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Safe House Property Inspections Confidential Property Inspection Report Cover Page

1234 Sample Dr, Virginia Beach VA, 23456 Inspection prepared for: Satisfied Client Inspection Date: 10/13/2008 Inspector: Troy Pappas


Safe House Property Inspections

1234 Sample Dr, Virginia Beach, VA

Scope of Work You have contracted with Safe House Property Inspections to perform a generalist inspection in accordance with the standards of practice established by the National Association of Certified Home Inspectors, a copy of which is available upon request. Generalist inspections are essentially visual, and distinct from those of specialists, inasmuch as they do not include the use of specialized instruments, the dismantling of equipment, or the sampling of air and inert materials. Consequently, a generalist inspection and the subsequent report will not be as comprehensive, nor as technically exhaustive, as that generated by specialists, and it is not intended to be. The purpose of a generalist inspection is to identify significant defects or adverse conditions that would warrant a specialist evaluation. Therefore, you should be aware of the limitations of this type of inspection, which are clearly indicated in the standards. However, the inspection is not intended to document the type of cosmetic deficiencies that would be apparent to the average person, and certainly not intended to identify insignificant deficiencies. Most homes built after 1978, are generally assumed to be free of asbestos and many other common environmental contaminants. However, as a courtesy to our clients, we are including some well documented, and therefore public, information about several environmental contaminants that could be of concern to you and your family, all of which we do not have the expertise or the authority to evaluate, such as asbestos, radon, methane, formaldehyde, termites and other wood-destroying organisms, pests and rodents, molds, microbes, bacterial organisms, and electromagnetic radiation, to name some of the more commonplace ones. Nevertheless, we will attempt to alert you to any suspicious substances that would warrant evaluation by a specialist. However, health and safety, and environmental hygiene are deeply personal responsibilities, and you should make sure that you are familiar with any contaminant that could affect your home environment. You can learn more about contaminants that can affect you home from a booklet published by The environmental Protection Agency, which you can read online at www.epa.gov/iaq/pubs/insidest.htm. Mold is one such contaminant. It is a microorganism that has tiny seeds, or spores, that are spread on the air, land, and feed on organic matter. It has been in existence throughout human history, and actually contributes to the life process. It takes many different forms, many of them benign, like mildew. Some characterized as allergens are relatively benign but can provoke allergic reactions among sensitive people, and others characterized as pathogens can have adverse health effects on large segments of the population, such as the very young, the elderly, and people with suppressed immune systems. However, there are less common molds that are called toxigens that represent a serious health threat. All molds flourish in the presence of moisture, and we make a concerted effort to look for any evidence of it wherever there could be a water source, including that from condensation. Interestingly, the molds that commonly appear on ceramic tiles in bathrooms do not usually constitute a health threat, but they should be removed. However, some visibly similar molds that form on cellulose materials, such as on drywall, plaster, and wood, are potentially toxigenic. If mold is to be found anywhere within a home, it will likely be in the area of tubs, showers, toilets, sinks, water heaters, evaporator coils, inside attics with unvented bathroom exhaust fans, and return-air compartments that draw outside air, all of which are areas that we inspect very conscientiously. Nevertheless, mold can appear as though spontaneously at any time, so you should be prepared to monitor your home, and particularly those areas that we identified. Naturally, it is equally important to maintain clean air-supply ducts and to change filters as soon as they become soiled, because contaminated ducts are a common breeding ground for dust mites, rust, and other contaminants. Regardless, although some mold-like substances may be visually identified, the specific identification of molds can only be determined by specialists and laboratory analysis, and is absolutely beyond the scope of our inspection. Nonetheless, as a prudent investment in environmental hygiene, we categorically recommend that you have your home tested for the presence of any such contaminants, and particularly if you or any member of your family suffers from allergies or asthma. Also, you can learn more about mold from an Environmental Protection Agency document entitled "A Brief Guide to Mold, Moisture and Your Home," by visiting their web site at: http://www.epa.gov/iaq/molds/moldguide.html/, from which it can be downloaded. Asbestos is a notorious contaminant that could be present in any home built before 1978. It is a naturally occurring mineral fiber that was first used by the Greek and Romans in the first century, and it has been widely used throughout the modern world in a variety of thermal insulators, including those in the form of paper wraps, bats, blocks, and blankets. However, it can also be found in a wide variety of other products too numerous to mention, including duct insulation and acoustical materials, plasters, siding, floor tiles, heat vents, and roofing products. Although perhaps recognized as being present in some documented forms, asbestos can only be specifically identified by laboratory analysis. The most common asbestos fiber that exists Page 1 of 44


Safe House Property Inspections

1234 Sample Dr, Virginia Beach, VA

in residential products is chrysotile, which belongs to the serpentine or white-asbestos group, and was used in the clutches and brake shoes of automobiles for many years. However, a single asbestos fiber is said to be able to cause cancer, and is therefore a potential health threat and a litigious issue. Significantly, asbestos fibers are only dangerous when they are released into the air and inhaled, and for this reason authorities such as the Environmental Protection Agency [EPA] and the Consumer Product Safety Commission [CPSC] distinguish between asbestos that is in good condition, or non-friable, and that which is in poor condition, or friable, which means that its fibers could be easily crumbled and become airborne. However, we are not specialists and, regardless of the condition of any real or suspected asbestos-containing material [ACM], we would not endorse it and recommend having it evaluated by a specialist. Radon is a gas that results from the natural decay of radioactive materials within the soil, and is purported to be the second leading cause of lung cancer in the United States. The gas is able to enter homes through the voids around pipes in concrete floors or through the floorboards of poorly ventilated crawlspaces, and particularly when the ground is wet and the gas cannot easily escape through the soil and dispersed into the atmosphere. However, it cannot be detected by the senses, and its existence can only be determined by sophisticated instruments and laboratory analysis, which is completely beyond the scope of our service. However, you can learn more about radon and other environmental contaminants and their affects on health, by contacting the EPA or a similar state agency, and it would be prudent for you to enquire about any high radon readings that might be prevalent in the general area surrounding your home. Lead poses an equally serious health threat. In the 1920's, it was commonly found in many plumbing systems. In fact, the word "plumbing" is derived from the Latin word "plumbum," which means lead. When in use as a component of a waste system, it does not constitute a viable health threat, but as a component of potable water pipes it would certainly be a health-hazard. Although rarely found in use, lead could be present in any home build as recently as the nineteen forties. For instance, lead was an active ingredient in many household paints, which can be released in the process of sanding, and even be ingested by small children and animals chewing on painted surfaces. Fortunately, the lead in painted surfaces can be detected by industrial hygienists using sophisticated instruments, but testing for it is not cheap. There are other environmental contaminants, some of which we have already mentioned, and others that may be relatively benign. However, we are not environmental hygienists, and as we stated earlier we disclaim any responsibility for testing or establishing the presence of any environmental contaminant, and recommend that you schedule whatever specialist inspections that may deem prudent during your inspection contingency period.

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Safe House Property Inspections

1234 Sample Dr, Virginia Beach, VA

Inspection and Site Details 1. Time of Inspection and Attended Inspection TIME: 9:00 AM

ATTENDED INSPECTION: Client and buyer agent

2. Residence Information RESIDENCE STYLE: Single family home

GARAGE INFORMATION: Attached 1-Car Garage

BEDROOMS: 3

BATHROOMS: 2 Full bath(s)

OCCUPANCY: Occupied - Furnished

NUMBER OF STORIES: 1

For the purpose of this report all directional references to the house will be made as if one were facing the front of the house.

3. Year built and Square Footage ESTIMATED YEAR BUILT: 1990

UNOFFICIAL SQUARE FOOTAGE: 1778 SqFt

SOURCE: zillow.com or trulia.com

4. Weather, Temperature, and Ground condition WEATHER: Partially cloudy

GROUND CONDITION: Wet

RAIN IN LAST THREE DAYS: Yes

TEMPERATURE at the time of inspection was approximately: 70 Degrees

5. Terms of Report This report is the exclusive property of Safe House Property Inspections and the client whose name appears herewith, and its use by any unauthorized persons is strictly prohibited. The observations and opinions expressed within this report are those of Safe House Property Inspections and supersede any alleged verbal comments. We inspect all of the systems, components, and conditions described in accordance with the standards of the International Association of Certified Home Inspectors (iNACHI), and those that we do not inspect are clearly disclaimed in the contract and/or in the aforementioned standards. However, some components that are inspected and found to be functional may not necessarily appear in the report, simply because we do not wish to waste our client's time by having them read an unnecessarily lengthy report about components that do not need to be serviced. A home inspection is intended to assist in evaluation of the overall condition of the dwelling. The report is not intended to be a "check list" of items that need repair or general maintenance, it is designed to identify material defects or deficiencies that would have an adverse impact on the value of the real-property, or that involve an unreasonable risk to people on the property. This home inspection report will not reveal every condition that exists or ever could exist, but only those material defects that were observed on the day of the inspection. In accordance with the terms of the contract, the investigation and service recommendations that we make in this report should be completed DURING YOUR INSPECTION CONTINGENCY PERIOD by qualified, licensed specialists, who may well identify additional defects or recommend some upgrades that could affect your evaluation of the property. By relying on this inspection report you have agreed to be bound by the terms, conditions and limitations as set forth in the CONTRACT AGREEMENT, which was presented to you at the time of the inspection or in an electronic attachment included with your completed report. If you do not have a copy of the CONTRACT AGREEMENT please contact Safe House Property Inspections and a copy will be provided to you electronically. If you do not agree to be bound by this CONTRACT AGREEMENT in its entirety, you must contact Safe House Property Inspections immediately upon receipt of this completed report. In addition, all electronic and paper copies of the inspection report must be deleted and destroyed, and may not be used in whole or in part for consideration in a real estate transaction.

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Safe House Property Inspections

1234 Sample Dr, Virginia Beach, VA

Conventions and Terms Used in this Report USE OF PHOTOS: Your report includes many photographs. Some help clarify where I went, what I looked at, and the condition of the system or component at the time of the inspection. Some of the pictures may be of deficiencies or problem areas, these are to help you better understand what is documented in this report and may allow you see areas or items that you normally would not see. Not all problem areas or conditions will be supported with photos. TEXT COLOR SIGNIFICANCE: BLACK text: Denotes general/descriptive comments on the systems and components installed at the property. Limitations, if any, that restricted the inspection, associated with each area, are listed here as well. BLUE text: Denotes observations and information regarding the condition of the systems and components of the home. These include comments of deficiencies which are less than significant; or comments which further expand on a significant deficiency; or comments of recommendations, routine maintenance, tips, and other relevant resource information. Many photos are included to show that a particular item or system was functioning at the time of inspection. RED text: Denotes a brief comment of significant deficient components or conditions which need attention, repair, or replacement. These comments are also duplicated in the Report Summary page(s). COMMENT KEY or DEFINITIONS: "NOT INSPECTED": I did not inspect this item, system, or component and make no representation of whether or not it was functioning as intended and I will state a reason for not inspecting. "NOT PRESENT": This item, system, or component is not in this home or building. "SAFETY CONCERN": A condition, system or component that is considered harmful or dangerous due its presence or absence. "DEFERRED COST": Denotes a system or component that is near or has reached its normal service life expectancy or shows indications that it may require repair or replacement anytime within the next five (5) years. "MAINTENANCE": Recommendations for the proper operation and routine maintenance of the home. "IMPROVE": Denotes improvements which are recommended but not required. These may be items identified to be upgraded to meet modern construction and/or safety standards. "FYI": For Your Information: Denotes additional general information and/or explanation of conditions; Safety information; Cosmetic issues; and useful tips or suggestions for home ownership.

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Safe House Property Inspections

1234 Sample Dr, Virginia Beach, VA

Roofing The inspector shall inspect from ground level or eaves: The roof covering; the gutters; the downspouts; the vents, flashings, skylights, chimney and other roof penetrations; and the general structure of the roof from the readily accessible panels, doors or stairs. The inspector is not required to: Walk on any pitched roof surface,predict the service life expectancy, inspect underground downspout diverter drainage pipes, remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces, move insulation, inspect antennae, lightning arresters, de-icing equipment, or similar attachments, walk on any roof areas that appear, in the opinion of the inspector, to be unsafe, walk on any roof areas if it might, in the opinion of the inspector, cause damage, perform a water test, warrant or certify the roof, confirm proper fastening.

1. Method of Inspection

2. Roof Covering INFORMATIONAL CONDITIONS: There are a wide variety of composition shingle roofs, which are comprised of asphalt or fiberglass materials impregnated with mineral granules that are designed to deflect the deteriorating ultra-violet rays of the sun. Most of these roof materials are warranted by manufacturers to last from twenty to thirty years, and are typically guaranteed against leaks by the installer for three to five years. The actual life of the roof will vary, depending on a number of factors besides the quality of the material and the method of installation. However, the first indication of significant wear is apparent when the granules begin to separate and leave pockmarks or dark spots. This is referred to as primary decomposition, which means that the roof is in decline, and therefore susceptible to leakage. This does not mean that the roof needs to be replaced, but that it should be monitored more regularly and serviced when necessary. Regular maintenance will certainly extend the life of any roof, and will usually avert most leaks that only become evident after they have caused other damage. ROOF STYLE: Gabled MATERIAL: Firberglass-based asphalt shingle Approximate Age: These shingles appear to be in the last third of their life cycle.

OBSERVATIONS:

2.1. FYI: One or more sections of the roof covering appear stained. An algae known as Gloeocapsa Magma is the most likely culprit. This algae infects homes in nearly 80 percent of the homes across the United States. Gloeocapsa Magma is a species of algae that causes black streaking and discoloration on asphalt/fiberglass shingles. The black staining you see on many roofs is caused by the lifecycle of algae and fungus spores that land on houses via wind or wildlife. While this algae can grow just about anywhere, it prefers humid environments. A preferred food source of this algae is limestone which is used as “filler material� by most shingle manufactures. Higher quality shingles are manufactured with preventative measures such as copper or zinc containing granules. Several methods exist to prevent and clean infected areas. Installing zinc or copper strips near the roof ridge can prevent further algae growth. Application of bleach (non-chlorine) can aid in removing the stains, as well as many available commercial cleaning products. Some products may harm vegetation beneath roof eaves or near downspout extensions. While many remedies can be performed by the home owner, we recommend the use of qualified professionals due to the extreme danger and risk of injury or death associated to roof repairs and cleaning. 2.2. IMPROVE: There were exposed nail heads on some shingles and/ or flashings at various locations of the roof. This will allow moisture into the structure. Have all exposed nail heads sealed. 2.3. Asphalt composition shingles covering the roof of this home had multiple issues including, broken shingle, excessive granule loss, shingle shrinkage, and damage shingles. You should consult with a qualified roofing contractor for estimates about replacement.

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Safe House Property Inspections

Seal all exposed nail heads

1234 Sample Dr, Virginia Beach, VA

Broken shingle

Roof damage

Roof staining

3. Roof Drainage DESCRIPTIONAL INFORMATION: Galvanized/Aluminum OBSERVATIONS:

3.1. IMPROVE: There were downspouts that were draining near the foundation. Extensions should be installed to take water away from foundation. 3.2. There were multiple issues with the roof drainage system: **SEE PICTURES** Have the draining system repaired by a qualified tradesperson.

Damaged downspouts

Gutter not draining

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Safe House Property Inspections

1234 Sample Dr, Virginia Beach, VA

4. Flashings DESCRIPTIONAL INFORMATION: "Flashing" is a general term used to describe sheet metal fabricated into shapes used to protect areas of the roof from moisture intrusion. Moisture intrusion can result in damage to the home structure or materials from decay or deterioration and may result in conditions which encourage the growth of microbes such as mold. Although every home contains mold to some degree, if mold is visible in the home, it exists in excessive amounts. Excessive mold growth of can produce high concentrations of mold spores in indoor air which can cause serious health problems in some people. Typical areas of installation of flashing include roof and wall penetrations such as vent pipes, chimneys, skylights and areas where dissimilar roofing materials or different roof slopes meet.

OBSERVATIONS:

4.1. The was no kick-out flashing designed to divert water from behind the exterior wall. This condition allows moisture to enter the structure. This area need to be completely flashed or sealed to prevent further damage. I recommend having all a qualified tradesperson make necessary corrections.

Kickout flashing example

No kickout flashing - right side

5. Roof Penetrations DESCRIPTIONAL INFORMATION: PVC piping for plumbing vent stack(s)

OBSERVATIONS:

5.1. The rubber seals at a vent pipe(s) was damaged and may allow moisture intrusion of the roof assembly. The inspector recommends repair or replacement by a qualified roofing contractor.

Repair cracked sealant

6. Skylight(s) DESCRIPTIONAL INFORMATION: Raised-curb-type OBSERVATIONS:

6.1. There was sealant installed around the skylights is an indication that it has leaked in the past. This sealant has dried and crack and will allow skylight to leak. Have skylight repaired by a qualified tradesperson.

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Safe House Property Inspections

1234 Sample Dr, Virginia Beach, VA

Repair cracked sealant

7. Chimney(s) DESCRIPTIONAL INFORMATION: Wood Framed - for gas fireplace OBSERVATIONS:

7.1. MAINTENANCE: The chimney cap was rusted. Have the rust cleaned off and paint or seal cap to prevent failure.

Rusted chimney cap

8. Limitations of Roofing Inspection I am not roofing expert. Feel free to hire a roofing contractor prior to closing. The roof of the home was inspected and reported on with the above information. I make every effort to find all areas of concern, some areas can go unnoticed. Roof coverings and skylights can appear to be leak proof during inspections and weather conditions. I make an attempt to find leaks during the inspection, but sometimes I cannot. Please be aware that I have your best interest in mind. Any repair items mentioned in this report should be considered before purchase. I recommend that qualified contractors be used in any further inspections or repairs as they relate to the comments in this inspection report.

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Safe House Property Inspections

1234 Sample Dr, Virginia Beach, VA

Exterior The inspector shall inspect: The siding, flashing and trim. All exterior doors, decks, stoops, steps, stairs, porches, railings, eaves, soffits and fascias. And report as in need of repair any spacing between intermediate balusters, spindles, or rails for steps, stairways, balconies, and railings that permit the passage of an object greater than four inches in diameter. A representative number of windows. The vegetation, surface drainage and retaining walls when these are likely to adversely affect the structure. And describe the exterior wall covering. The inspector is not required to: Inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting, Inspect items, including window and door flashings, which are not visible or readily accessible from the ground, Inspect geological, geotechnical, hydrological and/or soil conditions, Inspect recreational facilities, Inspect seawalls, break-walls and docks, Inspect erosion control and earth stabilization measures, Inspect for safety type glass, Inspect underground utilities, Inspect underground items, Inspect wells or springs, Inspect solar systems, Inspect swimming pools or spas, Inspect septic systems or cesspools, Inspect playground equipment, Inspect sprinkler systems, Inspect drain fields or drywells, Determine the integrity of the thermal window seals or damaged glass.

1. Exterior Cladding DESCRIPTIONAL INFORMATION: The house walls are generally wrapped with a waterproof barrier prior to installation of the finished covering. This waterproof barrier is an essential component, and proper installation is critical to water proofing the exterior walls. However, this barrier is concealed and not visible during the course of a generalists inspection. We do not perform water tests or leak tests, therefore, we cannot guarantee the integrity of this barrier and specifically disclaim any responsibility for defects that may exist or that may develop over time, and indications of damage or defects in the waterproof barrier may only become evident during heavy, prolonged or wind-driven rainfall. For a guarantee against leaks or defects in the waterproof barrier of the exterior walls, you would need to hire a qualified contractor to perform a water test. In addition, any component that has been subsequently attached to the structure, such as patio covers, decks awnings, etcetera, will have unavoidably pierced the waterproof barrier at the attachment points and will remain a potential point of moisture intrusion

CLADDING MATERIAL: Vinyl

OBSERVATIONS:

1.1. There was minor damage to the Vinyl siding at various locations. This will allow moisture intrusion into the structure. Have repaired or replaced by a qualified tradesperson.

Sheathing exposed - have sealed

Siding damage

2. Exterior Doors DESCRIPTIONAL INFORMATION: FRONT DOOR: Metal and wood REAR DOOR: Metal and wood OBSERVATIONS: 2.1. The garage entry door had moderate damage. Have repaired or replaced as needed.

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Safe House Property Inspections

1234 Sample Dr, Virginia Beach, VA

Garage - damage

3. Deck, Balcony DESCRIPTIONAL INFORMATION: LOCATION: rear of the house MATERIAL: wood OBSERVATIONS:

3.1. MAINTENANCE: There was minor wood decay visible at the decks planking . This condition may eventually result in damage to the deck or the development of unsafe conditions. All affected areas should be replaced or the condition corrected by a qualified contractor using a method which will prevent reoccurrence of the problem. 3.2. FYI: The deck had wood to soil contact. Wood in contact with soil will eventually decay, the decayed area will crush under the weight of the load it supports and the deck will lose support in the area of any affected posts. This condition may eventually result in damage to the deck or the development of unsafe structural conditions. Monitor this area for damage.

4. Railings DESCRIPTIONAL INFORMATION: wood railings

5. Eaves, Soffits, Fascias, Trim DESCRIPTIONAL INFORMATION: wood soffits

• Trim is wood

OBSERVATIONS:

5.1. There was damage at the soffits (SEE PICTURE) which should be repaired or replaced by a qualified contractor.

Wood rot

Wood rot

Repair soffit - rear

6. Windows DESCRIPTIONAL INFORMATION: We do not evaluate window screens, because many people choose to remove them for aesthetic reasons. Also, they are easily damaged and can be removed after our inspection. MATERIAL: vinyl window trim

OBSERVATIONS:

6.1. Acceptable condition

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Safe House Property Inspections

1234 Sample Dr, Virginia Beach, VA

7. Vegetation Affecting Structure OBSERVATIONS:

7.1. There is vegetation growing against the exterior walls which may introduce pests and/or accelerate deterioration of the exterior wall covering by retaining moisture. I suggest removal or pruning back the vegetation from exterior walls.

Trim back

8. Grading, Surface Drainage DESCRIPTIONAL INFORMATION: Water can be destructive and foster conditions that are deleterious to health. For this reason, the ideal property will have soils that slope away from the residence and the interior floors will be several inches higher than the exterior grade. Also, the residence will have roof gutters and downspouts that discharge into area drains with catch basins that carry water away to hard surfaces. We cannot guarantee the condition of any subterranean drainage system, and if a property does not meet this ideal, or if any portion of the interior floor is below the exterior grade, we cannot endorse it and recommend that you consult with a grading and drainage contractor, even though there may not be any evidence of moisture intrusion. The sellers or occupants will obviously have a more intimate knowledge of the site than we could possible hope to have during our limited visit, however we have confirmed moisture intrusion in residences when it was raining that would not have been apparent otherwise. Also, in conjunction with the cellulose material found in most modern homes, moisture can facilitate the growth of biological organisms that can compromise building materials and produce mold-like substances that can have an adverse affect on health The ground is sufficiently graded away from the house

OBSERVATIONS:

8.1. Acceptable condition

9. Walkways DESCRIPTIONAL INFORMATION: Concrete OBSERVATIONS: 9.1. Acceptable condition

10. Driveway DESCRIPTIONAL INFORMATION: Concrete OBSERVATIONS:

10.1. IMPROVE: Minor cracking was observed at the concrete surfaces. Further deterioration will occur as water expands and contracts from freeze and thaw cycles. Sealing the cracks to prolong the life of the concrete would be advised.

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Safe House Property Inspections

1234 Sample Dr, Virginia Beach, VA

Seal cracks

11. Carport Floor DESCRIPTIONAL INFORMATION: Concrete

12. Exterior Caulking DESCRIPTIONAL INFORMATION: It is important to maintain a property, including painting or sealing walkways, decks, and other hard surfaces, and it is particularly important to keep the house walls sealed, which provide the only barrier against deterioration. Unsealed cracks around windows, doors, and thresholds can permit moisture intrusion, which is the principle cause of the deterioration of any surface. The evidence of such intrusion may only be obvious when it is raining. OBSERVATIONS:

12.1. The exterior window caulking is failing in a number of locations and should be repaired to maintain proper seal.

13. Limitations of Exterior Inspection I am not an exterior expert. Feel free to hire an exterior contractor prior to closing. The exterior of the home was inspected and reported on with the above information. I make every effort to find all areas of concern, some areas can go unnoticed. Please be aware that I have your best interest in mind. Any repair items mentioned in this report should be considered before purchase. I recommend that qualified contractors be used in any further inspections or repairs as they relate to the comments in this inspection report.

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Safe House Property Inspections

1234 Sample Dr, Virginia Beach, VA

Foundation/Crawlspace The inspector shall inspect: The basement. The foundation. The crawlspace. The visible structural components. Any present conditions or clear indications of active water penetration observed by the inspector. And report any general indications of foundation movement that are observed by the inspector, such as but not limited to sheetrock cracks, brick cracks, out-of-square door frames or floor slopes. The inspector is not required to: Enter any crawlspaces that are not readily accessible or where entry could cause damage or pose a hazard to the inspector, Move stored items or debris, Operate sump pumps with inaccessible floats, Identify size, spacing, span, location or determine adequacy of foundation bolting, bracing, joists, joist spans or support systems, Provide any engineering or architectural service, Report on the adequacy of any structural system or component.

1. Foundation Type DESCRIPTIONAL INFORMATION: This residence has a slab foundation. Such foundations vary considerably from older ones that have no moisture barrier under them and no reinforcing steel within them to newer ones that have both. Our inspection of slab foundations conforms to industry standards, which is that of a generalist and not a specialist. We check the visible portion of the stem walls on the outside for any evidence of significant cracks or structural deformation, but we do not move furniture or lift carpeting and padding to look for cracks or moisture penetration, and we do not use any of the specialized devices that are used to establish relative elevations and confirm differential movement. Significantly, many slabs are built or move out of level, but the average person may not become aware of this until there is a difference of more than one inch in twenty feet, which most authorities regard as being tolerable. Many slabs are found to contain cracks when the carpet and padding are removed, including some that contour the edge and can be quite wide. They typically result from shrinkage and usually have little structural significance. However, there is no absolute standard for evaluating cracks, and those that are less than 1/4" and which exhibit no significant vertical or horizontal displacement are generally not regarded as being significant. Although they typically do result from common shrinkage, they can also be caused by a deficient mixture of concrete, deterioration through time, seismic activity, adverse soil conditions, and poor drainage, and if they are not sealed they can allow moisture to enter a residence, and particularly if the residence is surcharged by a hill or even a slope, or if downspouts discharge adjacent to the slab. However, in the absence of any major defects, we may not recommend that you consult with a foundation contractor, a structural engineer, or a geologist, but this should not deter you from seeking the opinion of any such expert.

2. Slab-on-Grade Foundation DESCRIPTIONAL INFORMATION: Concrete slab - not visible

3. Foundation Walls DESCRIPTIONAL INFORMATION: Masonry Block OBSERVATIONS: 3.1. Acceptable condition at visible portions

4. Foundation Limitations I am not a structural engineer. Feel free to hire one prior to closing to consult with and address concerns that you have with the property, even if I do not identify any structural defects. The structure of the home was inspected and reported on with the above information. I make every effort to find all areas of concern, some areas can go unnoticed. Please be aware that I have your best interest in mind. Any repair items mentioned in this report should be considered before purchase. I recommend that qualified contractors be used in any further inspections or repairs as they relate to the comments in this inspection report.

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Safe House Property Inspections

1234 Sample Dr, Virginia Beach, VA

Heating The inspector shall inspect: The heating system and describe the energy source and heating method using normal operating controls. And report as in need of repair electric furnaces which do not operate. And report if inspector deemed the furnace inaccessible. The central cooling equipment using normal operating controls. The inspector is not required to: Inspect or evaluate interiors of flues or chimneys, fire chambers, heat exchangers, humidifiers, dehumidifiers, electronic air filters, solar heating systems, solar heating systems or fuel tanks. Inspect underground fuel tanks. Determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system. Light or ignite pilot flames. Activate heating, heat pump systems, or other heating systems when ambient temperatures or when other circumstances are not conducive to safe operation or may damage the equipment. Override electronic thermostats. Evaluate fuel quality. Verify thermostat calibration, heat anticipation or automatic setbacks, timers, programs or clocks. Determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system. Inspect window units, through-wall units, or electronic air filters. Operate equipment or systems if exterior temperature is below 60 degrees Fahrenheit or when other circumstances are not conducive to safe operation or may damage the equipment. Inspect or determine thermostat calibration, heat anticipation or automatic setbacks or clocks. Examine electrical current, coolant fluids or gasses, or coolant leakage.

1. Heating Inspection We evaluate heating systems in accordance with state or industry standards, which includes identifying, testing, and evaluating systems and their components. However, there are a wide variety of systems, which range from older floor, wall, and gravity furnaces to newer forced-air furnaces. Older ones, such as gravity furnaces and most floor and wall furnaces, are the least energy-efficient and the most dangerous. Therefore, it would be prudent to consider replacing them with more economical and reliable forced-air units. However, if they are not replaced, you should be aware that many of them and their parts may no longer be available, and you should also be aware of common safety concerns associated with their use. We do test and describe each system, but we do not attempt to dismantle any portion of it, nor do we evaluate the following concealed components: the heat exchanger, or firebox, electronic air-cleaners, humidifiers, and in-line duct motors or dampers. Similarly, we do not check every register, at which the airflow may well be uneven and will decrease proportionate to its distance from the furnace. However, the airflow and the efficiency of any system can be compromised by poor maintenance, such as by the filters not being changed regularly, which will contaminate the ducts and have an adverse effect on air quality. Regardless, the sellers or the occupants of a property are often the best judges of how well a system works, and it would be prudent to ask them about its maintenance history and if they have been satisfied with its performance, or you may wish to have a comprehensive evaluation by a specialist. Most heating systems have a design life of twenty years, but if any system is more than ten years old, or if poor maintenance is suspected, it would be wise to schedule a comprehensive service that includes cleaning motors, fans, and ducts. Then, change the filters every two to three months, and schedule biannual maintenance service. You should also be aware that we do not evaluate or endorse any heating device that utilizes fossil fuels and is not vented. The presence and use of these within a residence commonly indicates the inadequacy of the primary heating system or of its distribution. However, these and every other fuel burning appliances that are not vented are potentially hazardous. Such appliances include open flames or heated elements, which are capable of igniting any of the myriad flammable materials found in the average home. Also, even the most modern of these appliances can produce carbon monoxide, which in a tightly sealed modern home or a poorly ventilated room can result in sickness, debilitating injury, and even death. We perform a conscientious evaluation of heating systems, but we are not specialists and cannot see inside ducts. Therefore, it is imperative that any recommendation that we may make for service or a second opinion be scheduled well before the close of escrow, because a specialist could reveal additional defects or recommend further upgrades that could affect your evaluation of the property, and our service does not include any form of warranty or guarantee.

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Safe House Property Inspections

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2. Heating System DESCRIPTIONAL INFORMATION: FURNANCE TYPE: Forced air natural gas furnace MANUFACTURER: Goodman LOCATION: attic MODEL #: MCA050ND3R and SERIAL #: 900713373 ZONE: One zone MODEL #: VB 3024 1G and SERIAL #: B93188955 FYI: Utility companies and heating and cooling professionals recommend an annual inspection of furnaces and cooling condensors/compressors, and I cannot summarily dismiss their recommendations. If it cannot be proven that the system has been thoroughly inspected within the last twelve months by a licensed heating and cooling professional, recommend complete system evaluation before close of escrow.

APPROXIMATE AGE: Approximately: 21 Years FURNACE: Average life of a gas-fired hot air furnace is 15-20 years

OBSERVATIONS:

2.1. There appears to be no record of service to this unit. I highly recommend an annual/seasonal HVAC service contract be obtained to assure peak efficiency and extend service life. 2.2. The heating unit is 21 years old and as such is past its expected service life and is generally less efficient than a more modern unit would be. I recommend factoring replacement of the furnace before the next heating season. A comprehensive and invasive evaluation of the system should be performed prior to the next heating season. The inspector recommends inspection and certification in writing by a licensed heating contractor if the unit is not to be replaced. The amount of corrosion inside the cabinet, considerable condensate and rust in the draft hood, the appearance of the burn patterns and the age of the unit warrant these concerns.

3. Heating Supply FYI: Pictures are included to illustrate that heat was being distributed at the time of the inspection. It is not an indicator of how efficient the system is performing.

Heating supply

Heating supply

4. Thermostat(s) DESCRIPTIONAL INFORMATION: Digital - programmable type. OBSERVATIONS: 4.1. Acceptable condition

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Safe House Property Inspections

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5. Energy Source FOR HEATING: Natural Gas -- Gas meter located at the Right of the house. FOR COOLING: Electric - 220/240 volt A/C OBSERVATIONS: 5.1. Acceptable condition

6. Safety Switch DESCRIPTIONAL INFORMATION: LOCATION: Safety switch in garage and at furnace OBSERVATIONS: 6.1. Acceptable condition

7. Distribution Systems DESCRIPTIONAL INFORMATION: Flex ducting in attic OBSERVATIONS:

7.1. There was ductwork that was not properly installed. Have these ducts repaired or replaced by a qualified contractor.

Will reduce performance

8. Combustion Air OBSERVATIONS:

8.1. Acceptable condition

9. Venting, Flue(s), Chimney(s) DESCRIPTIONAL INFORMATION: Metal double wall chimney vent pipe OBSERVATIONS: 9.1. Acceptable condition

10. Filter(s) DESCRIPTIONAL INFORMATION: The air filter(s) should be inspected at least monthly and cleaned or replaced as required. Remember that dirty filters are the most common cause of inadequate heating or cooling performance. TYPE: Diposable media SIZE: 20x20x1

OBSERVATIONS:

10.1. The return filter(s) were ready to be replaced.

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Safe House Property Inspections

1234 Sample Dr, Virginia Beach, VA

Cooling 1. Cooling System DESCRIPTIONAL INFORMATION: There was 1 split sytem air conditioning system(s) in which the cabinet housing the compressor, cooling fan and condensing coils was located physically apart from the evaporator coils. As is typical with split systems, the compressor/condenser cabinet was located at the home's exterior so that the heat collected inside the home could be released to the outside air. Evaporator coils designed to collect heat from the home interior were located inside a duct at the furnace. Zone: One zone Air Source Air Conditioner Manufacturer:Goodman MODEL #: CKL24-1D and SERIAL #: 0108431782

APPROXIMATE AGE AND SIZE: Approximately:10 Years for Air Source Air Conditioner Approximately: 2 Ton

OBSERVATIONS:

1.1. Annual/Seasonal professional HVAC inspection and cleaning service contract is recommended. 1.2. IMPROVE: The was missing or damaged insulation at exterior low pressure refrigerant line. This can affect the efficiency of the system. Install insulation so all of the line is covered.

Goodman Air Conditioner

Repair insulation

2. Cooling Supply FYI: Pictures are included to illustrate that conditioned air was being distributed at the time of the inspection. It is not an indicator of how efficient the system is performing.

Cooling supply

Cooling supply

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Safe House Property Inspections

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3. Condensate Drain OBSERVATIONS:

3.1. The condensate drain pan is full of water. There has been a failure in the primary condensate drainage system. There is potential for extensive ceiling damage if this pan overflows. Have a qualified HVAC contractor repair or replace the condensate drainage system.

Pan full of water

4. Fuse/Circuit Breaker Protection COMPRESSOR PLACARD MAX: BREAKER: 20 Amps OBSERVATIONS: 4.1. Acceptable condition

5. Limitations of Heating and Air Conditioning Inspection I am not an HVAC professional. Feel free to hire one prior to closing. The heating and cooling system of this home was inspected and reported on with the above information. While I made every effort to find all areas of concern, some areas can go unnoticed. The inspection is not meant to be technically exhaustive. The inspection consists of using only the normal operating controls for the system does not involve removal and inspection behind service door or dismantling that would otherwise reveal something only a licensed heat contractor would discover. Please be aware that I have your best interest in mind. Any repair items mentioned in this report should be considered before purchase. I recommend that qualified contractors be used in any further inspections or repairs as they relate to the comments in this inspection report.

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Safe House Property Inspections

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Plumbing The inspector shall: Verify the presence of and identify the location of the main water shutoff valve. Inspect the water heating equipment, including combustion air, venting, connections, energy sources, seismic bracing, and verify the presence or absence of temperature-pressure relief valves and/or Watts 210 valves. Flush toilets. Run water in sinks, tubs, and showers. Inspect the interior water supply including all fixtures and faucets. Inspect the drain, waste and vent systems, including all fixtures. Describe any visible fuel storage systems. Inspect the drainage sump pumps testing sumps with accessible floats. Inspect and describe the water supply, drain, waste and main fuel shut-off valves, as well as the location of the water main and main fuel shut-off valves. Inspect and determine if the water supply is public or private. Inspect and report as in need of repair deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously. Inspect and report as in need of repair deficiencies in installation and identification of hot and cold faucets. Inspect and report as in need of repair mechanical drain-stops that are missing or do not operate if installed in sinks, lavatories and tubs. Inspect and report as in need of repair commodes that have cracks in the ceramic material, are improperly mounted on the floor, leak, or have tank components which do not operate. The inspector is not required to: Light or ignite pilot flames. Determine the size, temperature, age, life expectancy or adequacy of the water heater. Inspect interiors of flues or chimneys, water softening or filtering systems, well pumps or tanks, safety or shut-of valves, floor drains, lawn sprinkler systems or fire sprinkler systems. Determine the exact flow rate, volume, pressure, temperature, or adequacy of the water supply. Determine the water quality or potability or the reliability of the water supply or source. Open sealed plumbing access panels. Inspect clothes washing machines or their connections. Operate any main, branch or fixture valve. Test shower pans, tub and shower surrounds or enclosures for leakage. Evaluate the compliance with local or state conservation or energy standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping. Determine the effectiveness of anti-siphon, back-flow prevention or drain-stop devices. Determine whether there are sufficient clean-outs for effective cleaning of drains. Evaluate gas, liquid propane or oil storage tanks. Inspect any private sewage waste disposal system or component of. Inspect water treatment systems or water filters. Inspect water storage tanks, pressure pumps or bladder tanks. Evaluate time to obtain hot water at fixtures, or perform testing of any kind to water heater elements. Evaluate or determine the adequacy of combustion air. Test, operate, open or close safety controls, manual stop valves and/or temperature or pressure relief valves. Examine ancillary systems or components, such as, but not limited to, those relating to solar water heating, hot water circulation.

1. Water supply and Main Shut Off SOURCE: Public LOCATION: At meter below ground

Main water shut-off

2. Water Supply, Distribution Systems DESCRIPTIONAL INFORMATION: Main water service pipe was : Not visible Readily visible water supply pipes are: Copper

OBSERVATIONS:

2.1. Acceptable condition observed at visible portions

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Safe House Property Inspections

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3. Waste, Drain, Vent Piping DESCRIPTIONAL INFORMATION: We attempt to evaluate drain pipes by flushing every drain that has an active fixture while observing its draw and watching for blockages or slow drains, but this is not a conclusive test and only a video-scan of the main line would confirm its actual condition. However, you can be sure that blockages will occur, usually relative in severity to the age of the system, and will range from minor ones in the branch lines, or at the traps beneath sinks, tubs, and showers, to major blockages in the main line. The minor ones are easily cleared, either by chemical means or by removing and cleaning the traps. However, if tree roots grow into the main drain that connects the house to the public sewer, repairs could become expensive and might include replacing the entire main line. For these reasons, we recommend that you ask the sellers if they have ever experienced any drainage problems, or you should consider having the main waste line video-scanned during your inspection contingency period. Failing this, you should obtain an insurance policy that covers blockages and damage to the main line. However, most policies only cover plumbing repairs within the house, or the cost of rooter service, most of which are relatively inexpensive. Public sewage disposal system

OBSERVATIONS:

3.1. Visible piping was operating as intended at time of inspection.

4. Faucets OBSERVATIONS:

4.1. Acceptable condition

Functional

Functional

5. Sinks OBSERVATIONS:

5.1. Acceptable condition

6. Traps and Drains DESCRIPTIONAL INFORMATION: Clean-outs are a necessary component of any residential waste and drainage system.

They are designed to allow easy access for repairs, modifications and maintenance of the main drain-line and branch drainlines, and are required components in modern plumbing systems. Clean-outs are often inadvertently concealed behind exterior wall covering, ground cover or even slabs, such as patios and sidewalks. During our inspection we do not locate all or report on clean-outs except where possible as a courtesy. As generalists, we do not comment on the quantity, adequacy or lack of cleanouts on an existing system, and it may become necessary at some point in the future to add a clean-out or even multiple cleanouts to the system.

OBSERVATIONS:

6.1. There was a double trap at the kitchen sink which can cause clogging of the plumbing system. Have a qualified plumber install a single trap for both sinks.

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Safe House Property Inspections

1234 Sample Dr, Virginia Beach, VA

Double trapped sink example

Double trap - kitchen

7. Flow and Pressure OBSERVATIONS:

7.1. The water flow was adequate. This was determined by running water in the bath sink and shower while toilet is flushed. 7.2. The water pressure was tested and was found to be approximately: 60 PSI. Acceptable limits are between 40 (PSI) and 80 PSI.

Approximately 60 PSI

8. Water Heater(s) Condition DESCRIPTIONAL INFORMATION: MANUFACTURER: General Electric TYPE: Conventional natural gas CAPACITY: 0 Gallons APPROXIMATE AGE: 8 Years MODEL #: PG50T09AVF00 AND SERIAL #: GELN1103A20558 LOCATION: garage FYI: Water heaters have a typical life expectancy of 8-12 years.

OBSERVATIONS:

8.1. FYI: You should keep the water temperature set at a minimum of 110 degrees Fahrenheit to kill microbes and a maximum of 130 degrees to prevent scalding. 8.2. Acceptable condition

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Safe House Property Inspections

1234 Sample Dr, Virginia Beach, VA

Hot water

9. Water Heater Vent System DESCRIPTIONAL INFORMATION: Metal double wall chimney vent pipe OBSERVATIONS: 9.1. Acceptable condition

10. Fuel Storage, Distribution DESCRIPTIONAL INFORMATION: Iron piping used for gas distribution OBSERVATIONS: 10.1. Visible portions of the gas supply piping were in acceptable condition

11. Fuel Shutoffs

Fireplace shutoff

Main gas shut-off

Oven range gas shut-off

Furnace gas shut-off

Water heater gas shut-off

12. Exterior Hose Bibs/Spigots DESCRIPTIONAL INFORMATION: Standard hose bib at front yard of house Anti Siphon Present at backyard

INTERIOR SHUTOFF LOCATIONS: Both front and rear hose bid shut offs located in - kitchen OBSERVATIONS: 12.1. Operated properly when tested

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Safe House Property Inspections

1234 Sample Dr, Virginia Beach, VA

Functional

13. Other Components DESCRIPTIONAL INFORMATION: Private well system OBSERVATIONS: There was a private water supply (well) system located in the . No testing of any water well equipment was performed during the inspection. Recommend testing of well mechanical and electrical equipment and a flow test be performed by a qualified well inspector if desired.

Not tested or inspected

14. Limitations of Plumbing Inspection I am not a plumbing professional. Feel free to hire one prior to closing. All bathroom fixtures, including toilets, tubs, showers, and sinks are inspected. Readily visible water-supply and drain pipes are inspected. Plumbing access panels that we can find are opened, if readily accessible and available to open. We do not perform water leak tests on drain lines or shower pans. We simply look for active leaks, which is quite limited by our short time in the property.

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Safe House Property Inspections

1234 Sample Dr, Virginia Beach, VA

Electrical The inspector shall inspect: The service line. The meter box. The main disconnect. And determine the rating of the service amperage. Panels, breakers and fuses. The service grounding and bonding. A representative sampling of switches, receptacles, light fixtures, AFCI receptacles and test all GFCI receptacles and GFCI circuit breakers observed and deemed to be GFCI's during the inspection. And report the presence of solid conductor aluminum branch circuit wiring if readily visible. And report on any GFCI-tested receptacles in which power is not present, polarity is incorrect, the receptacle is not grounded, is not secured to the wall, the cover is not in place, the ground fault circuit interrupter devices are not properly installed or do not operate properly, or evidence of arcing or excessive heat is present. The service entrance conductors and the condition of their sheathing. The ground fault circuit interrupters observed and deemed to be GFCI's during the inspection with a GFCI tester. And describe the amperage rating of the service. And report the absence of smoke detectors. Service entrance cables and report as in need of repair deficiencies in the integrity of the insulation, drip loop, or separation of conductors at weatherheads and clearances. The inspector is not required to: Insert any tool, probe or device into the main panel, sub-panels, downstream panel, or electrical fixtures. Operate electrical systems that are shut down. Remove panel covers or dead front covers if not readily accessible. Operate over current protection devices. Operate non-accessible smoke detectors. Measure or determine the amperage or voltage of the main service if not visibly labeled. Inspect the alarm system and components. Inspect the ancillary wiring or remote control devices. Activate any electrical systems or branch circuits which are not energized. Operate overload devices. Inspect low voltage systems, electrical de-icing tapes, swimming pool wiring or any time-controlled devices. Verify the continuity of the connected service ground. Inspect private or emergency electrical supply sources, including but not limited to generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility. Inspect spark or lightning arrestors. Conduct voltage drop calculations. Determine the accuracy of breaker labeling.

1. Service Drop DESCRIPTIONAL INFORMATION: The main conductor lines are underground, or part of a lateral service entrance. This is characteristic of modern electrical services but, inasmuch as the service lines are underground and cannot be seen, they are not evaluated as part of our service.

2. Main Disconnect LOCATION: At panel in garage

3. Service Rating SERVICE RATING: 200 amps

4. Main Service Panel(s) DESCRIPTIONAL INFORMATION: FYI: National safety standards require electrical panels to be readily accessible, and have a minimum of thirty-six inches of clear space in front of them for service. Also, they should have a main disconnect, and each circuit within the panel should be clearly labeled. MANUFACTURER: Cutler- Hammer LOCATION: garage

OBSERVATIONS:

4.1. Acceptable condition

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Safe House Property Inspections

1234 Sample Dr, Virginia Beach, VA

Wiring acceptable condition

5. Sub Panel(s) DESCRIPTIONAL INFORMATION: MANUFACTURER:

6. Service Grounding OBSERVATIONS:

6.1. No discrepancies on visible sections noted.

Ground rod

Plumbing system

7. Overcurrent Protection DESCRIPTIONAL INFORMATION: Breakers OBSERVATIONS: 7.1. Acceptable condition

8. Wiring Methods DESCRIPTIONAL INFORMATION: Home branch circuit wiring consists of devices such as switches, outlets, connections for permanently-wired appliances and the electrical conductors which supply them with electricity. Most conductors are hidden behind floor, wall and ceiling coverings and cannot be evaluated by the inspector. The Inspector does not remove cover plates and inspection of branch wiring is limited to proper response to testing of switches and electrical outlets.

OBSERVATIONS:

8.1. Junction boxes form an integral part of a circuit protection system. There were junction boxes needed in the attic. Have a qualified electrical contractor review all wiring located in theses areas and repair or replace as advised.

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Safe House Property Inspections

1234 Sample Dr, Virginia Beach, VA

Need junction box - attic

9. Lighting Views A representative lights were tested and are generally serviceable, pictures demonstrate that every effort was made to test all fixtures in the house. All fixtures are not pictured here. Any issues will be noted in the lighting and fixtures sections.

10. Lighting, Fixtures OBSERVATIONS:

10.1. MAINTENANCE: I recommend caulking around all exterior wall light fixtures that are exposed to rain to prevent moisture intrusion and corrosion. 10.2. Light fixture(s) at various locations would not turn on. The inspector recommends replacing light bulb and further evaluation by a licensed electrician if light bulb fails to light.

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Safe House Property Inspections

Seal exterior light fixtures

1234 Sample Dr, Virginia Beach, VA

Back great room - bulb out

Master bath - bulb out

Rear exterior - bulb out

11. Receptacles OBSERVATIONS:

11.1. There are missing outlet cover for some outlets. This condition leaves energized electrical components exposed to touch, a shock/electrocution hazard. Have these cover plates installed.

Install cover plates - rear great room

Install cover plates - rear great room

12. Switches OBSERVATIONS:

12.1. All of the accessible switches were tested and functioning during the inspection.

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Safe House Property Inspections

1234 Sample Dr, Virginia Beach, VA

13. GFCI DESCRIPTIONAL INFORMATION: Ground Fault Circuit Interrupter - GFCI - is an electrical safety device that cuts power to an individual outlet and/or entire circuit when as little as .005 amps is detected leaking--this is faster than a person's nervous system can react! Kitchens, bathrooms. whirlpools/hot-tubs, unfinished basements, garages, and exterior circuits are normally GFCI protected. This protection is from electrical shock. GFCI's should be tested monthly to ensure proper operation.

LOCATIONS AND RESETS: Kitchen Exterior RESET LOCATIONS: Most resets located in each area of installation

OBSERVATIONS:

13.1. IMPROVE: There is no GFCI protection at the bathrooms. There is the potential for a shock hazard. Recommend a licensed electrician to provide an estimate on installing GFCI protection.

14. AFCI DESCRIPTIONAL INFORMATION: AFCIs are newly developed electrical devices designed to protect against fires caused

by arcing faults in the home’s wiring. Arc faults can be created by damaged, deteriorated, or worn electrical plugs, cords, and/or branch circuit conductors. AFCIs are required in new construction under current building standards which have been adopted in most jurisdictions across the country. AFCIs are currently only required for bedroom circuits but may be required for whole home protection in future updates of building standards and regulations. Older homes with aging and deteriorating wiring systems can especially benefit from the added protection of AFCIs. You may wish to consult with a qualified electrical contractor concerning options and costs for updating bedroom branch circuits to AFCI protection for safety reasons. LOCATIONS: None Found

OBSERVATIONS:

14.1. IMPROVE: There is no Arc-Fault Circuit Interrupter (AFCI) protection installed to protect electrical circuits in bedrooms. This type of protection is designed to detect electrical arcing, which is a potential fire hazard. Although AFCI protection was not required at the time the home was originally constructed, as general knowledge of safe building practices has improved with the passage of time, building standards have changed to reflect current understanding. Consider updating the existing electrical to provide AFCI protection.

15. Smoke/Heat Detector(s) DESCRIPTIONAL INFORMATION: A smoke detector is a device that detects smoke, typically as an indicator of fire. Smoke detectors are required to be installed in a manner consistent with the Building Codes in affect at the time of original construction. Additional detectors may be required if additions or alterations to structure have occurred, but at minimum, all residential homes should have at least one working smoke detector. Unless prohibited by local rules, regulations, or ordinances, a battery-operated smoke detector shall be deemed to satisfy the requirements of this section. In addition, we categorically recommend that all sleeping rooms be equipped with functional smoke detectors, regardless of the minimum standards set by state or local laws. Smoke detectors should be installed at least three feet away from air-conditioning and heating registers, and be positioned no more than twelve inches below the highest point of the ceiling in the room it serves. During our inspection, we do not operate smoke detectors, nor do we smoke-test detectors, which is the only definitive test to confirm proper function. LOCATION(S) : Main hall

OBSERVATIONS:

15.1. MAINTENANCE: Change the batteries every six months to ensure proper smoke alarm operation. 15.2. The smoke alarm(s) were not connected. Have reconnected.

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Safe House Property Inspections

1234 Sample Dr, Virginia Beach, VA

Missing smoke detector

16. Carbon Monoxide (CO) Detector(s) DESCRIPTIONAL INFORMATION: A carbon monoxide detector or CO detector is a device that detects the presence of carbon monoxide (CO) gas in order to prevent carbon monoxide poisoning. CO is a colorless and odorless compound produced by incomplete combustion. It is highly recommended that approved carbon monoxide alarm be installed in dwelling units and in sleeping units within which fuelburning appliances are installed, and in dwelling units that have attached garages. Carbon monoxide alarms and carbon monoxide detectors should be installed on or near the ceiling in the immediate vicinity of fuel burning appliances and other sources of carbon monoxide such as attached garages. LOCATION(s): Main hall

17. Limitations of Electrical Inspection I am not an electrician. Feel free to hire an electrician prior to closing. The electrical system of the home was inspected and reported on with the above information. While I make every effort to find all areas of concern, some areas can go unnoticed. Outlets were not removed and the inspection was only visual. Any outlet not accessible (behind the refrigerator for example) was not inspected or accessible. Please be aware that I have your best interest in mind. Any repair items mentioned in this report should be considered before purchase. I recommend that qualified contractors be used in any further inspections or repairs as they relate to the comments in this inspection report.

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Safe House Property Inspections

1234 Sample Dr, Virginia Beach, VA

Fireplace The inspector shall inspect: The fireplace, and open and close the damper door if readily accessible and operable. Hearth extensions and other permanently installed components. And report as in need of repair deficiencies in the lintel, hearth and material surrounding the fireplace, including clearance from combustible materials. The inspector is not required to: Inspect the flue or vent system. Inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels. Determine the need for a chimney sweep. Operate gas fireplace inserts. Light pilot flames. Determine the appropriateness of such installation. Inspect automatic fuel feed devices. Inspect combustion and/or make-up air devices. Inspect heat distribution assists whether gravity controlled or fan assisted. Ignite or extinguish fires. Determine draft characteristics. Move fireplace inserts, stoves, or firebox contents. Determine adequacy of draft, perform a smoke test or dismantle or remove any component. Perform an NFPA inspection.

1. Fireplace DESCRIPTIONAL INFORMATION: The NFPA (National Fire Protection Association) highly recommends an annual inspection of all chimneys, fireplaces, solid fuelburning appliances, and vents. They also recommend an NFPA 211 Standard, Level II inspection upon sale or transfer of the property. A Level II inspection includes, not only cleaning the interior of the chimney pipe, but also the use of specialized tools and testing procedures such as video cameras, etc. to thoroughly evaluate the serviceability of the entire flue lining and fireplace/chimney system. If one has not been performed over the past 12 months, such an inspection is recommended before home changes ownership---for fire safety reasons.

OBSERVATIONS:

1.1. The gas fireplace had an operable damper. This condition may allow the flue to be closed, resulting in the toxic products of combustion entering the living space. The damper should be permanently fastened in the open position for safety reasons.

Functional damper on gas fireplace

2. Limitations of Fireplace Inspection The Fireplace system of this home was inspected and reported on with the above information but it is incomplete. The liner or the safety aspect of the liner was not inspected. The inspection is not meant to be technically exhaustive and does not substitute an inspection by a certified chimney sweep. The inspection does not determine the safety of the fireplace in terms of the condition of liner or the absence of a liner. Any comments I have reported do not remove the need for an inspection by a certified chimney sweep. Chimneys should be inspected at least annually. Please be aware that the I have your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that a certified chimney sweep inspect the liner for safe operation.

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Safe House Property Inspections

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Interior The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installed cabinets; and A representative number of doors and windows. The home inspector shall: Operate a representative number of windows and interior doors; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments. The inspector shall: Open and close a representative number of doors and windows. Inspect the walls, ceilings, steps, stairways, and railings. Inspect garage doors and garage door openers by operating first by remote (if available) and then by the installed automatic door control. And report as in need of repair any installed electronic sensors that are not operable or not installed at proper heights above the garage door. And report as in need of repair any door locks or side ropes that have not been removed or disabled when garage door opener is in use. And report as in need of repair any windows that are obviously fogged or display other evidence of broken seals. The inspector is not required to: Inspect paint, wallpaper, window treatments or finish treatments. Inspect central vacuum systems. Inspect safety glazing. Inspect security systems or components. Evaluate the fastening of countertops, cabinets, sink tops and fixtures, or firewall compromises. Move furniture, stored items, or any coverings like carpets or rugs in order to inspect the concealed floor structure. Move drop ceiling tiles. Inspect or move any household appliances. Inspect or operate equipment housed in the garage except as otherwise noted. Verify or certify safe operation of any auto reverse or related safety function of a garage door. Operate or evaluate security bar release and opening mechanisms, whether interior or exterior, including compliance with local, state, or federal standards. Operate any system, appliance or component that requires the use of special keys, codes, combinations, or devices. Operate or evaluate self-cleaning oven cycles, tilt guards/latches or signal lights. Inspect microwave ovens or test leakage from microwave ovens. Operate or examine any sauna, steam-jenny, kiln, toaster, ice-maker, coffee-maker, can-opener, bread-warmer, blender, instant hot water dispenser, or other small, ancillary devices. Inspect elevators. Inspect remote controls. Inspect appliances. Inspect items not permanently installed. Examine or operate any above-ground, movable, freestanding, or otherwise non-permanently installed pool/spa, recreational equipment or self-contained equipment. Come into contact with any pool or spa water in order to determine the system structure or components. Determine the adequacy of spa jet water force or bubble effect. Determine the structural integrity or leakage of a pool or spa.

1. Interior Views DESCRIPTIONAL INFORMATION:

1.1. The residence is furnished, and in accordance with industry standards we only inspect those surfaces that are exposed and readily accessible. We do not move furniture, lift carpets or rugs, nor do we remove or rearrange items within closets or cabinets. On your final walk through, or at some point after furniture and personal belongings have been removed, it is important that you inspect the interior portions of the residence that were concealed or otherwise inaccessible and contact us immediately if any adverse conditions are observed that were not reported on in your inspection report.

2. Wall and Ceiling Finishes DESCRIPTIONAL INFORMATION: Wall paper/paneling/wall mirrors/wall hangings present. These items can conceal damage to walls, concealed defects are not within the scope of the home inspection. In areas where there is typically a high level of humidity, such as bathrooms and laundry rooms, any damage to the wall paper or paneling can allow moisture to accumulate behind the wall paper or paneling, promoting moisture damage and possible mold and mildew growth. If you have any concerns about mold and mildew, you should have a qualified wall paper/paneling installation professional inspect the wall paper and paneling. Additionally, you should expect such conditions and, if you are remodeling or renovating, recommend adjusting any renovation budgets to account for unforeseen circumstances and conditions that were not visible at time of inspection.

OBSERVATIONS:

2.1. FYI: There were visible stains on the home ceilings which appeared to be the result of moisture intrusion from roof leaks. The moisture meter showed no elevated moisture levels in the affected areas at the time of the inspection, indicating that the source of the leake may have been corrected. Consult with the seller about the staining, or further testing would be required to provide confirmation.

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Safe House Property Inspections

1234 Sample Dr, Virginia Beach, VA

Water stains - right side great room

3. Door Bell OBSERVATIONS:

3.1. Operated normally when tested.

4. Floor Finishes DESCRIPTIONAL INFORMATION: FYI: Carpet, vinyl, and wood floors near water sources (kitchens,laundry, bathrooms, etc.) need to be monitored regularly for wet conditions where mold can thrive.Vinyl floors need to be monitored regularly for curling and deteriorated grout or caulking to preventmoisture from getting under the vinyl and creating wet conditions where mold can thrive. As vinyl ages, it has a tendency to curl at the edges and is particularly prone to trapping moisture under the vinyl. Even a very minor leak can destroy a wood floor very quickly and create wet conditions where mold can thrive. Home inspectors do not remove permanent floor coverings to inspect the underside of the floor covering or the subflooring itself, so any mold or subfloor damage would not be detected during a visual home inspection. There is always the possibility that moisture has penetrated beneath any floor covering in an existing structure, particularly in a kitchen at the dishwasher and sink, and in bathrooms at the bathtub/floor junction and the toilet/floor junction, and that any mold or subfloor damage would not be detected during a visual home inspection. Destructive testing or remodeling would be required for a conclusive determination. If renovation is contemplated for any area where vinyl, carpet, or wood floor coverings exist, recommend adjusting budget to compensate for unforeseen conditions. FLOOR COVERING MATERIAL: Carpet FLOOR COVERING MATERIAL: Laminate FLOOR COVERING MATERIAL: Tile

OBSERVATIONS:

4.1. Acceptable condition

5. Windows DESCRIPTIONAL INFORMATION: In accordance with industry standards, we do not test every window in the house, and particularly if the house is furnished. There are many styles of windows but only two basic types, single and dual-glazed. Dual-glazed windows are superior, because they provide a thermal barrier, as well as an acoustical barrier. However, the hermetic seals on these windows can fail at any time, and cause condensation to form between the panes. Unfortunately, this is not always apparent, which is why we disclaim any evaluation of hermetic seals. In addition, the proper installation of flashings around windows is critical to water proofing the exterior walls. Missing, damaged or improperly installed flashings are the most common cause of moisture intrusion to walls and baseboards beneath windows. Because these flashings are concealed by the exterior wall covering, we cannot endorse them and specifically disclaim any evaluation of these flashings, and leaks may become evident only during heavy, prolonged or wind-driven rainfall. Nevertheless, in accordance with industry standards, we test a representative number of unobstructed windows, and ensure that at least one window in every bedroom is operable and facilitates an emergency exit. Window type: Vinyl double hung tilt out

OBSERVATIONS:

5.1. All accessible windows operated and were in acceptable condition

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Safe House Property Inspections

1234 Sample Dr, Virginia Beach, VA

6. Interior Doors DESCRIPTIONAL INFORMATION: Hollow core wood doors OBSERVATIONS:

6.1. IMPROVE: There were interior doors at the entrance that had issues with the hardware. Repair or replace as needed.

Missing hardware - entrance

7. Closets OBSERVATIONS:

7.1. Functional, Acceptable condition

8. Countertops DESCRIPTIONAL INFORMATION: COUNTERTOP SURFACE: Laminate OBSERVATIONS: 8.1. Acceptable condition

9. Cabinets, Vanities DESCRIPTIONAL INFORMATION: CABINET MATERIALS: Laminate OBSERVATIONS: 9.1. Acceptable condition

10. Limitations of Interior Inspection The interior of the home was inspected and reported on with the above information. While I make every effort to find all areas of concern, some areas can go unnoticed. The inspection did not involve moving furniture and inspecting behind furniture, area rugs or areas obstructed from view. Please be aware that I have your best interest in mind. Any repair items mentioned in this report should be considered before purchase. I recommend that qualified contractors be used in any further inspections or repairs as they relate to the comments in this inspection report.

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Safe House Property Inspections

1234 Sample Dr, Virginia Beach, VA

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

1. Garbage Disposal MANFACTURER/BRAND: Badger 1/2 HP OBSERVATIONS:

1.1. The disposal was functional at the time of inspection.

2. Ranges, Ovens, Cooktops MANFACTURER/BRAND: Hot Point OBSERVATIONS:

2.1. The gas burners all functioned as intended when I turned them on. 2.2. Oven(s) operated when tested. 2.3. IMPROVE: The range was not fastened to the floor with anti-tip devices. A child climbing onto the open oven door could overturn the range. Hardware is available to address this problem and should be installed on this range.

Functional

Functional

3. Kitchen Hood/Exhaust Fan MANFACTURER/BRAND: Recirculating exhaust OBSERVATIONS:

3.1. FYI: Integrated with Microwave above range. These recirculate the air back into the kitchen. Important to insure filter(s) are kept clean.

Functional

4. Microwave MANFACTURER/BRAND: General Electric OBSERVATIONS: 4.1. Operated when tested.

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Safe House Property Inspections

1234 Sample Dr, Virginia Beach, VA

Functional

5. Refrigerator OBSERVATIONS:

5.1. Functional, at time of inspection.

6. Washer MANFACTURER/BRAND: Whirlpool OBSERVATIONS:

6.1. I ran the washer through a short cycle. The washer filled with water, agitated, spun, and drained. This does not in anyway confirm how well the machine washes clothes. 6.2. IMPROVE: Highly recommend upgrading to the braided metal washing machine water supply hoses instead of the rubber ones--which are prone to bursting.

7. Dryer MANFACTURER/BRAND: General Electric OBSERVATIONS:

• FYI: Three prong 220 Volt electrical outlet installed. You will have to convert a newer dryer's four prong cord to fit this three prong outlet. • I ran the dryer through a short cycle. The dryer got hot, but I can not tell how well it dries clothes.

3 Prong outlet

8. Dryer Vent OBSERVATIONS:

8.1. Acceptable condition

9. Limitations of Appliances Inspection The built-in appliances of the home were inspected as a courtesy and reported on with the above information. Even though I make every effort to find all areas of concern, some areas can go unnoticed. Please be aware that I have your best interest in mind. I recommend that qualified contractors be used in any further inspections or repairs as they relate to the comments in this inspection report.

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Safe House Property Inspections

1234 Sample Dr, Virginia Beach, VA

Attic, Ventilation, and Insulation The inspector shall inspect: The insulation in unfinished spaces, the ventilation of attic spaces, mechanical ventilation systems, and report on the general absence or lack of insulation in unfinished spaces. The inspector is not required to: Enter the attic or any unfinished spaces that are not readily accessible, or where entry could cause damage or pose a safety hazard to the inspector, in his or her opinion, to move, touch, or disturb insulation, to move, touch or disturb vapor retarders, break or otherwise damage the surface finish or weather seal on or around access panels and covers, identify the composition or exact R-value of insulation material, activate thermostatically operated fans, determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers and wiring, determine the adequacy of ventilation.

1. Attic DESCRIPTIONAL INFORMATION: In accordance with our standards, we do not attempt to enter attics that have less than

thirty-six inches of headroom, are restricted by ducts, or in which the insulation obscures the joists and thereby makes mobility hazardous, in which case we would inspect them as best we can from the access point. In regard to evaluating the type and amount of insulation on the attic floor, we use only generic terms and approximate measurements, and do not sample or test the material for specific identification. Also, we do not disturb or move any portion of it, and it may well obscure water pipes, electrical conduits, junction boxes, exhaust fans, and other components.

2. Attic Access INPSECTION METHOD: I inspected attic by walking where accessible, I do not walk through insulation or in areas that I am not able to safely maneuver.

OBSERVATIONS:

2.1. Acceptable condition

3. Insulation in Unfinished Spaces DESCRIPTIONAL INFORMATION: INSULATION TYPE: Fiberglass, loose fill INSULATION LEVELS: Poor insulation will affect HEATING and COOLING costs. INCREASED HEATING COSTS: During the heating season (winter), homes with poorly insulated attics or roofs will loose heat through the ceiling or roof more quickly than homes which are well-insulated. This heat loss will require the heating system to operate more frequently, resulting in increased heating costs. INCREASED COOLING COSTS: During the cooling season (summer), homes with poorly insulated attics or roofs will experience higher indoor temperatures as heat from the roof-covering material radiates downward into the living space. Properlyinstalled insulation helps prevent this heat from entering the living space where it causes cooling systems to operate more often, resulting in increased cooling costs. Insulation depth is approximately: 7inches to 8inches This is approximately R-21 to R-24 Standard for this area is 12"-15" for approx. R-30 to R-38 insulating value

OBSERVATIONS:

3.1. IMPROVE: The house would benefit from additional insulation. Expect high heating and cooling energy costs with current levels. Recommend having the home professionally insulated to reduce energy expenses.

4. Attic Ventilation DESCRIPTIONAL INFORMATION: ATTIC VENTILATION: Static roof vents OBSERVATIONS: 4.1. Acceptable condition

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Safe House Property Inspections

1234 Sample Dr, Virginia Beach, VA

Fixed roof vents

Soffit vents

5. Vent Piping Through Attic DESCRIPTIONAL INFORMATION: PVC (Polyvinyl Chlroride) plumbing vents

OBSERVATIONS:

5.1. Acceptable condition

6. Ceiling, Roof Structure DESCRIPTIONAL INFORMATION:

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

OBSERVATIONS:

6.1. Acceptable condition

Truss framing

7. Limitations of Attic and Insulation Inspection The insulation and ventilation of the home was inspected and reported on with the above information. While I make every effort to find all areas of concern, some areas can go unnoticed. Venting of exhaust fans or clothes dryer cannot be fully inspected and bends or obstructions can occur without being accessible or visible (behind wall and ceiling coverings). Only insulation that is visible was inspected. Please be aware that I have your best interest in mind. Any repair items mentioned in this report should be considered before purchase I recommend that qualified contractors be used in any further inspections or repairs as they relate to the comments in this inspection report.

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Safe House Property Inspections

1234 Sample Dr, Virginia Beach, VA

Garage 1. Garage Description DESCRIPTIONAL INFORMATION: It is not uncommon for moisture to penetrate garages, because their slabs are on-grade. Evidence of this is typically apparent in the form of efflorescence, or salt crystal formations, that result when moisture penetrates the concrete slab or sidewalls. This is a common with garages that are below grade, and some sidewalls are even cored to relieve the pressure that can build up behind them, and which actually promotes drainage through the garage. Also, if there is living space above the garage, that space will be seismically vulnerable. Ideally, the columns and beams around the garage door will be made of structural steel, but in many residences these components are made of wood but could include some structural accessories, such as post-straps and hold-downs, and plywood shear paneling. In addition, garage door openings are not standard dimensions and you may wish to measure the opening to ensure that there is sufficient clearance to accommodate your vehicles.

2. Garage Door(s) OBSERVATIONS:

2.1. Acceptable condition

3. Garage Door Opener(s) MANUFACTURER/BRAND: Craftsman 1/2 HP OBSERVATIONS:

3.1. The garage doors were functional using normal controls.

4. Garage Door Safety Features SAFETY REVERSE: Present SAFETY SENSOR: Present OBSERVATIONS:

4.1. Safety sensors operated normally, reversing the door when tested.. 4.2. The automatic garage door opener(s) reversed direction when met with resistance.

5. Garage Floor, Sill Plates DESCRIPTIONAL INFORMATION: Concrete OBSERVATIONS: 5.1. Acceptable condition

6. Garage Firedoor DESCRIPTIONAL INFORMATION: Present OBSERVATIONS: 6.1. Acceptable condition

7. Garage Firewall, Ceiling OBSERVATIONS:

7.1. The pull down stairs do not meet the firewall requirements for the garage. Have repaired by a qualified contractor.

Access breeches firewall

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Safe House Property Inspections

1234 Sample Dr, Virginia Beach, VA

Bathrooms 1. Bathroom Views The pictures demonstrate that every effort was made to test all bathroom plumbing fixtures in the house. All fixtures may not be pictured here. Any issues will be noted in the section of issue.

Hall bath

Hall bath

Hall bath

Master bath

Master bath

Master bath

2. Faucets OBSERVATIONS:

2.1. Acceptable condition

3. Sinks OBSERVATIONS:

3.1. The hall bathrooml sink was not secured to the wall. Have a qualified contractor repair as needed. 3.2. There are stoppers missing or inoperable at the hall bathroom and master bath sinks. Missing stoppers can allow small items (toys, rings, hair pins, etc.) to clog the drain and sometimes indicate problems with drainage in the area. Plumbing problems are most easily discovered by closing the stopper, filling the sink with water, and then opening the stopper to let the water drain as fast as possible. Have stoppers installed and further evaluate the drainage. Have any necessary repairs made by a qualified tradesperson.

Pedestal sink not secured

Bathroom sinks - no leaks

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Safe House Property Inspections

1234 Sample Dr, Virginia Beach, VA

4. Tub(s) DESCRIPTIONAL INFORMATION: Plastic/Fiberglass OBSERVATIONS:

4.1. There are stoppers missing or inoperable at the all tubs . Repair as needed.

5. Shower(s) DESCRIPTIONAL INFORMATION: master bathroom : fiberglass

6. Toilet(s) OBSERVATIONS:

6.1. All toilets flushed properly and were in acceptable condition

7. Bathroom Exhaust Fan(s) OBSERVATIONS:

7.1. Functional, at time of inspection. 7.2. The bathroom exhaust vents terminated in the attic This condition may result in excessively moist air being exhausted into the attic space which can cause problems from microbial growth. Have vent(s) extended to the exterior by a qualified tradesperson.

8. Vanities OBSERVATIONS:

8.1. Acceptable condition

9. A Word About Caulking and Bathrooms FYI: Water intrusion from bathtubs and shower enclosures is a common cause of damage behind walls, sub floors, and ceilings below bathrooms. As such, periodic re-caulking and grouting of tub and shower areas is an ongoing maintenance task which should not be neglected.

10. Limitations of Bathroom Inspection All bathroom fixtures, including toilets, tubs, showers, and sinks are inspected. Readily visible water-supply and drain pipes are inspected. Plumbing access panels are opened, if readily accessible and available to open. Normal foot pressure is applied around the base of each toilet, tub, and shower to check for deteriorated flooring. Normal hand pressure is applied carefully to the walls of each shower to check for deterioration. Re-grouting and sealant around the tub shower, and fixtures should be considered routine maintenance. I do not perform water leak tests on drain lines or shower pans. I simply look for active leaks, which is quite limited by my short time in the property. Any repair items mentioned in this report should be considered before purchase. I recommend that qualified contractors be used in any further inspections or repairs as they relate to the comments in this inspection report.

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Safe House Property Inspections

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Report Summary Report Summary

REPORT CONCLUSION and WALK-THROUGH CONCLUSION: I am proud of the service I provide, and trust that you will be happy with the quality of my report. I have made every effort to provide you with an accurate assessment of the condition of the property and its components and to alert you to any significant defects or adverse conditions. However, I may not have tested every outlet, and opened every window and door, or identified every problem. Also because my inspection is essentially visual, latent defects could exist. I cannot see behind walls. Therefore, you should not regard my inspection as a guarantee or warranty. It is simply a report on the general condition of a property at a given point in time. As a homeowner, you should expect problems to occur. Roofs will leak, basements may have water problems, and systems may fail without warning. I cannot predict future events. For these reasons, you should keep a comprehensive insurance policy current. This report was written exclusively for my client. It is not transferable to other people. The report is only supplemental to a seller's disclosure. Thank you for taking the time to read this report, and call me if you have any questions. I am always attempting to improve the quality of my service and my report.

PRE-CLOSING WALK THROUGH: The walk-through prior to closing is the time for Client to inspect the property. Conditions may change between the time of a home inspection and the time of closing. Restrictions that existed during the inspection may have been removed for the walk-through. Defects or problems that were not found during the home inspection may be discovered during the walk-through. Client should be thorough during the walk-through. Any defect or problem discovered during the walkthrough should be negotiated with the owner/seller of the property prior to closing. Purchasing the property with a known defect or problem releases Safe House Property Inspections of all responsibility. Client assumes responsibility for all known defects after settlement.

Sincerely, Troy Pappas, Owner Safe House Property Inspections

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Safe House Property Inspections

1234 Sample Dr, Virginia Beach, VA

When Things Go Wrong There may come a time when you discover something wrong with the house you purchased, and you may be upset or disappointed with your home inspection. There are some things we’d like you to keep in mind.

Intermittent Or Concealed Problems: Some problems can only be discovered by living in a house. They cannot be discovered during the few hours of a home inspection. For example, some shower stalls leak when people are in the shower, but do not leak when you simply turn on the tap. Some roofs and basements only leak when specific conditions exist. Some problems will only be discovered when carpets are lifted, furniture is moved or finishes are removed.

No Clues: These problems may have existed at the time of the inspection, but there were no clues as to their existence. Our inspections are based on the past performance of the house. If there are no clues of a past problem, it is unfair to assume we should foresee a future problem.

We Always Miss Some Minor Things: Some say we are inconsistent because our reports identify some minor problems, but not others. The minor problems that are identified were discovered while looking for more significant problems. We note them simply as a courtesy. The intent of the inspection is not to find the $200 problems; it is to find the $2,000 problems. These are the things that affect people’s decisions to purchase.

Contractor’s Advice: A common source of dissatisfaction with home inspectors comes from comments made by contractors. Contractor’s opinions often differ from ours. Don’t be surprised when three roofers all say the roof needs replacement, when we said that the roof would last a few more years with some minor repairs.

Last Man In Theory: While our advice represents the most prudent thing to do, many contractors are reluctant to undertake these repairs. This is because of the last man in theory. The contractor fears that if he is the last person to work on the roof, he will get blamed if the roof leaks, regardless of whether or not the roof leak is his fault. Consequently, he won’t want to do a minor repair with high liability, when he could re-roof the entire house for more money and reduce the likelihood of a callback. This is understandable.

Most Recent Advice Is Best: There is more to the last man in theory. It suggests that it is human nature for homeowners to believe the last bit of expert advice they receive, even if it is contrary to previous advice. As home inspectors, we unfortunately find ourselves in the position of first man in and consequently it is our advice that is often disbelieved.

Why Didn’t We See It? Contractors often say, I can’t believe you had this house inspected, and the inspector didn’t find this problem. There are several reasons for these apparent oversights: Most Contractors Have No Clue What’s Inside or Outside The Scope Of A Standard Home Inspection: All of our inspections are conducted in accordance with the Standards of Practice of The American Society of Home Inspectors. The Standards of Practice specifically state what’s included and excluded from the standard home inspection. Most contractors have no clue this document exists and many of them have a tendency to “blame the Home Inspector” for any issue found, regardless of whether the issue is within the “scope” of the standard home inspection. Conditions During The Inspection: It is difficult for homeowners to remember the circumstances in the house at the time of the inspection. Homeowners seldom remember that it was snowing, there was storage everywhere or that the furnace could not be turned on because the air conditioning was operating, etc. It’s impossible for contractors to know what the circumstances were when the inspection was performed.

The Wisdom Of Hindsight: When the problem manifests itself, it is very easy to have 20/20 hindsight. Anybody can say that the basement is wet when there is 2 feet of water on the floor. Predicting the problem is a different story.

A Long Look: If we spent half an hour under the kitchen sink or 45 minutes disassembling the furnace, we’d find more problems, too. Unfortunately, the inspection would take several days and would cost considerably more.

We’re Generalists: We are generalists; we are not specialists. The heating contractor may indeed have more heating expertise than we do. This is because we are expected to have heating expertise and plumbing expertise, structural expertise, electrical expertise, etc.

An Invasive Look: Problems often become apparent when carpets or plaster are removed, when fixtures or cabinets are pulled out, and so on. A home inspection is a visual examination. We don’t perform invasive or destructive tests.

Not Insurance: In conclusion, a home inspection is designed to better your odds of not purchasing a “money pit”. It is not designed to eliminate all risk. For that reason, a home inspection should not be considered an insurance policy. The premium that an insurance company would have to charge for a policy with no deductible, no limit and an indefinite policy period would be considerably more than the fee we charge. It would also not include the value added by the inspection.

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Safe House Property Inspections

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IMPORTANT: This following items are a brief summary of the significant deficiencies or critical concerns which are important to highlight as they relate to function or safety. Some of these items may warrant further investigation by a specialist. This is only a summary and is provided as a courtesy— it should not be considered to be the complete report. The complete list of issues, concerns, deficiencies and important details pertaining to this property is found throughout the body of the inspection report. Your entire report must be carefully read to fully assess all of the findings and benefit from the recommendations, maintenance advice, tips and other important resource information.

Roofing Page 6 Item: 2

Roof Covering

Page 6 Item: 3

Roof Drainage

Page 7 Item: 4

Flashings

Page 7 Item: 5

Roof Penetrations

Page 8 Item: 6

Skylight(s)

2.3. Asphalt composition shingles covering the roof of this home had multiple issues including, broken shingle, excessive granule loss, shingle shrinkage, and damage shingles. You should consult with a qualified roofing contractor for estimates about replacement. 3.2. There were multiple issues with the roof drainage system: **SEE PICTURES** Have the draining system repaired by a qualified tradesperson. 4.1. The was no kick-out flashing designed to divert water from behind the exterior wall. This condition allows moisture to enter the structure. This area need to be completely flashed or sealed to prevent further damage. I recommend having all a qualified tradesperson make necessary corrections. 5.1. The rubber seals at a vent pipe(s) was damaged and may allow moisture intrusion of the roof assembly. The inspector recommends repair or replacement by a qualified roofing contractor. 6.1. There was sealant installed around the skylights is an indication that it has leaked in the past. This sealant has dried and crack and will allow skylight to leak. Have skylight repaired by a qualified tradesperson.

Exterior Page 9 Item: 1

Exterior Cladding

Page 10 Item: 2

Exterior Doors

Page 10 Item: 5

Eaves, Soffits, Fascias, Trim

1.1. There was minor damage to the Vinyl siding at various locations. This will allow moisture intrusion into the structure. Have repaired or replaced by a qualified tradesperson. 2.1. The garage entry door had moderate damage. Have repaired or replaced as needed. 5.1. There was damage at the soffits (SEE PICTURE) which should be repaired or replaced by a qualified contractor.

Heating Page 15 Item: 2

Heating System

Page 16 Item: 7

Distribution Systems

2.2. The heating unit is 21 years old and as such is past its expected service life and is generally less efficient than a more modern unit would be. I recommend factoring replacement of the furnace before the next heating season. A comprehensive and invasive evaluation of the system should be performed prior to the next heating season. The inspector recommends inspection and certification in writing by a licensed heating contractor if the unit is not to be replaced. The amount of corrosion inside the cabinet, considerable condensate and rust in the draft hood, the appearance of the burn patterns and the age of the unit warrant these concerns. 7.1. There was ductwork that was not properly installed. Have these ducts repaired or replaced by a qualified contractor.

Cooling Page 18 Item: 3

Condensate Drain 3.1. The condensate drain pan is full of water. There has been a failure in the primary condensate drainage system. There is potential for extensive ceiling damage if this pan overflows. Have a qualified HVAC contractor repair or replace the condensate drainage system.

Plumbing Page 21 Item: 6

Traps and Drains

6.1. There was a double trap at the kitchen sink which can cause clogging of the plumbing system. Have a qualified plumber install a single trap for both sinks.

Electrical Page 43 of 44


Safe House Property Inspections Page 26 Item: 8

Wiring Methods

Page 27 Item: 10 Lighting, Fixtures Page 27 Item: 11 Receptacles Page 29 Item: 15 Smoke/Heat Detector(s)

1234 Sample Dr, Virginia Beach, VA 8.1. Junction boxes form an integral part of a circuit protection system. There were junction boxes needed in the attic. Have a qualified electrical contractor review all wiring located in theses areas and repair or replace as advised. 10.2. Light fixture(s) at various locations would not turn on. The inspector recommends replacing light bulb and further evaluation by a licensed electrician if light bulb fails to light. 11.1. There are missing outlet cover for some outlets. This condition leaves energized electrical components exposed to touch, a shock/electrocution hazard. Have these cover plates installed. 15.2. The smoke alarm(s) were not connected. Have reconnected.

Fireplace Fireplace

1.1. The gas fireplace had an operable damper. This condition may allow the flue to be closed, resulting in the toxic products of combustion entering the living space. The damper should be permanently fastened in the open position for safety reasons.

Page 39 Item: 3

Sinks

Page 40 Item: 4

Tub(s)

3.1. The hall bathrooml sink was not secured to the wall. Have a qualified contractor repair as needed. 3.2. There are stoppers missing or inoperable at the hall bathroom and master bath sinks. Missing stoppers can allow small items (toys, rings, hair pins, etc.) to clog the drain and sometimes indicate problems with drainage in the area. Plumbing problems are most easily discovered by closing the stopper, filling the sink with water, and then opening the stopper to let the water drain as fast as possible. Have stoppers installed and further evaluate the drainage. Have any necessary repairs made by a qualified tradesperson. 4.1. There are stoppers missing or inoperable at the all tubs . Repair as needed.

Page 30 Item: 1

Bathrooms

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Virginia Beach Home Inspection Report