Wire Temperature Ratings

Unless the wiring in the building has been fully updated, this building likely has wiring that predates the late 1980's. Branch circuit wiring installed in buildings built prior to the late 1980's is typically rated for a maximum temperature of only 60 degrees Celsius. This includes non-metallic sheathed (Romex) wiring, and both BX and AC metal-clad flexible wiring. Knob and tube wiring, typically installed in homes built prior to 1950, may be rated for even lower maximum temperatures. Newer electric fixtures including lighting and fans typically require wiring rated for 90 degrees Celsius. Connecting newer fixtures to older, 60-degree-rated wiring is a potential fire hazard. Repairs for such conditions may involve replacing the last few feet of wiring to newer fixtures with new 90-degree-rated wire, and installing a junction box to join the old and new wiring. It is beyond the scope of this inspection to determine if any such incompatible components are installed. Based on the age of this building, be aware that such components may be present.

Solid Aluminum Branch Wiring

Solid conductor aluminum wiring was used in residential construction for 15 and 20-amp circuits in the 1960's through the 1970's. This wiring has proven to be problematic and a fire hazard, primarily due to problems with loose connections and metal fatigue. I looked hard to find any signs of solid conductor aluminum here. No signs were found. There is always a chance that solid conductor aluminum wiring exists and is concealed from view. If this wiring is ever uncovered during subsequent renovation work, removal and replacement is recommended.

The property has a fencing system in place. Inspection and evaluation of fencing is beyond the scope of a home inspection. If the fencing system is important for your use of this property, I recommend a self-examination to see if it will meet your needs. I may make cursory comments about fencing as a courtesy.

The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below grade foundation walls and footings; foundations, shutters, screens, awnings, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, this will limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying.

It is impossible to determine where leakage may be occurring at or within exterior walls covered with wood, vinyl or aluminum siding materials. Sometimes rainwater leakage occurs at window and door openings, but without leaving telltale stains or efflorescence which gives visual clues to its presence. In such cases, the existence or probability of leakage cannot be detected without destruction of wallboard or siding. This is beyond the scope of a visual home inspection. Homeowners would be prudent to caulk the exterior perimeters of all windows and to monitor the status of wallboard at the interior of windows and floor coverings at the interior of door openings for the formation of stains which would indicate the presence of a leak. Any exterior area with protruding trim that could catch rainwater should be suspect for leakage.

The following statements are based on an inspection of the VISIBLE portion of the exterior of the home. Exterior wood surfaces require some type of finish to help reduce the potential for rot and deterioration. This inspection does NOT attempt to determine the quality of such finishes. All untreated wood surfaces need regular applications of oil based paint or other special coatings to resist rot. In many instances, the original exterior wall cladding is covered with some type of siding and the original material is NOT visible for inspection.

Recommend replacing locks and hardware as needed after closing. If there are interior keyed deadbolts recommend that keys should be left in the locks or the locks replaced with a deadbolt lock that has an interior twist knob (to allow the door to be opened to allow for fire egress) to improve safety .

It should be noted that manual and electric awnings are not part of a home inspection. If one is present on the home it is recommend that you have the awning tested for proper operation prior to the expiration of your home inspection deadline.

Any suggestions in this report for evaluation, repair or replacement should be always be performed by a qualified professional or specialty tradesman dealing with that item or system. Items not found in this report are beyond the scope of this inspection and should not be considered inspected at this time. Please read the entire report for important details.

In a home inspection report, cladding refers to the exterior covering or coating applied to the framework or structure of a building. Cladding serves as a protective layer against environmental factors such as weather, moisture, and temperature changes, while also enhancing the aesthetic appeal of the building. Common cladding materials include brick, stone, wood, vinyl, metal, and various types of composite materials.

Roof System

The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks (which are visible at the time of inspection), visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions performed adequately or were leak-free.

Because of the many variables which affect the lifespan of roof-covering materials, the Inspector does not provide an estimate of the expected long-term service life of any roof-covering materials. This is in accordance with all inspection industry Standards of Practice.

Every roof will wear differently relative to its age, number of layers, quality of material, method of application, exposure to weather conditions, and the regularity of its maintenance. We can only offer an opinion of the general quality and condition of the roofing material.

The inspector cannot and does not offer an opinion or warranty as to whether the roof leaks or may be subject to future leakage. The waterproof membrane beneath roofing materials is generally concealed and cannot be examined without removing the roof material. Although roof condition can be evaluated, it is virtually impossible for anyone to detect a leak except as it is occurring or by specific water tests, which are beyond the scope of our service. We DO NOT certify roofs as leak proof. If you would like the roof of this property certified against leakage, you should contact a qualified roofing contractor who provides this service.

Even water stains on ceilings or on framing within attics will not necessarily confirm an active leak without some corroborative evidence, and such evidence can be deliberately concealed. We evaluate every roof conscientiously, and even attempt to approximate its age, but we will not predict its remaining life expectancy, or guarantee that it will not leak. Naturally, the sellers or the occupants of a residence will generally have the most intimate knowledge of the roof and of its history. Therefore, we recommend that you ask the sellers about it, and that you either include comprehensive roof coverage in your home insurance policy, or that you obtain a roof certification from an established local roofing company. We do not inspect attached accessories including by not limited to solar systems, antennae, and lightning arrestors.

Asphalt shingles must be installed according to the manufacturers recommendations, which often vary from one manufacturer to another, and also between different shingle types produced by each manufacturer. Because of the many different installation requirements for the different types of shingles, confirmation of proper installation requires inspection by a qualified specialist and exceeds the scope of the General Home Inspection. It should also be noted that confirming by visual inspection any claims of asphalt shingle compliance with any standards lies beyond the scope of the General Home Inspection.

It should also be noted that there are two types of warranties offered when new asphalt shingles are installed; The manufacturers warranty, which covers the shingles themselves and varies among manufacturers, and the contractors warranty, which covers installation and workmanship. When a home is sold, a roof warranty may fully transfer to the buyer, may transfer for a shortened length of time, may transfer with limited coverage or may not transfer at all. You should ask the seller about how the sale of the home will affect any warranty presently covering the roof and confirm any seller claims by reading the warranty.

"Flashing" is a general term used to describe sheet metal fabricated into shapes used to protect areas of the roof from moisture intrusion. Typical areas of installation include roof and wall penetrations such as vent pipes, chimneys, skylights and areas where dissimilar roofing materials or different roof slopes meet. Most plumbing vent pipes have a "rubber" gasket

around the pipe. These gaskets typically dry out and crack over time. Monitor and replace the flashings as needed.

Attic ventilation is not an exact science and can change vary with variations in climate and home design. Although this home may have complied with local requirements which were in effect at the time of original construction, approaches to attic ventilation have sometimes changed over the years. The General Home Inspection is not a code compliance inspection. The Inspector may make suggestions for improved attic ventilation which are in accordance with modern building practices.

The standard approach to attic ventilation in temperate climates is to thermally isolate the attic space from the living space using some type of thermal insulation. The attic is then ventilated using ventilation devices which allow natural air movement to carry away excess heat before it can radiate into the living space, increasing cooling costs and reducing comfort levels, or before heat originating in the living space can create roof problems such as ice damming. It should also be noted if attic was view from the attic hatch due to limitations or not accessed it is impossible for the inspector to properly assess if the attic properly vented. If this is the case it is recommend before the expiration of your inspection deadline to have the attic inspected by a qualified professional to ensue attic ventilation is adequately.

Any suggestions in this report for evaluation, repair or replacement should be always be performed by a qualified professional or specialty tradesman dealing with that item or system. Items not found in this report are beyond the scope of this inspection and should not be considered inspected at this time. Please read the entire report for important details.

Chimney

The following items are not included in this inspection: coal stoves, gas logs, chimney flues. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association (NFPA) has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.

Our inspection of them conforms to industry standards, and is that of a generalist and not a specialist. However, significant areas of chimney flues cannot be adequately viewed during a field inspection. Therefore, because our inspection of chimneys is limited to areas easily viewed and does not include the use of specialized equipment, we will not guarantee their integrity or drafting ability and recommend that they be more thoroughly evaluated by a qualified chimney specialist before the close of escrow.

The interior flues, of chimneys (for heating, fireplaces and/or wood stoves) is very difficult to evaluate without special equipment and are NOT inspected. Chimneys should be inspected by a qualified chimney contractor/inspector PRIOR to closing. The best method of inspection is to perform a camera scan of the entire length of the interior of the flue which is known as a "Level 2" chimney inspection. It is advised to have a qualified chimney contractor/inspector conduct a full NFPA Level 2 type inspection on each chimney PRIOR to closing.

Any suggestions in this report for evaluation, repair or replacement should be always be performed by a qualified professional or specialty tradesman dealing with that item or system. Items not found in this report are beyond the scope of this inspection and should not be considered inspected at this time. Please read the entire report for important details.

Recommend to have fireplace cleaned and serviced by a qualified chimney sweep prior to first time use.

Roof Flashings

Roof flashings are used to keep a roofing system waterproof where the roofing material starts, stops, changes direction, or is penetrated. During the inspection, we look for standard flashing techniques that could be considered normal or standard in our region. Damaged, incomplete or non-standard flashings can be a sign of an older or less reliable roofing system and may require repair. Any non-standard flashings noted during the inspection will be reported below if found.

Structural components such as joists and beams and other components such as piping, wiring, and/or ducting that are obscured by under-floor insulation are also excluded from this inspection. Note that the inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc., are of adequate size, spanning, or spacing. The inspector does not guarantee or warrant that water will not accumulate in the crawlspace in the future. Access to the crawlspace during all seasons and during prolonged periods of all types of weather conditions (e.g., heavy rain, melting snow) would be needed to do so. The inspector does not determine the adequacy of crawlspaces floor or drains or determine if such drains are clear or clogged. Note that all crawlspace areas should be checked periodically for water intrusion, plumbing leaks, and pest activity.

While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. During the course of the inspection, the inspector does not enter any area or perform any procedure that may damage the property or its components or be dangerous to or adversely affect the health of the inspector or other persons.

Basement: An area below a dwelling with sufficient height to allow a person to stand. The evaluation of structural components are not structural engineering evaluations but rather inspections looking for evidence of a need for possible further evaluation by an engineer or other specialist.

Crawlspace: An area without sufficient height for a person to stand - NOT A LIVING AREA.

Slab on Grade: This type of construction places the lowest floor directly on the ground. Much of the floor (slab) usually is not visible due to floor coverings. Exterior visibility is hampered by the relatively low visibility of the foundation.

Moisture: Moisture can damage framing members and foundations. It can lead to mold/mildew, which can affect those with allergies. Moisture is sometimes noticeable and sometimes not noticeable at the time of the inspection. One form of evidence of moisture penetration is efflorescence, usually a white powdery substance.

Water Penetration: Water penetration of the foundation, with or without flooding, is another matter. If water damages or causes inconvenience to the building occupant, it can usually be rectified. Sometimes just diverting runoff away from the foundation is helpful; other times, it may be necessary to re-grade around the foundation. In other instances, it may be necessary to repair or install below grade or under slab drainage systems. Water may also penetrate other parts of the home. If left uncorrected, water penetration often leads to decay, rot, or further deterioration, which can lead to major problems. Once water penetration is detected, it should be rectified to prevent significant damage.

Moisture, Water & Stains: While they are related, they are different. Moisture has to do with the dampness of something or the air, and water has to do with the actual fluid being present or absent. Some areas may be damp without showing signs of actual water penetration into them. Other areas may seem very dry and yet have water penetration. The two conditions are not necessarily related to each other. Water penetration and flooding may be a regular occurrence or a rare occurrence. It may never happen. A dry basement may flood after years of not flooding. To determine if a basement has active water penetrations often requires monitoring over time, which is not possible during a one-visit visual inspection. Dry stains may indicate active water or moisture or may be left behind after a repair or cure has been applied. By observing, the inspector cannot tell if a dry stain represents an active situation or not. Ask the current owner for an explanation and monitor dry stain areas over time is recommended. It is beyond the scope of this inspection to determine if conditions will get worse, how often and under what conditions water infiltration occurs, whether or not future water infiltration will occur or to what extent it may occur, and whether installed waterproofing methods will prevent future water infiltration. Use of a moisture meter or another device may not be conclusive as to the status of a water stain. These devices only indicate the status of the stain at the time of testing, not the potential of future leaks.

Floor Drainage: Floor drains are not evaluated during the inspection because filling or attempting to fill with water is an invasive procedure that is not part of a Home Inspection.

Efflorescence: This is usually a white powdery substance found on a masonry surface. Masonry is porous, and moisture can penetrate into and through it. When moisture penetrates masonry, it dissolves chemicals and salts from within the masonry. Then, when moisture evaporates from the surface of the masonry, these chemicals and salts leave a white powdery residue. Efflorescence is an indication of possible drainage deficiencies on the exterior and/or water infiltration. The presence of efflorescence indicated moisture and/or water infiltration.

Exterior Egress: For safety, a basement area should not be used as a living space if there are not at least two (2) ways to egress in case of fire or another emergency. A fire at the top of the only stairs could block escape and also consume the oxygen from the basement air causing loss of life. This includes rooms in finished basements.

Limited Visibility: Portions of the building below grade are not excavated by the inspector. Portions of the building which have coverings, such as; sheetrock, wallboard, flooring, siding, and others attached to the framing members, are not visible to the inspector. Portions of the building may not be observed because the inspector's vision is blocked by items stored, placed, and/or growing in front of the portions of the building. Any of these situations may create a situation where the inspector cannot see the whole or parts of the building. In this case, the inspector cannot reasonably be expected to inspect. The inspector may even "miss" the item entirely because it is thus hidden.

Crawlspace dampness is frequently noted in homes, and the conditions that cause it can NOT always be determined by your inspector. Evidence of moisture penetration is often concealed by recent painting and/or extensive storage around the perimeter of the foundation. The detection of mold is BEYOND THE SCOPE of a home inspection. It is advised that a qualified environmental contractor be contacted for further evaluation of the home PRIOR to closing. Any identified mold growth should be professionally remediated as needed. A pest control inspection is NOT performed as part of a home inspection. No deliberate attempt is made by the inspector to detect past or present insect and/or rodent activity. We recommend contacting a qualified pest control inspector if you desire more information on this subject or if a pest control inspection of the home is desired.

It is important for the client to understand that the inspector can only report on items that were visible at the time of inspection. The inspector cannot be expected to see and report on items that were not accessible or clearly visible during the inspection.

Residential Wood Deck Construction Guide

To see a prescriptive guide for residential wood deck construction click this link:

The inspector does not determine the adequacy of firewall ratings. Determining the heat resistance rating of firewalls is beyond the scope of this inspection. Flammable materials should not be stored within closed garage areas. Garage door openings are not standard, so you may wish to measure the opening to ensure that there is sufficient clearance to accommodate your vehicles. Requirements for ventilation in garages vary between municipalities.

Garages and Carports:

Garages and carports receive a much quicker, more limited inspection. The same basic components that are inspected in a house are inspected in these areas. Due to the specialized usage of the area, the components are usually fewer, simpler and easier to evaluate. The number of bays reported indicates the number of spaces. This is not a representation that a given number of vehicles will fit into the space. A large automobile or vehicle may not fit into one bay. Walls & ceilings separating garages from living space in the home should be fire retarded or protected perhaps by masonry products or drywall applications and fire-rated doors (not hollow core interior style doors). If this is not done in your home, it should be done for your safety. Contact the local building authorities or fire marshal for further information.

Visual Obstructions:

Normal floor coverings, wall coverings (including wall board, plaster, paint and/or wallpaper) ceiling coverings and other parts of home which block the viewing of other components by the nature of home construction. The items reported above may have prevented the inspector from seeing something and therefore not reporting about the unobserved item or condition. Once these conditions change or are changed defects or deficiencies may be found. The inspector cannot be expected to observe and report defects or deficiencies hidden or obstructed at time of the inspection.

Any suggestions in this report for evaluation, repair or replacement should be always be performed by a qualified professional or specialty tradesman dealing with that item or system. Items not found in this report are beyond the scope of this inspection and should not be considered inspected at this time. Please read the entire report for important details.

During inspection I make an effort to test and inspect all accessible electric receptacles and switches. In general, the scope of testing is directly related to access; where personal belonging and furniture obstruct access to receptacles and fixtures, fewer of them can be reasonably tested during inspection. All defects found during inspection today will be listed in this report. Inspection/testing of the electrical system can be challenging. It should be anticipated that not all defects will be discovered and that some issues found may actually not be defects at all. Tools used to verify proper wiring and function can vary wildly in reliability/consistency. The kinds of tools that could be used to confidently analyze the system and its function cannot typically be done in the context of a Standard Home Inspection. I look for indications of issues, based on the age of the home, types of wiring systems used etc, as well as personal experience and by testing with a variety of common tools. Issues identified, will be further discussed with recommendations in the electrical section below.

The following items are not included in this inspection: Any ancillary wiring or system that is not part of the primary electrical distribution system is not part of this inspection but may be mentioned for informational purposes only, including but not limited to generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring, underground utilities and systems, low voltage systems, security system devices, heat detectors, carbon monoxide detectors, telephone, security, cable TV, intercoms, and built in vacuum equipment. Peripheral (yard, pool, low voltage, etc.) exterior lighting not attached to the home is not inspected/tested. Lights/fixtures on sensors, timers are outside the scope of the inspection. Any comments made regarding these items are as a courtesy only.

Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per NJ standards of practice. Operation of time clock motors is not verified.

When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Outlets in use (items plugged in) are also not tested. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.

Home wall switches sometimes are connected to outlets (sometimes only the top or bottom half of an outlet). Because outlets are often inaccessible and because including the checking of both halves of every electrical outlet in the home exceed the Standards of Practice and are not included in a typical General Home Inspection price structure, functionality of all switches in the home may not be confirmed by the inspector.

It should be noted that every electrical deficiency or recommended upgrade should be regarded as a latent hazard that should be serviced as soon as possible, along with evaluation and certification of the entire system as safe by a licensed contractor. Therefore, it is essential that any recommendations that we may make for service or upgrades should be completed before the close of escrow, because an electrician could reveal additional deficiencies or recommend additional upgrades for which we disclaim any responsibility. Any electrical repairs or upgrades should be made by a licensed electrician. Aluminum wiring requires periodic inspection and maintenance by a licensed electrician.

The inspector is not required to insert any tool, probe, or testing device inside the panels, test or operate any over-current device except for ground fault interrupters, nor dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels.

The home contained an electrical system which, while it may technically meet National Electric Code requirements, may not meet today's modern safety standards since standards do change sporadically. As electrical technology has advanced over the years, so has our knowledge of electrical safety practices. This means that often, older systems (5 years or more), though not technically defective, do not meet modern safety standards. Because the General Home Inspection is not a code compliant inspection but an inspection for safety issues and system/component defects, this report will mention any conditions in areas viewed which in the Inspectors opinion may affect the personal safety of those who may come into contact with it.

The current version of the National Electrical Code (NEC) requires that nearly all branch circuits in the interior of the home are equipped with arc fault circuit interrupters (AFCI). This code requirement applies to new homes and renovations and is not part of the home inspection. The purpose of an AFCI is to detect arc faults (essentially loose wires) in electrical circuits that could cause a fire. For improved safety, we suggest the installation of AFCI protection on the branch circuits. An electrician can easily advise where the protection is needed and install the devices. Monthly, the operation of the AFCI should be tested using the test button on the device (located in the service panel). Keep in mind that testing an AFCI device is beyond the realm of a home inspection. Any accessible AFCI outlets that are tested during a home inspection are only tested for serviceability not AFCI ability.

The National Electric Code (NEC) has been published by the National Fire Protection Association since 1911. It is considered to be the primary authority on safe wiring practices and has been updated frequently. Because the NEC never disallows something once it has been approved, older systems which have been installed and maintained correctly are not considered to be defective. Homes are not required to update electrical equipment each time the NEC is updated. An exception may exist when a home is remodeled, depending on the scope of work. New work must usually comply with the NEC/building codes in effect at the time in which the remodel work is performed. For safety reasons, the Inspector recommends code compliant evaluation of the entire electrical system by a qualified electrical contractor.

Prior to the expiration of your Inspection Objection Deadline you should obtain a separate, detailed electrical inspection by a licensed electrician to ensure that there are no concealed or remaining electrical deficiencies. Any suggestions in this report for evaluation, repair or replacement should be always be performed by a qualified professional or specialty tradesman dealing with that item or system. Please read the entire report for important details.

Electric car chargers are not part of home inspections and are not inspected. Should the home be equipped with an electric car charger we recommend having a qualified electrician inspect and test the car charger to ensure it is in proper working condition, meets all applicable safety standards, and that all necessary permits were obtained for its installation.

During the inspection, I make an effort to test and inspect all accessible electric receptacles and switches. In general, the scope of testing is directly related to access; where personal belonging and furniture obstruct access to receptacles and fixtures, fewer of them can be reasonably tested during inspection. All defects found during inspection today will be listed in this report. Inspection/testing of the electrical system can be challenging. It should be anticipated that not all defects will be discovered and that some issues found may not actually be defects at all. Tools used to verify proper wiring and function can vary wildly in reliability/consistency. The kinds of tools that could be used to confidently analyze the system and its function cannot typically be done in the context of a Standard Home Inspection. I look for indications of issues, based on the age of the home, types of wiring systems used, etc. as well as personal experience, and by testing with a variety of common tools. Issues identified, will be further discussed with recommendations in the electrical section below.

According to the NJ Standards of Practice (SOP), home inspections are non-invasive. This approach balances thoroughness with the practical necessity to respect and preserve the property's condition. Inspectors do not move insulation, personal property, or dismantle any part of the home during the inspection. Inspectors do not walk on unfloored sections of the attic, as this aligns with the NJ Standards of Practice, to mitigate liability, ensures the safety of the inspector and eliminates the possibility of damaging the underlying ceiling structure. Given that attics can conceal potential fire hazards, health risks, and other safety or structural concerns, it's recommended that the all sections of the attic that were not accessed at the time of the inspection is inspected by a qualified professional before the expiration of your Inspection Objection Deadline.

The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.

Attic ventilation is not an exact science and can change vary with variations in climate and home design. Although this home may have complied with modern building standards were in effect at the time of original construction, approaches to attic ventilation have sometimes changed over the years. The General Home Inspection is not a code compliance inspection. The Inspector may make suggestions for improved attic ventilation which are in accordance with modern building practices.

The standard approach to attic ventilation in temperate climates is to thermally isolate the attic space from the living space using some type of thermal insulation. The attic is then ventilated using ventilation devices which allow natural air movement to carry away excess heat before it can radiate into the living space, increasing cooling costs and reducing comfort levels, or before heat originating in the living space can create roof problems such as ice damming.

In accordance with our standards, we do not attempt to enter attics that have less than thirty 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.

Stains from condensation are commonly located in most attics. Such stains may contain fungal growth of some type. The home inspector does NOT perform mold testing. A qualified environmental contractor should be contacted for evaluation of the attic for mold growth PRIOR to closing. If it has not rained recently prior to the inspection, it can be quite difficult to determine if moisture stains are active. Although stained areas may be dry during the home inspection, there is the potential for intermittent leaks to be active depending on weather conditions. Active leaks can occur at any time regardless of the age and condition of the roofing. It is advised to monitor the attic during and after rain and snow events to determine if active leaks may be present.

Any suggestions in this report for evaluation, repair or replacement should be always be performed by a qualified professional or specialty tradesman dealing with that item or system. Items not found in this report are beyond the scope of this inspection and should not be considered inspected at this time. Please read the entire report for important details.

The following items are not included in this inspection: units that are not permanently installed hard-wired, humidifiers, dehumidifiers, electronic air filters; solar, coal, or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; HVAC components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of heating system components, and does not determine if HVAC systems are appropriately sized. Inspectors do not perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil/heating unit emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens, and living/dining rooms). It should also be noted that it is beyond the scope of this inspection to determine the HVAC temperature or airdrop range.

The inspector can only readily open access panels provided by the manufacturer or installer for routine homeowner maintenance. Equipment access panels not intended for routine homeowner maintenance are NOT removed during a home inspection. The inspector does not light pilot lights or ignite or extinguish solid fuel fires, nor are safety devices tested by the inspector. The inspector is not equipped to inspect furnace heat exchangers for evidence of cracks or holes, or inspect concealed portions of the evaporator and condensing coils, heat exchanger or firebox, electronic air

filters, humidifiers/de-humidifiers, ducts, and in-line duct motors or dampers, as this can only be done by dismantling the unit. This is beyond the scope of this inspection. Thermostats are not checked for calibration or timed functions. We perform a conscientious evaluation of the system, but we are not specialists.

Heat exchangers are very difficult to evaluate since most areas (if any) are NOT visible for inspection. The inspector will attempt to determine the condition of the visible areas of the heat exchanger but can NOT warrant its complete condition as the MAJORITY OF THE HEAT EXCHANGER IS NOT VISIBLE FOR INSPECTION.

Please note that even modern heating systems can produce carbon monoxide, which can result in sickness and even death in a poorly ventilated room. Therefore, it is essential that any recommendations we make for service or further evaluation be scheduled before the close of escrow because a specialist could reveal additional defects or recommend other upgrades that could affect your evaluation of the property. Regular service and maintenance is recommended annually. Determining the presence of asbestos materials commonly used in heating systems can ONLY be performed by laboratory testing and is beyond the scope of this inspection. Determining the condition of oil tanks, whether exposed or buried, is beyond the scope of this inspection. Leaking oil tanks represent an environmental hazard that is sometimes costly to remedy.

During this inspection, it is impossible to determine the condition of the interior of the flue/vent piping. The inspector can not see the interior of flue(s) or vent(s) to determine their condition. Therefore, flues are not part of a home inspection and are not inspected. It is recommended to have a full National Fire Protection Association (NFPA) Level 2 inspection before the expiration of your inspection objection deadline by a qualified chimney sweep. A level 2 chimney inspection should include a video camera or other device to examine the interior of the flue to check for serviceability and deterioration. Please note that ONLY the visible exterior portions of flue(s)/vent(s) are inspected.

We do NOT determine the presence of underground fuel storage tanks. The inspector will attempt to identify evidence of an underground tank, but in many cases, visible evidence is concealed or unavailable. An underground fuel storage tank search, performed by a qualified environmental contractor, is recommended prior to the expiration of your inspection objection deadline.

Condensation pans and drain lines may clog or leak at any time and should be monitored while operating the HVAC unit in the future. It should also be noted that condensation lines are often in walls and ceilings, are not fully visible, and termination points cannot be verified. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heating/cooling source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms). The inspector does NOT perform pressure tests on coolant systems, and therefore no representation is made regarding coolant charge or line integrity.

The best preventative maintenance for cooling systems is regular yearly cleaning and service by a professional HVAC company or licensed plumbing and heating contractor. Service agreements can be put into place to warrant the equipment for a year at a time. If this type of contract has not been established by the present owner, it is advised to obtain such a contract after closing. It is essential to determine what is covered under the service contract PRIOR to purchase (coverage can vary widely between the various plans). The capacity of the HVAC system to heat/cool the home and the cost of operation is NOT part of the inspection process due to the engineering requirements necessary to complete such an analysis. It is recommended that heating/cooling adequacy be discussed with the homeowner and/or heating/cooling specialist and/or licensed HVAC contractor PRIOR to closing.

The inspector will not operate components when weather conditions or other circumstances apply that may cause equipment damage. Air conditioners are operated and tested when the ambient temperature is above 65 degrees, and the power to the unit has been turned on 24 hours prior to the inspection. The condition of the evaporator coil in the plenum is beyond the scope of a visual inspection. Heat pumps are operated and tested only when the ambient temperature is below 60 degrees.

Any suggestions in this report for evaluation, repair, or replacement should always be performed by a qualified professional or specialty tradesman dealing with that item or system. Items not found in this report are beyond the scope of this inspection and should not be considered inspected at this time. Please read the entire report for important details.

This shows the data plate for the air conditioning system.

Disposable filters

The cooling system has a disposable air filter installed. These should be changed quarterly to ensure proper airflow for the system. Be sure to install the filters with the arrows pointing in the same direction as the airflow.

The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks. The inspector will confirm if the home hot water system is functioning as intended however testing the hot water output temperature would require special tools and is beyond the realm of a home inspections.

Finding, locating or inspecting any underground tanks (oil, propane etc) are not part of a home inspection. It is recommended to have the home/property swept for tanks by a qualified professional prior to the end of your inspection objection deadline.

Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.

Water quality or hazardous materials (lead) testing is available from local testing labs, and not included in this inspection. All underground piping related to water supply, waste, or sprinkler use are excluded from this inspection. Leakage or corrosion in underground piping cannot be detected by a visual inspection, nor can the presence of mineral build-up that may gradually restrict their inner diameter and reduce water volume. Plumbing components such as gas pipes, potable water pipes, drain and vent pipes, and shut-off valves are not generally tested if not in daily use. The inspector does not inspect or state the effectiveness or operation of any anti-siphon devices, automatic safety controls, water conditioning equipment, fire and lawn sprinkler systems, on-site water quality and quantity, on-site waste disposal systems, foundation irrigation systems, spa and swimming pool equipment, solar water heating equipment, or observe the system for proper sizing, design, or use of materials.

The water pressure within pipes is commonly confused with water volume, but whereas high water volume is good high-water pressure is not. Therefore, a regulator is recommended whenever street pressure exceeds 80 psi. However, regardless of pressure, leaks will occur in any system, and particularly in one with older galvanized pipes, or one in which the regulator fails, and high pressure begins to stress washers and diaphragms within various components. Water pressure testing in not part of a home inspection. This is because in order to accurately conduct a water pressure test it would require special equipment and possible disassembly of the home water supply system. If an inline water pressure gauge is found during an inspection the home inspector will reference the PSI at the time of inspection (acceptable range is between 40 psi - 80 psi). If one is not found during the inspection the inspector will reference whether in the inspectors experience the pressure appears adequate or not and if corrective action is needed.

Waste and drainpipes pipe condition is usually directly related to their age. Older ones are subject to damage through decay and root movement, whereas the more modern ABS ones are virtually impervious to damage, although some rare batches have been alleged to be defective. Older homes with galvanized or cast iron supply or waste lines can be obstructed and barely working during an inspection but later fail under heavy use. If the water is turned off or not used for periods of time (such as a vacant house waiting for closing), rust or deposits within the piping can further clog the piping system. However, inasmuch as significant portions of drainpipes are concealed, we can only infer their condition by observing the draw at drains at the time of inspection. Nonetheless, blockages will still occur in the life of any system.

Water softener/filtration system are beyond the scope of this inspection and not inspected. It should also be noted that determining whether water supply and waste disposal systems are public or private are not part of a home inspection.

We cannot determine drainage performance of the site or the condition of any underground piping, including subterranean drainage systems and municipal water and sewer service piping or septic systems. To determine drainage performance or the condition of buried piping it is recommend to have a license plumber conduct a sewer line drain inspection prior to the expiration of the your home inspection objection deadline.

We cannot determine the drainage performance of floor drain(s). Floor drain(s) are a potential pathway for dangerous gases and sewage backflow from entering the living space. It should be assured that the pipe/pathway is protected from the allowance of such fumes/gases into the home. A trap with a primer would suffice. If the drain(s) is not connected to the municipal sewer system then this is not a concern. Recommend to have a qualified professional confirm the floor drain is performing as intended and that if the drain is connected to the sewer system the home is being adequately protected.

Main Line Shut-off valves and Shut-off valves that are provided at water lines serving fixtures are not tested for operation during the inspection. Be forewarned that most shut-off valves are not operated regularly and as such they are prone to leak when operated. They should only be used to shut off the water in the event of a leak that could damage surrounding materials.

Any suggestions in this report for evaluation, repair or replacement should be always be performed by a qualified professional or specialty tradesman dealing with that item or system. Items not found in this report are beyond the scope of this inspection and should not be considered inspected at this time. Please read the entire report for important details.

Copper Water Supply Lines

Copper water supply pipes were installed. Copper pipes installed prior to the late 1980's may be joined with solder that contains lead, which is a known health hazard especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained approximately 50% lead. Note that testing for toxic materials such as lead, is beyond the scope of this inspection. Consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions include:

• Flush water taps or faucets. Do not drink water that has been sitting in the plumbing lines for more than 6 hours
• Install appropriate filters at points of use
• Use only cold water for cooking and drinking, as hot water dissolves lead more quickly than cold water
• Treat well water to make it less corrosive
• Have a qualified plumber replace supply pipes and/or plumbing components as necessary

PEX Supply Lines

This building has PEX tubing used for supply piping. Crimp ring connections on PEX pipe have very specific installation guidelines and most of these connections will not be visible at the time of inspection (just like any other type of pipe fitting). It is beyond the scope of this inspection to evaluate a significant number of these connections. Any leaking noted at fittings should result in a more careful inspection of all of the plumbing system by a licensed plumber that is experienced in the installation of these types of connections

Laundry appliances are not tested or moved during the inspection and the condition of any piping, walls or flooring hidden by them cannot be judged. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances. If the washer and dryer is included in the sale of the home it is recommended that you check it for serviceability prior to the expiration of your Inspection Objection Deadline.

If the dryer vent has not been inspected in the last 12 months, recommend service by a qualified dryer vent contractor to ensure safe and proper function. The National Fire Protection Association (NFPA) recommends the use of straight metal dryer ducts rather than plastic or flexible metal for safety.

Any suggestions in this report for evaluation, repair or replacement should be always be performed by a qualified professional or specialty tradesman dealing with that item or system. Items not found in this report are beyond the scope of this inspection and should not be considered inspected at this time. Please read the entire report for important details.

Dryers and dryer vents are not part of the Home Inspection. The inspector will comment if damage is visible on EXPOSED vent piping. Keep in mind that a visual examination of EXPOSED piping will not detect the presence of lint accumulated inside the vent, which is a potential fire hazard. The Inspector recommends that you have the dryer vent cleaned at the time of purchase and annually in the future to help ensure that safe conditions exist. Lint accumulation can occur even in approved, properly installed vents.

During the inspection, I try to run the clothes washing machine. This is so I can push water down the drain to test the waste piping system for leaks and drainage. Washing machines are beyond the scope of a home inspection. Any comments made are as a courtesy. Running the clothes washer during an inspection is not a reliable way to test the appliance since the appliance isn't running an actual load of laundry. Please note the limitations of this test.

• Interior Doors

A representative sampling of interior doors were tested throughout the house. As a whole, the doors as a grouping are generally operational. Any defects found during the inspection are noted in this report.

The following items are not included in this inspection: coal stoves, gas logs, chimney flues. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association (NFPA) has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.

Our inspection of them conforms to industry standards, and is that of a generalist and not a specialist. However, significant areas of chimney flues cannot be adequately viewed during a field inspection. Therefore, because our inspection of chimneys is limited to areas easily viewed and does not include the use of specialized equipment, we will not guarantee their integrity or drafting ability and recommend that they be more thoroughly evaluated by a qualified chimney specialist before the close of escrow.

The interior flues, of chimneys (for heating, fireplaces and/or wood stoves) is very difficult to evaluate without special equipment and are NOT inspected. Chimneys should be inspected by a qualified chimney contractor/inspector PRIOR to closing. The best method of inspection is to perform a camera scan of the entire length of the interior of the flue which is known as a "Level 2" chimney inspection. It is advised to have a qualified chimney contractor/inspector conduct a full NFPA Level 2 type inspection on each chimney PRIOR to closing.

Any suggestions in this report for evaluation, repair or replacement should be always be performed by a qualified professional or specialty tradesman dealing with that item or system. Items not found in this report are beyond the scope of this inspection and should not be considered inspected at this time. Please read the entire report for important details.

Recommend to have fireplace cleaned and serviced by a qualified chimney sweep prior to first time use.

In accordance with the Standards of Practice, the inspector will not comment on simple cosmetic deficiencies. The following items are not included in this inspection: evaluation of window coverings, overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, bidets, and steam showers. Any comments made regarding these items are as a courtesy only. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, etc. due to the possibility of valves leaking or breaking when operated.

All bathrooms should have some type of ventilation in the form of an exhaust vent or window. This is to remove damp air from bathing activities to the home exterior. While the home inspector will determine if a window or vent is present in each bathroom and if it is operable, they are not able to determine whether the exhaust fan is correctly terminated to the home exterior. This is because vent piping is in the walls/ceiling and cannot be observed.

The inspector does not perform leak-testing of shower pans or tub/shower enclosures or determine if they are watertight. The inspector will comment on obvious leakage when fixtures are operated at the time of the inspection. Any suggestions in this report for evaluation, repair, or replacement should always be performed by a qualified professional or specialty tradesman dealing with that item or system. Items not found in this report are beyond the scope of this inspection and should not be considered inspected at this time. Please read the entire report for important details.