLIGHT(S): The skylight was not completely visible (wrapped in blanket insulation). Note: gaps in fiberglass insulation are common and gaps allow house air to leak into the attic space, which often results in condensation on the attic structure. As mentioned earlier, some amount of ice dam activity exists on the roof - above this location - due to the heat loss that occurs at the skylight. The best way to insulate a skylight is with spray foam (this would help prevent heat loss). BASEMENT INSPECTION CONDITIONS & MATERIAL TYPES: ADDITIONS / MODIFICATIONS: The basement level was finished after the house was built. I suggest that you ask the sellers for all paper work associated with this project (i.e. were licensed contractors used?, were permits used? have all permits been closed?). WATER CONTROL: SUMP PUMP DISCHARGE PIPE: A flex pipe / hose is used as the discharge pipe. This will work, but a better material is rigid, plastic pipe. This is preferred because it cannot be moved and it is not easily damaged. Ideally, the pipe should extend at least 10' from the home. ELECTRICAL MAIN PANEL: BOX & COVER: Circuits were added to the system (basement) after the house was built. However, there is no sticker inside the panel box that would indicate that the wiring was approved by the City Inspector (consider contacting the city to see what permits have been pulled at this house). In this case, no signs of problems were found, but concealed components cannot be evaluated. If concerned, consider hiring a licensed electrician to evaluate the basement electrical. Š Suburban Home Inspections, Inc.

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Inspection Address: Sample St W., Lakeville, MN Report: 5782A Inspection Date / Time: 12-11-2012, 2:00 pm

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OUTLETS: KITCHEN OUTLETS: There is no outlet on the island. All islands should have at least one outlet. REMAINING INTERIOR OUTLETS: A cold flow of air exists at two basement family room outlets. This usually indicates that the box was not sealed properly (installing a foam gasket behind the outlet should solve this). A scorch mark appears to exist at one basement outlet / receptacle. Replacement is recommended as a precautionary measure (located at back side of home). HEATING & COOLING SYSTEMS FURNACE CONDITION: HUMIDIFIER: Water was leaking from the humidifier at the time of the inspection. In this case, the damper lever was improperly labeled ("winter" position is actually closed). This allows a buildup of moisture inside the unit, which may be the source of the leakage. Further evaluation is needed to determine the exact source. A mineral buildup exists on the grates, which indicates that they are in need of replacement. AIR CONDITIONING: REFRIGERANT LINES: The gap around the refrigerant lines should be re-sealed - where they pass through the siding. Use "duct-seal" for this (a putty-like material available at home improvement stores). Gaps at this location can allow rodents to enter the home. PLUMBING DISTRIBUTION PIPES: WATER SOFTENER: The condensate hose is not secured over the floor drain. Note: A high volume of water is discharged from this hose, so it must be secured over a floor drain or the laundry sink. New codes also require an air gap. There are fittings you can purchase that create an air gap (where the hose and floor drain connect). An extension cord is used to supply power to the water softener. Extension cords are not recommended for long-time use because they have been known to overheat. Therefore, an outlet should be installed near the unit. IRRIGATION SYSTEM: Sprinkler systems are not tested for operation. I suggest that you ensure that the system was properly winterized. Note: Sprinkler systems must be blown out with compressed air prior to the winter season. The best way to do this is to purchase a service contract from a specialist. I suggest that you ask the seller to ensure that this has occurred. LAUNDRY APPLIANCES: DRYER VENT & VENT OPENING: Duct tape has been used at the joints (heat tape should be used at all dryer duct joints; not screws or duct tape). A lint buildup exists at the dryer vent opening (right side of home). Excessive lint buildup in dryer vents can become a fire hazard, so periodic cleanings are recommended. KITCHEN PLUMBING FIXTURES: SINK VALVES: The faucet handle is loose. APPLIANCES & VENTILATION: ELECTRIC COOK TOP CONDITION: Some burners are dirty (smoke during use). BATHROOM(S) PLUMBING FIXTURES: TOILET INSTALLATION: Some toilets were not anchored to the floor properly (main floor half bathroom and upstairs hallway bathroom). Repair is recommended, which usually requires replacement of the inexpensive wax ring at the base of the toilet. In some cases, the flange will also need to be replaced, or repaired. The toilet must then be re-anchored to the floor. Resetting a toilet is a Š Suburban Home Inspections, Inc.

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Inspection Address: Sample St W., Lakeville, MN Report: 5782A Inspection Date / Time: 12-11-2012, 2:00 pm

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30-minute job for a licensed plumber. Homeowners can also do this repair. However, this is a risky procedure because if the bolts are tightened too much, the toilet flanges WILL break. BEDROOMS WINDOWS & DOORS: INTERIOR DOORS: A door hinge is loose. REMAINING INTERIOR PORTIONS FLOOR, WALLS, CEILING & VENTILATION: WALLS: Insulation voids were found at two location in the main floor fireplace room (see photos). These voids suggest that the insulation has settled at these locations. CEILING CONDITION: A moisture stain exists on the fireplace room ceiling. This is located below the upstairs hallway bathroom area, which suggests that leakage has occurred at one time. Moisture stains were found below the bathtub plumbing (visible from the access panel in the master bedroom closet). No signs of active leakage, or wetness was found during the inspection. I suggest that you ask the sellers if they are aware of the source of this stain. WINDOWS & DOORS: DOUBLE HUNG WINDOWS: There is no finish coat on the basement windows (polyurethane). Some black stains / decay has formed on portions of the sashes as a result. FIREPLACE: OVERALL CONDITION (Old Gas Log): The gas log insert is outdated and while you can still purchase units like these, they are not recognized by modern codes. Most of these units were installed into fireplaces that were originally intended for wood burning, with no modifications to the exhaust flue. Modern codes require gas burning appliances to vent through class B vents. Modern codes also say that dampers must be permanently blocked open to a "sufficient amount", or completely removed. This ensures that the damper will not be inadvertently left closed while the unit is on; a situation that would allow exhaust gases to enter the home (a carbon monoxide threat). In this case, the damper has been blocked open. Of course, the problem with a permanently opened damper is that there will be a large amount of heat loss up the chimney. Therefore, you should consider one of the following. 1) Have a specialist remove the gas burner (cap the gas line) and convert the fireplace back to a wood burning unit. Note: The flue must first be inspected by a licensed specialist to ensure that it is safe for use. 2) Replace the existing gas log with a modern gas fireplace that is either direct vented to the exterior, or that has a B-vent that extends to the top of the chimney.

Note: Certain repairs or improvements may require permits. To obtain this information, contact your local Inspection Department or City Hall. End of Report Summary

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Inspection Address: Sample St W., Lakeville, MN Report: 5782A Inspection Date / Time: 12-11-2012, 2:00 pm

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CLIENT, SITE & OTHER GENERAL INFORMATION CLIENT & REPORT INFO.: REPORT #:

5782A.

TYPE OF INSPECTION:

Pre-Purchase Home Inspection.

PROPERTY INSPECTED:

Sample St W., Lakeville, MN.

CLIENT:

Sample.

CLIENT E-MAIL: sample@gmail.com.

INSPECTION DATE: 12-11-2012.

START TIME: 2:00 pm.

COMPLETED: 6:15 pm.

OUTSIDE TEMP.: 15 degrees.

INDOOR AIR TEMP: 70 degrees.

SOIL CONDITIONS:

YEAR BUILT: 1991.

BUILDING TYPE: 1 family.

# OF LEVELS (above grade): 2 levels.

SPACE BELOW GRADE: Basement.

GARAGE: Attached.

AREA: Suburban.

HOUSE OCCUPIED: Yes.

HOUSE FURNISHED: Yes.

SEWAGE DISPOSAL: Public.

UTILITIES STATUS: All utilities on.

PEOPLE PRESENT: Buyers, Buyer's Father. CLIMATE CONDITIONS: WEATHER: Overcast.

Snow covered.

BUILDING CHARACTERISTICS:

UTILITY SERVICES: WATER SOURCE: Public. PAYMENT INFORMATION: TOTAL FEE: $345.00.

PAID BY: Credit Card (processed by Square) GROUNDS

LIMITATIONS: SINGLE FAMILY HOME:

Throughout the report, the specific sides of the home are referred to as Right, Left, Front and Back (as though you are looking at the home from the front yard). My evaluation of the exterior of the property conforms to the NAHI standards of practice. This inspection is not intended to address or include any geological conditions or site stability information. For information concerning these conditions, a geologist or soils engineer should be consulted. Any reference to Earth grade is limited to the areas around the exposed areas of the foundation. This inspection does not attempt to determine drainage performance of the site. Fences and outbuildings (other than garages) are not observed.

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Inspection Address: Sample St W., Lakeville, MN Report: 5782A Inspection Date / Time: 12-11-2012, 2:00 pm

Page 8 of 35

LANDSCAPING: VEGETATION:

Some tree branches overhang the roof, which should be cut back (falling debris can clog gutters and plumbing vents).

GRADING:

The grading does not slope away from the home in some locations, including the area at the back / left corner of the home. A positive slope of 2.5" per ft., for a minimum of 10', is recommended. Flat or negatively sloped grading allows rain water to accumulate near the foundation walls, which increases the chance for moisture to leak into the home.

RETAINING WALLS: KEY STONE WALL:

The keystone wall is leaning into the vinyl corner trim - at the back / left corner of the home.

HARD SURFACES:

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Inspection Address: Sample St W., Lakeville, MN Report: 5782A Inspection Date / Time: 12-11-2012, 2:00 pm

ASPHALT DRIVEWAY:

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Portions of the driveway have settled (near garage floor slab). Settlement of hard surfaces is common and is often the result of inadequately compacted backfill. This occurs when builders fail to compact the soil enough before laying the slab/asphalt. Settlement eventually occurs, which then results in cracking of the materials.

DECKS: FLOOR SURFACES:

The deck floor was not visible, due to snow coverage.

HOUSE CONNECTION:

The deck's connection to the home was not visible (due to boards installed below the deck). In this case, presence of flashing was visible at one small location, but the quality of installation was not determined. The presence of bolts at the house connection also was not confirmed. I suggest that you ask the sellers if permits were used during the deck installation.

FOOTINGS:

The frost footings were not visible, but appear to be present (were probed). In this case, some of the posts are not centered on their footings. One post is resting on a metal spacer / isolation stool, but it is unknown if this is an approved fitting for this location.

GUARD RAILING:

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No problems noted.

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Inspection Address: Sample St W., Lakeville, MN Report: 5782A Inspection Date / Time: 12-11-2012, 2:00 pm

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HOUSE EXTERIOR LIMITATIONS: SINGLE FAMILY HOME:

The inside of the wall structure is not visible. Therefore, the presence of rot, mold or deterioration inside the wall cavity cannot be positively determined during the inspection. It is scientifically known that moisture and mold are inter-related. If moisture is listed in any portion of the report, you should understand that mold may also be present. If you are concerned, and want further evaluation, please contact a moisture specialist (referrals are available on request). All penetrations into or through an exterior wall / siding (typically around doors, windows, exterior light fixtures and outlets) must be kept well sealed against moisture intrusion by the use of an appropriate sealant such as caulk. These areas should be inspected and maintained on a regular basis by the homeowner.

DESCRIPTION OF MATERIALS: TYPE OF WALL STRUCTURE:

Wood Framed.

SIDING TYPE - FRONT:

Vinyl.

SIDING TYPE - RIGHT:

Vinyl.

SIDING TYPE - BACK:

Vinyl.

SIDING TYPE - LEFT:

Vinyl.

FOUNDATION TYPE(S):

Poured Concrete.

METAL / VINYL SIDING: HOUSE WRAP PRESENT?:

House wrap was not installed beneath the siding. House wrap allows moisture from inside to escape, but does not allow moisture from outside to enter the wall structure.

VINYL:

Some minor cracked / damaged pieces were found.

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Inspection Address: Sample St W., Lakeville, MN Report: 5782A Inspection Date / Time: 12-11-2012, 2:00 pm

Page 11 of 35

DRIP CAPS (Drip Flashing):

A joint exists in the flashing above one of the front side living room windows. This is improper because leakage is likely to occur. In this case, the joint has been sealed, but ongoing maintenance will be required.

J-CHANNEL TRIM:

The J-channel trim was not installed properly at some of the top corners of the windows and doors (top / horizontal pieces do not overlap the side / vertical pieces at the corners). Some of the resulting gaps have been sealed with caulk, but other gaps are in need of sealing. J-channel trim was not installed around the perimeter of some wall penetrations - see photos. When its properly installed, J-channel trim helps to keep water from leaking behind wall penetrations. It also allows the siding to move (expand and contract) with temperature changes, which keeps the seal from breaking.

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Inspection Address: Sample St W., Lakeville, MN Report: 5782A Inspection Date / Time: 12-11-2012, 2:00 pm

TRIM:

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Page 12 of 35

Some decayed trim exists at the bottom / right corner of a front side living room window.

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Inspection Address: Sample St W., Lakeville, MN Report: 5782A Inspection Date / Time: 12-11-2012, 2:00 pm

Page 13 of 35

GAPS:

Caulk should be applied to some of the j-channel / window joints and j-channel / door joints.

ADDITIONAL GAPS:

A gap exists where the sump pump discharge pipe penetrates the siding.

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Inspection Address: Sample St W., Lakeville, MN Report: 5782A Inspection Date / Time: 12-11-2012, 2:00 pm

Page 14 of 35

FOUNDATION WALLS: APPROXIMATE % OF VISIBLE FOUNDATION:

1-5%

POURED CONCRETE:

No problems noted.

EXTERIOR DOORS: ENTRY DOOR(S) CONDITION:

No problems noted.

STORM DOORS:

No problems noted.

GLASS DOORS:

No problems noted. HOUSE ROOF SYSTEM

LIMITATIONS: SINGLE FAMILY HOME:

My evaluation of the roof coverings, the components and drainage systems conforms to the NAHI standards of practice. I access every roof unless I feel it is unsafe to do so. The roof evaluation determines if portions are missing, deteriorated and/or subject to possible leakage. Every roof is only as good as the waterproof membrane beneath it. Since the underlayments, flashings and decking are hidden from view, they cannot be evaluated. The roof is not disassembled during the inspection, so only surface areas are reported. My review is not a guarantee against roof leaks, nor is it a certification. Also note: certain attached roof accessories, such as solar systems, antennae, and lightning rods are not observed.

EVALUATION: ACCESS:

The inspection was performed from the ground, using binoculars.

PERCENT VISIBLE:

None of the shingles were visible, due to the snow coverage.

ROOF DESCRIPTION: STYLE(S):

Gable.

STRUCTURE & SOFFIT AREAS: EAVES:

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Ice buildup exists at a back side overhang - above the upstairs hallway bathroom. This suggests that there is more heat loss above this portion of the home and the likely source of this is the skylight. See Attic Section for more details.

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Inspection Address: Sample St W., Lakeville, MN Report: 5782A Inspection Date / Time: 12-11-2012, 2:00 pm

Page 15 of 35

ASPHALT / FIBERGLASS COMPOSITION SHINGLES: # OF LAYERS:

One layer exists on the home.

CONDITION:

Not determined.

FURNACE / WATER HEATER EXHAUST FLUE(S): FLUE COVER:

No problems noted.

VENTILATION: ROOF VENTS:

Not visible.

OTHER ROOF PENETRATIONS: SIDEWALL "STEP" FLASHING:

Not visible.

GUTTERS & DOWNSPOUTS: GUTTERS:

Gutters are missing from some of the roof overhangs. Gutters, in addition to proper grading, will help reduce the amount of moisture that accumulates near the foundation walls, which helps to keep moisture out of the home. Gutters also help prevent the erosion of the grade and protect the siding / trim from decay.

EXTENSIONS:

The extension near the front walkway is too short, which may allow moisture to drain back toward the foundation. Extensions should be long enough to drain to a downslope (so water drains away from the home).

GARAGE FOUNDATION WALLS: POURED CONCRETE WALLS:

No problems noted.

FLOOR: SLAB:

Salt damage (pitting) is noted in some areas. Some settlement/shrinkage cracks exist on the garage floor.

WALLS AND CEILING:

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Inspection Address: Sample St W., Lakeville, MN Report: 5782A Inspection Date / Time: 12-11-2012, 2:00 pm

Page 16 of 35

FIRE WALLS/CEILINGS:

There is no fire rated material (i.e. drywall) secured to the back side of the pull-down staircase, which has created a breach in the fire-rated wall protection. According to the fire code, all walls that connect to living portions of the home must be completely covered with a fire-rated material (i.e. concrete block, 1" plaster, or 1/2" type X sheet-rock).

STUDS:

No problems noted.

SOLE & TOP PLATES:

No problems noted.

SERVICE DOOR, VEHICLE DOOR & OPENER: INTERIOR SERVICE DOOR CONDITION:

No problems noted.

VEHICLE DOOR TYPE & MATERIAL:

Roll-up, Metal Insulated.

VEHICLE DOOR CONDITION: No problems noted. OPENER:

No problems noted.

DESCRIPTION OF MATERIALS: TYPE OF ROOF STRUCTURE:

Engineered Truss.

TYPE OF SHEATHING:

Oriented Strand Board (OSB)

ROOF SUPPORT SYSTEM CONDITION: ENGINEERED TRUSSES:

No problems noted.

PLYWOOD/OSB SHEATHING:

No problems noted.

ATTIC VENTILATION: RIDGE VENTS:

No problems noted.

INSULATION & VAPOR BARRIER: INSULATION TYPE & R-VALUE:

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Not applicable (garage ceilings are not insulated).

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Inspection Address: Sample St W., Lakeville, MN Report: 5782A Inspection Date / Time: 12-11-2012, 2:00 pm

Page 17 of 35

ATTIC ATTIC ACCESS: LOCATION(S):

The hatch is located in the upstairs bedroom.

HATCH CONDITION:

No problems noted.

DESCRIPTION OF MATERIALS: TYPE OF ROOF STRUCTURE:

Engineered Truss.

TYPE OF SHEATHING:

Oriented Strand Board (OSB)

ROOF SUPPORT SYSTEM CONDITION: EXPOSED WALL SHEATHING:

A small opening exists in the sheathing (daylight is visible at one location - right side of home). This is likely at a location where the siding was damaged.

ENGINEERED TRUSSES:

No problems noted.

PLYWOOD/OSB SHEATHING:

No problems noted.

ATTIC VENTILATION: VENTILATION DESIGN:

No problems noted.

RIDGE VENTS:

No problems noted.

SOFFIT / EAVE VENTS:

No problems noted.

INSULATION & VAPOR BARRIER: INSULATION TYPE & R-VALUE:

Loose-fill Fiber Glass (R value = 3.2 per inch of thickness)

INSULATION DEPTH:

Approximately 16 inches of insulation was installed in the attic, but the depth has been reduced in some areas, from foot traffic. The most noticeable areas of compacted insulation exist above the fireplace room ceiling (where ceiling speakers were installed). Note: It is never a good idea to install recessed items / fixtures into attic level ceilings, due to the large amount of heat loss that occurs. This can lead to frost in the attic and / or ice dam problems. Modifications are needed at these locations to help prevent heat loss. Less than 6 inches = Inadequate 6 - 8 inches = Minimal 8 - 12 inches = Good 12 - 20 inches = Excellent.

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Inspection Address: Sample St W., Lakeville, MN Report: 5782A Inspection Date / Time: 12-11-2012, 2:00 pm

VAPOR BARRIER:

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No problems noted (Note: The entire vapor barrier is not viewed).

OTHER ROOF PENETRATIONS: PLUMBING STACKS:

The plumbing stacks were not completely visible.

BATHROOM VENTS:

No problems noted.

SKYLIGHT(S):

The skylight was not completely visible (wrapped in blanket insulation). Note: gaps in fiberglass insulation are common and gaps allow house air to leak into the attic space, which often results in condensation on the attic structure. As mentioned earlier, some amount of ice dam activity exists on the roof - above this location - due to the heat loss that occurs at the skylight. The best way to insulate a skylight is with spray foam (this would help prevent heat loss).

BASEMENT LIMITATIONS:

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Inspection Address: Sample St W., Lakeville, MN Report: 5782A Inspection Date / Time: 12-11-2012, 2:00 pm

SINGLE FAMILY HOME:

Page 19 of 35

Water seepage and moisture penetration is common in basements and is usually the result of inadequate water management above ground. Most cases can be corrected by improving grading and drainage. Please note: The review of the basement cannot always detect the past or future possibility of water in this area.

INSPECTION CONDITIONS & MATERIAL TYPES: ADDITIONS / MODIFICATIONS:

The basement level was finished after the house was built. I suggest that you ask the sellers for all paper work associated with this project (i.e. were licensed contractors used?, were permits used? have all permits been closed?).

FIRST FLOOR SUPPORT SYSTEM ACCESSIBILITY:

Note: Most portions of the first floor support system are covered and were not evaluated as a result.

TYPE OF SUBFLOOR:

Plywood.

TYPE OF COLUMNS / POSTS:

Steel.

TYPE OF BEAMS:

Steel.

TYPE OF JOISTS:

Wood.

FOUNDATION ACCESSIBILITY:

Note: The basement walls have been finished, which means that the foundation was not evaluated from inside the home.

FOUNDATION TYPE:

Poured concrete.

EXPOSED FLOORS: CONDITION:

No problems noted.

INSULATION and VAPOR & MOISTURE BARRIERS: RIM JOIST AREAS:

Insulation present?: Yes Type used: Fiberglass Batt Note: Most areas were not accessible and could not be evaluated. Voids are common when fiberglass insulation is used. That is why spray foam insulation is now a preferred material for this location.

WATER CONTROL: BASEMENT WALLS:

No signs of past or current moisture infiltration were found during the inspection. As mentioned earlier, improvements are recommended at the exterior (i.e. slope of soil and gutter improvements) and until improvements are made, moisture seepage into the basement will remain a possibility.

SUMP PIT LOCATION:

Below basement refrigerator.

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Confidential - for client use only. Use by any unauthorized persons is prohibited.


Inspection Address: Sample St W., Lakeville, MN Report: 5782A Inspection Date / Time: 12-11-2012, 2:00 pm

Page 20 of 35

SUMP PIT & COVER:

The pit and pump were not evaluated due to inaccessibility.

SUMP PUMP DISCHARGE PIPE:

A flex pipe / hose is used as the discharge pipe. This will work, but a better material is rigid, plastic pipe. This is preferred because it cannot be moved and it is not easily damaged. Ideally, the pipe should extend at least 10' from the home.

ELECTRICAL LIMITATIONS: SINGLE FAMILY HOME:

All accessible switches and outlets are tested for operation. Those that are inaccessible due to furniture, or storage, or those that have electronic items such as clocks, stereo systems, or computers plugged into them are not tested. Inoperative light fixtures often lack bulbs, or have dead bulbs installed (light bulbs are not changed during the inspection, due to time constraints). Motion lights are not tested for operation. Cover plates are rarely removed, unless there is a compelling reason to do so. Time-clock motors are not tested for operation. Low voltage systems - wiring that is not a part of the primary electrical distribution system - is not tested. Also, over current devices (other than ground fault circuit interrupters) are not tested. Determining the number of outlets per circuit is rarely determined (only if all wiring is exposed). Remember, the power to the entire house should be turned off prior to beginning any repairs, no matter how trivial the repair may seem.

UNDERGROUND SERVICE LATERAL: MAST:

No problems noted.

UTILITY METER:

No problems noted.

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Inspection Address: Sample St W., Lakeville, MN Report: 5782A Inspection Date / Time: 12-11-2012, 2:00 pm

Page 21 of 35

MAIN PANEL: ELECTRICAL SYSTEM RATING:

120/240 Volt, 150-AMP: Good size.

LOCATION:

The main panel box is located in the basement laundry room.

MAIN CIRCUIT BREAKER:

No problems noted.

BOX & COVER:

Circuits were added to the system (basement) after the house was built. However, there is no sticker inside the panel box that would indicate that the wiring was approved by the City Inspector (consider contacting the city to see what permits have been pulled at this house). In this case, no signs of problems were found, but concealed components cannot be evaluated. If concerned, consider hiring a licensed electrician to evaluate the basement electrical.

CIRCUIT BREAKERS:

No problems noted.

DISTRIBUTION WIRING: TYPE(S) USED:

Modern plastic sheathed Copper.

NUMBER OF CIRCUITS (Exiting Panel #1):

22.

SWITCHES: BASEMENT SWITCHES:

There is no 3-way switch for the basement family room light fixtures (only one switch was installed - and this is located at the base of the basement staircase).

OUTLETS: EXTERIOR OUTLETS:

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Note: Exterior GFCI outlets are not tripped during the inspection, due to the potential difficulty in locating the reset location.

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Inspection Address: Sample St W., Lakeville, MN Report: 5782A Inspection Date / Time: 12-11-2012, 2:00 pm

Page 22 of 35

KITCHEN OUTLETS:

There is no outlet on the island. All islands should have at least one outlet.

REMAINING INTERIOR OUTLETS:

A cold flow of air exists at two basement family room outlets. This usually indicates that the box was not sealed properly (installing a foam gasket behind the outlet should solve this). A scorch mark appears to exist at one basement outlet / receptacle. Replacement is recommended as a precautionary measure (located at back side of home).

HEATING & COOLING SYSTEMS LIMITATIONS:

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Inspection Address: Sample St W., Lakeville, MN Report: 5782A Inspection Date / Time: 12-11-2012, 2:00 pm

SINGLE FAMILY HOME:

Page 23 of 35

All owners of combustion heating systems should purchase a maintenance contract that includes an annual inspection and tune-up. This is especially true if the appliance is more than five years old.

FURNACE DESCRIPTION: MAKE:

Lennox.

MODEL:

G6OUHV-36B-090-09.

SERIAL NUMBER:

5909H28661.

APPROXIMATE AGE:

The furnace is approximately 3 years old. Average lifespan: 20-25 years.

INPUT CAPACITY OF UNIT:

88,000 btu.

SYSTEM TYPE:

Forced Air, Induced Draft.

FUEL TYPE:

Natural Gas.

BURNER TYPE:

Mono port burners.

FURNACE CONDITION: OVERALL CONDITION:

The unit operated properly during the inspection and no concerns were identified. It is important for you to maintain your furnace and the best way to achieve this is to establish a maintenance plan with a licensed heating contractor, or the Gas Company.

AIR FILTERS:

A wide 4" filter is in use (these should generally be replaced every 3 - 6 months). The existing filter is dirty.

% OF VISIBLE BURNER CHAMBER:

The combustion chamber is sealed. Therefore, 0% of the burner chamber was viewed.

HUMIDIFIER:

Water was leaking from the humidifier at the time of the inspection. In this case, the damper lever was improperly labeled ("winter" position is actually closed). This allows a buildup of moisture inside the unit, which may be the source of the leakage. Further evaluation is needed to determine the exact source. A mineral buildup exists on the grates, which indicates that they are in need of replacement. Note: Be sure to open the damper in the winter time and close the damper in the summertime. Recommended setting: 20 - 30%

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Inspection Address: Sample St W., Lakeville, MN Report: 5782A Inspection Date / Time: 12-11-2012, 2:00 pm

Page 24 of 35

SUPPLY REGISTERS:

The basement supply registers were improperly positioned (located at center of room, rather than at exterior walls). This is evidence of an amateur installation and is further evidence that the basement was finished after the house was built.

AIR FLOW DETECTED AT ALL REGISTERS?:

Yes.

AIR CONDITIONING: INSPECTION CONDITIONS:

The system was not viewed in operation because the outside air temperature was not above 65 degrees for at least the last 24 hours. You should never operate your air-conditioner under these circumstances. Liquids inside the compressor become thicker at lower temperatures. The operation of the air-conditioner under these circumstances can result in damage to the compressor, or the compressor seals. In many cases, this damage will not manifest itself for several hours, or days.

APPROXIMATE AGE:

The air-conditioner is approximately 2 years old. Average lifespan: 20-25 years.

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Inspection Address: Sample St W., Lakeville, MN Report: 5782A Inspection Date / Time: 12-11-2012, 2:00 pm

Page 25 of 35

REFRIGERANT LINES:

The gap around the refrigerant lines should be re-sealed where they pass through the siding. Use "duct-seal" for this (a putty-like material available at home improvement stores). Gaps at this location can allow rodents to enter the home.

EVAPORATOR COIL (INTERIOR):

The indoor coils were not accessible and were not viewed.

PLUMBING LIMITATIONS: SINGLE FAMILY HOME:

The plumbing system is inspected in accordance with the NAHI standards of practice. Since shutoff valves are operated infrequently, it is not unusual for them to become stuck in place over time. Stuck valves can leak or break when operated after a long period of inactivity. For this reason NO shutoff valves are tested during the home inspection. Corrosion is very common at pipe joints and is often not reported. Many portions of the plumbing system are not visible during a standard inspection. This includes: underground supply and drain pipes, septic systems, and all plumbing that is located behind walls, floors, or ceilings. Plumbing leakage is a major part of your inspection. During the inspection procedures, all fixtures are operated for at least 10 minutes at each location (and often much longer) and the areas under these fixtures are inspected for signs of leakage whenever it is possible to do so. However, there ultimately is no way to guarantee that all leaks have been located, or that future leaks will not occur.

MAIN PUBLIC WATER SUPPLY PIPE: LOCATION:

The main interior water shut-off valves are located in the furnace room.

MATERIAL:

The portion of visible pipe is copper.

SIZE:

1 1/2"

PIPE CONDITION:

No problems noted.

METER:

No problems noted.

VALVE CONDITION:

No problems noted.

WATER FLOW:

Note: Water pressure is not measured during your home inspection. The water pressure within pipes is commonly confused with water volume, but whereas high water volume is good, high water pressure is not. In fact, whenever street pressure exceeds eighty pounds per square inch, a regulator is recommended, which typically comes factory preset between forty-five and sixty-five pounds per square inch.

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Confidential - for client use only. Use by any unauthorized persons is prohibited.


Inspection Address: Sample St W., Lakeville, MN Report: 5782A Inspection Date / Time: 12-11-2012, 2:00 pm

Page 26 of 35

DISTRIBUTION PIPES: MATERIAL(S) USED (Visible Portions Only):

Copper (Type M - red)

WATER SOFTENER:

The condensate hose is not secured over the floor drain. Note: A high volume of water is discharged from this hose, so it must be secured over a floor drain or the laundry sink. New codes also require an air gap. There are fittings you can purchase that create an air gap (where the hose and floor drain connect). An extension cord is used to supply power to the water softener. Extension cords are not recommended for long-time use because they have been known to overheat. Therefore, an outlet should be installed near the unit.

IRRIGATION SYSTEM:

Sprinkler systems are not tested for operation. I suggest that you ensure that the system was properly winterized. Note: Sprinkler systems must be blown out with compressed air prior to the winter season. The best way to do this is to purchase a service contract from a specialist. I suggest that you ask the seller to ensure that this has occurred.

SHUT-OFF VALVES (To Exterior Spigots):

Two shut off valves were located. EVERY FALL: Before the first freeze, turn the water flow on to all exterior spigots. Next, shut off all interior valves (usually 2) that supply water to the exterior spigots. Next, open the air petcocks (small caps located on the interior shut-off valves). This will drain the remaining water out of the valves. Replace the petcock caps. Finally, shut-off the outside spigots.

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Inspection Address: Sample St W., Lakeville, MN Report: 5782A Inspection Date / Time: 12-11-2012, 2:00 pm

Page 27 of 35

DRAIN, WASTE & VENT PIPES: MATERIAL(S) USED:

Plastic.

CLEANOUTS:

No problems noted.

FLOOR DRAIN:

No problems noted.

WATER HEATER: FUEL TYPE:

Natural Gas.

SIZE:

40 Gallons.

CAPACITY OF UNIT:

40,000 btu's.

SERIAL NUMBER:

RHLN1210515022.

APPROXIMATE AGE:

The water heater is approximately 1-2 years old. Average lifespan: 15-20 years.

CONDITION:

No problems noted with the operation of the unit.

TEMPERATURE & PRESSURE RELIEF VALVE:

Note: Pressure relief valves are not tested during the inspection.

THERMOSTAT(S):

Note: The water temperature should be set at a minimum of 110 degrees fahrenheit to kill microbes and a maximum of 125 degrees to prevent scalding.

FUEL (Gas) SUPPLY: GAS METER & UTILITY SERVICE:

No problems noted.

MAIN GAS SHUT-OFF VALVE The main interior gas shut-off valve is located in the furnace room. LOCATION: MAIN VALVE CONDITION:

No problems noted.

DISTRIBUTION PIPES:

NOTE: Exposed gas valves are inspected for leaks, but the absence of leaks is not guaranteed (gas pipes cannot be completely evaluated, due to time constraints).

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Confidential - for client use only. Use by any unauthorized persons is prohibited.


Inspection Address: Sample St W., Lakeville, MN Report: 5782A Inspection Date / Time: 12-11-2012, 2:00 pm

FURNACE CONNECTION:

No problems noted.

WATER HEATER CONNECTION:

No problems noted.

Page 28 of 35

LAUNDRY LIMITATIONS: SINGLE FAMILY HOME:

The interior review is visual and the findings are reported in a manner that compares your home to other homes of a similar age. Cosmetic considerations and minor flaws such as torn screens, or an occasional cracked window can be overlooked. Therefore, we suggest that you double check for these minor items during the final walk through of your home, if concerned. Only the visible portions of the walls, floors and ceilings are included with the inspection. Those portions that are covered with floor coverings, furniture, or storage are not included. False ceiling panels are generally not removed during the inspection unless there is a compelling reason to do so. Determining the source of odors, or like conditions is also not a part of this inspection.

SUPPLY PLUMBING: OVERALL CONDITION:

No problems noted.

DRAIN & VENT PLUMBING: OVERALL CONDITION:

No problems noted.

PLUMBING FIXTURES: SINKS:

No problems noted.

SINK FAUCETS:

No problems noted.

SINK VALVES:

No problems noted.

WATER FLOW:

Adequate (More than 1/2" stream)

APPLIANCES: DRYER TYPE:

Electric.

DRYER CONDITION:

No problems were noted with the operation of the unit. Note: Dryers are tested for operation, but are not completely cycled.

DRYER VENT & VENT OPENING:

Duct tape has been used at the joints (heat tape should be used at all dryer duct joints; not screws or duct tape). A lint buildup exists at the dryer vent opening (right side of home). Excessive lint buildup in dryer vents can become a fire hazard, so periodic cleanings are recommended.

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Confidential - for client use only. Use by any unauthorized persons is prohibited.


Inspection Address: Sample St W., Lakeville, MN Report: 5782A Inspection Date / Time: 12-11-2012, 2:00 pm

CLOTHES WASHER:

Page 29 of 35

No problems noted with the operation of the unit. KITCHEN

FLOOR, WALLS & CEILING: FLOOR COVERING CONDITION:

No problems noted.

WALL CONDITION:

No problems noted.

CEILING CONDITION:

No problems noted.

SUPPLY PLUMBING: OVERALL CONDITION:

No problems noted.

DRAIN & VENT PLUMBING: OVERALL CONDITION:

No problems noted.

PLUMBING FIXTURES: SINKS:

No problems noted.

SINK FAUCETS:

No problems noted.

SINK VALVES:

The faucet handle is loose.

SPRAY HOSES:

No problems noted.

WATER FLOW:

Adequate (More than 1/2" stream)

CABINETS AND/OR CLOSETS: COUNTER TOP:

No problems noted.

CABINETS:

No problems noted.

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Inspection Address: Sample St W., Lakeville, MN Report: 5782A Inspection Date / Time: 12-11-2012, 2:00 pm

DRAWERS:

Page 30 of 35

No problems noted.

WINDOWS & DOORS: DOUBLE HUNG WINDOWS:

No problems noted.

APPLIANCES & VENTILATION: ELECTRIC RANGE CONDITION:

No problems noted. Oven self cleaning or continuous cleaning operations, cooking functions, clocks, timing devices and thermostat accuracy are not tested during this inspection. These devices usually fail, or need adjustment long before the range or oven must be replaced. Electronic gadgetry consistently incurs greater need for repairs than simple dial controls.

ELECTRIC COOK TOP CONDITION:

Some burners are dirty (smoke during use).

RANGE HOOD / VENTILATION:

The kitchen exhaust fan vents to the house interior (after filtering the air). This is acceptable, but it is not as desirable as one that vents to the house exterior. The light above the range did not turn on (probably due to a bad bulb).

REFRIGERATOR:

No problems noted.

DISHWASHER

The dishwasher cycled properly during the inspection and no concerns were identified with the operation of the unit. The dishwasher drain hose was not installed properly. Drain hoses should loop at least 20" above the kitchen floor to prevent wastewater from entering the appliance if the drain clogs. To solve this, the drain hose should be secured to the underside of the cabinet. Note: The underside of the dishwasher was not evaluated.

DISPOSAL:

No problems noted.

MICROWAVE:

No problems noted. The microwave unit is viewed, but proper operation is not determined. Testing of temperature settings, timers, clocks, radiation, etc., exceeds the scope of this inspection. BATHROOM(S)

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Inspection Address: Sample St W., Lakeville, MN Report: 5782A Inspection Date / Time: 12-11-2012, 2:00 pm

Page 31 of 35

FLOOR, WALLS, CEILING & VENTILATION: FLOOR COVERING CONDITION:

No problems noted.

WALL CONDITION:

No problems noted.

CEILING CONDITION:

No problems noted.

SKYLIGHT(S):

Stains exist below the skylight, which was likely caused by internal condensation.

FAN:

No problems noted.

SUPPLY PLUMBING: OVERALL CONDITION:

No problems noted.

DRAIN & VENT PLUMBING: OVERALL CONDITION:

No problems noted.

PLUMBING FIXTURES: SINKS:

No problems noted.

SINK FAUCETS:

No problems noted.

SINK VALVES:

No problems noted.

SHOWER STALL WALLS:

The sliding doors do not fit their frame square - and gaps exist between the frame and the door panels as a result (master bathroom).

BATHTUB:

No problems noted.

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Inspection Address: Sample St W., Lakeville, MN Report: 5782A Inspection Date / Time: 12-11-2012, 2:00 pm

Page 32 of 35

BATHTUB FAUCETS:

No problems noted.

BATHTUB VALVES:

No problems noted.

SHOWER HEADS:

No problems noted.

TOILET INSTALLATION:

Some toilets were not anchored to the floor properly (main floor half bathroom and upstairs hallway bathroom). Repair is recommended, which usually requires replacement of the inexpensive wax ring at the base of the toilet. In some cases, the flange will also need to be replaced, or repaired. The toilet must then be re-anchored to the floor. Resetting a toilet is a 30-minute job for a licensed plumber. Homeowners can also do this repair. However, this is a risky procedure because if the bolts are tightened too much, the toilet flanges WILL break.

WATER FLOW:

Adequate (More than 1/2" stream)

WINDOWS & DOORS: DOUBLE HUNG WINDOWS:

No problems noted.

INTERIOR DOORS:

No problems noted. BEDROOMS

FLOOR, WALLS & CEILING: FLOOR COVERING CONDITION:

No problems noted.

WALL CONDITION:

No problems noted.

CEILING CONDITION:

No problems noted.

CABINETS AND/OR CLOSETS: CLOSET DOORS:

The doors were removed from one of the bedroom closets.

WINDOWS & DOORS: CASEMENT WINDOWS:

No problems noted.

DOUBLE HUNG WINDOWS:

No problems noted.

INTERIOR DOORS:

A door hinge is loose.

SMOKE / CO DETECTORS: SMOKE DETECTOR LOCATION:

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No problems noted.

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Inspection Address: Sample St W., Lakeville, MN Report: 5782A Inspection Date / Time: 12-11-2012, 2:00 pm

Page 33 of 35

SMOKE DETECTOR CONDITION:

Note: Smoke detectors are not tested for operation during the inspection. The only sure way to test for operation is to use a smoke test. The test buttons (located on the detectors) test ONLY the condition of the battery.

SMOKE DETECTORS HARD WIRED:

Yes.

CARBON MONOXIDE DETECTORS:

A plug-in carbon monoxide detector is located in the upstairs hallway, but this detector may not be included with the purchase of the home. As of Fall of 2008, new codes require detectors within 10 ft. of all bedrooms. I suggest that you purchase a detector that has a peak level button. This feature allows you to periodically check the maximum CO reading in the home, simply by pushing a button on the detector. REMAINING INTERIOR PORTIONS

FLOOR, WALLS, CEILING & VENTILATION: FLOOR COVERING CONDITION:

Portions of the carpet are loose (main floor living room).

WALLS:

Insulation voids were found at two location in the main floor fireplace room (see photos). These voids suggest that the insulation has settled at these locations.

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Inspection Address: Sample St W., Lakeville, MN Report: 5782A Inspection Date / Time: 12-11-2012, 2:00 pm

CEILING CONDITION:

Page 34 of 35

A moisture stain exists on the fireplace room ceiling. This is located below the upstairs hallway bathroom area, which suggests that leakage has occurred at one time. Moisture stains were found below the bathtub plumbing (visible from the access panel in the master bedroom closet). No signs of active leakage, or wetness was found during the inspection. I suggest that you ask the sellers if they are aware of the source of this stain.

WINDOWS & DOORS: DOUBLE HUNG WINDOWS:

There is no finish coat on the basement windows (polyurethane). Some black stains / decay has formed on portions of the sashes as a result. One top sash does not stay completely closed when the window is unlocked (main floor fireplace room).

SCREENS:

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One fireplace room screen is damaged.

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Inspection Address: Sample St W., Lakeville, MN Report: 5782A Inspection Date / Time: 12-11-2012, 2:00 pm

Page 35 of 35

FIREPLACE: TYPE:

Gas log insert.

OVERALL CONDITION (Old Gas Log):

The gas log insert is outdated and while you can still purchase units like these, they are not recognized by modern codes. Most of these units were installed into fireplaces that were originally intended for wood burning, with no modifications to the exhaust flue. Modern codes require gas burning appliances to vent through class B vents. Modern codes also say that dampers must be permanently blocked open to a "sufficient amount", or completely removed. This ensures that the damper will not be inadvertently left closed while the unit is on; a situation that would allow exhaust gases to enter the home (a carbon monoxide threat). In this case, the damper has been blocked open. Of course, the problem with a permanently opened damper is that there will be a large amount of heat loss up the chimney. Therefore, you should consider one of the following. 1) Have a specialist remove the gas burner (cap the gas line) and convert the fireplace back to a wood burning unit. Note: The flue must first be inspected by a licensed specialist to ensure that it is safe for use. 2) Replace the existing gas log with a modern gas fireplace that is either direct vented to the exterior, or that has a B-vent that extends to the top of the chimney.

FORCED AIR FAN:

The fan makes a vibrating noise during use.

SMOKE / CO DETECTORS: SMOKE DETECTOR LOCATION:

No problems noted.

SMOKE DETECTORS HARD WIRED:

Yes.

OTHER (NON-INSPECTED) COMPONENTS: HOT TUB:

Š Suburban Home Inspections, Inc.

The hot tub (and electrical supply to the hot tub) is not included in the inspection.

Confidential - for client use only. Use by any unauthorized persons is prohibited.

1991 Single Family Home  

1991 single family home

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