ADVANTAGE ADVANTAGE HOME INSPECTIONHOME INSPECTION

PROPERTY INSPECTION REPORT

JOHN DOE123 SAMPLE ST, SLC UT

APRIL 14, 2010

INSPECTOR DON HARDINGOFFICE 801-792-0329

EMAIL: don@nbhi.info

ADVANTAGE HOME INSPECTIONADVANTAGE HOME INSPECTION

REPORTREPORT OVERVIEWOVERVIEWAn easy to read overview of the Home Inspection findings. For more information,

view the computerized report directly following this report overview.

Important: Please read the instructions below

1. Categories: The Report Overview is divided into areas - Example: GROUNDS (4)

(numbers in parenthesis correspond with the computerized report following the

overview.) Please read all the information in each category.

2. Look for any red X in the right column titled “Warrants Attention”. This indicates a

need for attention, evaluation and repair by a licensed contractor.

3. “Appear(s) Serviceable” means that no conditions were observed that indicated existing

problems in the system or component. It means the item was capable of being used.

Some serviceable items may, however show wear and tear. (items with no marking (X)

are purely informational)

4. When evaluation and repairs are recommended, the home buyer needs to contact a

licensed contractor to receive evaluation and pricing before the evaluation and inspection

deadline to avoid additional costs and/or unforeseen repairs. Make sure you know actual

repair costs before you buy your home.

Report Overview:

GROUNDS (4) Inspecting the grounds we look for cracks, deterioration and settlement in the driveway and sidewalk surfaces. Porches/Decks are inspected to make sure they are properly secured to the home, that there is no earth-to-wood contact, have no moisture or settlement damage and whether safety railings are needed.

AREA NOTES Appears Serviceable

Warrants Attention

1 Driveway: Not fully visible due to top soil at driveway. X 2 Sidewalks: X 3 Retaining Walls: n/a4 Patio: X 5 Cover: X

6 Deck/Porch: Rear wood/composite deck support beam/stucco - appears moisture penetrating behind stucco from top deck and cracking stucco. Recommend evaluation and repairs by a licensed contractor. / Front porch columns rocks cracked & west column needs stained.

X

7 Fence & Gates are not part of this inspection. Note: rear vinyl fence panels need to be replaced. X

EXTERIOR (5)The home’s exterior is an envelope which protects the interior from all outside elements including wind, water, heat, cold, pests and more. As an inspector, we look for defects that would compromise the integrity of your home's interior and aspects of the exterior. We report on the exterior wall covering, eaves, chimneys, hose faucets and rain gutters. We recommend inspection and maintenance annually to help ensure the water-tightness of the home and continued protection from the elements. Wall insulation type and value is not verified. UFFI insulation or hazards are not identified. Conditions inside the wall cannot be judged. Lead paint testing is not performed unless requested as an additional service.

AREA NOTES Appears Serviceable

Warrants Attention

8 Exterior Stairs: X 9 Exterior Walls: Rock / Stucco (one coat System) Common cracks / Rear upper

stucco wall – flaking noted. Recommend evaluation and repairs by a licensed contractor.

X

10 Trim: X

11 Chimney: n/aThe interior of the flue can not be inspected because of its location. We recommend that you obtain a qualified chimney sweep to clean and evaluate the flue

12 Sprinkler systems are not part of this inspection. 13 Hose Faucets: X 14 Gutters & Downspouts:

Damaged downspout at east of front entry. / Concrete - signs of cracking and settling noted. / Route downspouts away from building.

X

Gutters and subsurface drains are not water tested for leakage or blockage. Regular maintenance of drainage systems is required to avoid water problems at the roof and foundation. We recommend routing downspouts 8 feet away from the foundation, sidewalks and concrete slabs. 4” perforated irrigation pipe placed in a gravel-bed below grade is recommended. This will help prevent water penetration into foundation and cracks.

FOUNDATION (6)The foundation is simply what your home is built on, and is one of the single most important components. We do a visible inspection of the exterior and interior exposed foundation walls. We inspect for deterioration, water erosion, cracks and settling that may compromise the integrity of your homes structure. To help ensure the water-tightness of the building, we recommend evaluation/repair of any cracks that may be present in the foundation or slab floor. This inspection does not include geological conditions, site stability or ground and surface water (high water table) information. For information concerning these conditions, a geologist or soil engineer should be consulted.

AREA NOTES Appears Serviceable

Warrants Attention

15 Grading: Common cracks / Improper drainage at west side next to gas meter and window. / Recommend installing window well and sloping soil away from foundation at west side. Recommend evaluation and repairs by a licensed contractor. / Rear yard soil erosion noted - need to keep property drainage in good repair/maintenance recommended.

X

16 Basement/ Foundation:

Foundation concrete finish - flaking off at various areas. Appears to be the finish only, unable to fully see.

X

All concrete slabs experience some degree of cracking due to shrinkage in the drying process. In most instances floor coverings prevent recognition of cracks or settlement in all but the most severe cases. The inspector will, for a fee, re-inspect the home, provided the client removes floor coverings and releases the inspector from damage caused by this process. Floor coverings are not removed during this inspection.

Poured concrete: "To help ensure the water tightness of the building, recommend evaluation/repair of any cracks that may be present in the foundation or slab floor."

X

ROOF (7)Roof systems can be a very complex component of the home’s structure. The roof system is what protects your home’s interior from the outside elements. If roof type and weather permit, we will walk on the roof for a complete inspection. We do a visual inspection of the roof systems condition and exposed flashings. Roof layers are not exposed to view and cannot be judged. Roofs, skylights and flashing are not water tested for leaks. The report is an opinion of the general quality and condition of the roof. The Inspectors opinion does not offer any warranty as to whether the roof has leaked in the past, or may be subject to future leakage. We recommend roof inspection and maintenance annually to help ensure the water-tightness of the home. The average lifespan of a roof covering is 10 to 30 years, depending on types of materials and weather conditions.

AREA NOTES Appears Serviceable

Warrants Attention

Roof Style: Hip Materials: Asphalt shingles How Inspected: Walked X 22 Exposed Flashing:

X

PLUMBING (8)Plumbing system is what provides water to your home’s kitchen, bathrooms and irrigation. We conduct a visual inspection of the plumbing and waste system. We can not check plumbing in walls, floor drains or underground. Part of testing waste lines includes running water in the bathtub or shower for 15 minutes if possible, and watching for back up. Test is limited to visual.

Homes that are 20 years or older require maintenance/repair on supply and waste lines. Water valves may be corroded open and unable to turn on or off. We recommend waste/sewer lines be inspected with a snake camera to view for waste line deterioration/damage or blockage. For plumbing contractors with a snake camera, go to our web site www.myinspectionteam.com and click on List of Preferred Vendors.

AREA NOTES Appears Serviceable

Warrants Attention

23 Main Line: PSI: 50 Valve location: Basement Size: 1" PlasticWater softener installed (water condition/quality is not tested)

X

We check the water pressure at the outside hose faucet. If water pressure is over 80 PSI you need to repair or install a water regulator. Water supply valves if turned may be subject to leaking.

24 Supply Lines: Copper X Plumbing supply lines are inspected for damage, active leakage, corrosion and major flow restriction. Notice: Underground pipes or pipes inside walls cannot be judged for size, leaks or corrosion. Water quality testing or testing for hazards such as lead is not part of this inspection. Notice: Be advised that some "Polybutylene" plastic piping systems have experienced documented problems.

25 Waste Lines: ABS X Plumbing waste lines are inspected for damage, active leakage, corrosion and major flow restriction. Notice: Underground pipes or pipes inside walls cannot be judged for size, leaks or corrosion. City sewer service, septic systems and all underground pipes are not a part of this inspection. Future drainage performance is also not determined. Be advised that some "ABS" plastic piping systems have experienced documented problems. Contact the manufacturer or a plumbing expert for further information and evaluation.

26 Fuel System: Gas shut off location @ West side X We inspect the gas meter for gas leaks and make sure the shut off valve is above ground for easy access for emergency shut off. Underground piping & fuel tanks cannot be judged. Pipes inside walls or pipes concealed from view cannot be judged or inspected for leaks or pipe size.

27 Water Heater: Location: Basement Gal: 50 Hot water heater flue (viewed from roof) - Missing hood cap. Recommend evaluation and repairs by a licensed contractor.

X

Inspector visually inspects the water heater for physical damage. We inspect the burn chamber for rust and see if the burner flame is normal. We verify that a TPR valve and pipe is installed. We test the water heater flue for back drafting. Solar heating systems are not part of this inspection. Hot water recalculating pumps/systems are not part of this inspection. Estimate of remaining life is not part of this inspection. The average lifespan of a hot water heater is 10 to 15 years depending on maintenance and usage.

Note: Keep the Water Heater area clear of all combustible materials.

HEATING (9)Heating system inspection consists of turning on thermostat under normal controls and visually inspecting the heating unit, burner flames,

air filter, combustion air supply and ducts. We do not dismantle or conduct repairs on the heating system. We recommend complete system evaluation by a licensed heating contractor for furnaces that are 20 years or older. Estimates of remaining life is not part of this inspection. The average lifespan of a furnace is 10 to 20 years depending on maintenance and usage.

The inspector is not equipped to thoroughly inspect heat exchangers for evidence of cracks or holes, as this can only be done by dismantling the unit or other technical procedures. Safety devices are not tested by this company. If you want the heat exchanger inspected, please go to our web site www.myinspectionteam.com where you will find a list of licensed heating contractors on our List of Preferred Vendors.Home Inspectors are NOT required to determine heating system's heat supply adequacy, distribution balance, or calculate combustion air supply. This includes Forced air, Boilers, Heat pumps and Electric heat.

AREA NOTES Appears Serviceable

Warrants Attention

28 Description: Location: Unit A- Basement Forced Air Furnace BTUs 92,000 X 29 Condition: X 30 Venting: PVC vent pipe needs proper end cap at east exterior. Recommend

evaluation and repairs by a licensed contractor. X

31 Combustion Air: X If combustion air appears inadequate or is not provided you may contact the Gas company or a licensed heating contractor.

32 Burners: Burner flame appears typical X 33 Distribution: Family room north floor register is damaged. / Office missing

return air grill. X

COOLING / HEAT 2 (10)AREA NOTES Appears

ServiceableWarrants Attention

34 Normal Controls:

X

35 Air Filters: X Electronic air cleaners, humidifiers and dehumidifiers are beyond the scope of this inspection. Have these systems evaluated by a qualified individual.

36 Heating Notes: Thermostat at upper level operates basement furnace and A/C unit for upper level. Main level thermostat operates basement furnace and main level A/C unit. No furnace at attic only A/C unit.

We recommend a complete system evaluation by a licensed heating contractor for furnaces that are 20 years old or older. Please keep the furnace area clear of all combustible materials.

37 Evaporative Cooler:

n/a

38 Air Conditioning System:

When air temperatures are below 65 degrees at inspection, Inspector is unable to test system(s) (operation could cause damage). We recommend that the buyer ask in writing from seller that central air conditioning is in working condition at time of closing.Unit B- Refrigerant lines – insulation has deteriorated. X

Inspection consists of turning on thermostat under normal controls and visually inspecting air conditioning unit, electrical disconnect, condensation line and checking refrigerant line for insulation. Estimate of remaining life is not part of this inspection. (The inspector does not perform pressure test on coolant system; therefore no representation is made regarding coolant charge or line integrity. Judgment of system capacity is not part of the inspection.)

Green Sticker ProgramTo ensure the SAFE AND EFFICIENT operation of natural gas appliances in your home, it is IMPORTANT that you review the following information.Regional natural gas supplies are changing. All natural gas space- heating (furnace, boiler, etc.) and/or water-heating appliances need a Green Sticker indicating that they have been checked and, if necessary, adjusted to properly burn these changing supplies. If not properly adjusted, these appliances may produce excess carbon monoxide. Carbon monoxide is an invisible, odorless and tasteless gas that is poisonous and can cause serious injury or, in extreme cases, even death.New appliances purchased and installed after June 1998 should be properly adjusted for your local service area, and should already have a Green Sticker. It’s also possible that appliances that have recently been repaired or inspected may also have been checked and have a Green Sticker. Regardless of when your gas appliances were installed, if they do not have a Green Sticker, you should have a licensed contractor inspect them, make any necessary adjustments and apply a Green Sticker for future reference. NOTICE: The inspector does not determine the presence of green stickers installed on gas appliances. The “Green Sticker Program” is information provided by Questar Gas www.questargas.com

ELECTRICAL (11)The Electrical system is the life line to the home's components and appliances. We inspect accessible 120v and 240v outlets for proper grounding and polarity. We also inspect the main electrical panel for proper wiring and report on the condition of the exposed house wiring and service wiring. (Inspectors do not inspect low voltage wiring, such as phone wire, TV & Internet cable, dish, transformers, speaker wires, intercom, outdoor lighting, furnace circuitry wires, etc.)

AREA NOTES Appears Serviceable

Warrants Attention

39 Service: 240v / 120v AMP Breaker - 250 X 40 Main Panel Location: Basement X 41 Conductors: Branch wires - Copper X 42 Sub-panels: n/a43 Panel Notes: Two wires connected to one breaker at pane. Recommend

evaluation and repairs by a licensed contractor. X

44 Wiring Notes: Missing ceiling light at bottom of basement stairs. X

INTERIOR (12 & 13) The interior of the home is what adds the finishing touch to your every day living and lifestyle. When we inspect the interior we look for components that are in need of repair, damaged, deteriorated or defective. Cosmetics, such as nicks and scratches on the interior, are not part of the scope of this inspection. When the home is occupied at the time of inspection, the furnishings and personal belongings may have interfered with the inspection. We recommend you do a careful check on your final walk-through.

AREA NOTES Appears Serviceable

Warrants Attention

45 Doors (Entry) X Front and rear entry doors are inspected by opening and closing to ensure proper operation. We operate the door's hardware including locks and door handles. We inspect the doors condition, weather stripping and door sweep for proper insulation.

46 & 47 Doors Bath off laundry – door rubs. / Upper SW bedroom – entry door off hinges.

X

(Int.& Ext.) Interior doors are inspected by opening and closing to ensure proper operation. We operate the doors hardware including locks and door handles. We inspect the doors condition for proper usage.

48 Windows: Screens – few missing. X We inspect the windows by opening and closing to ensure proper operation. We look for broken or cracked glass. We inspect double pane windows for moisture in between the glass. We check the condition of the screens. We don’t comment on the quality of the windows. The window coverings are not part of the inspection. When window wells are installed we recommend installing peat gravel 8" to 12" deep and 3" below window sill for proper drainage. We recommend you keep window wells clean from debris.

49 Interior Walls: X Walls are inspected visually for damage, cracks, moisture staining and deterioration. Cosmetics, such as nicks and scratches on the interior, are not part of the scope of this inspection. Wall insulation type and value is not verified. UFFI insulation or hazards are not identified. Conditions inside the wall cannot be judged. Lead paint testing is not performed unless requested as an additional service.

50 Ceilings: Basement hall across from furnace closet - ceiling & wall needs repair, appears to be for electrical access holes.

X

Ceilings are inspected visually for damage, cracks, moisture staining and deterioration. Cosmetics, such as nicks and scratches on the interior, are not part of the scope of this inspection.

51 Floors: Scratches noted at wood flooring at various areas. / Unlevel floor noted at master bathroom.

X

Floors are inspected visually for damage, unevenness, moisture staining and deterioration. Carpet staining and floor discoloration are not part of the scope of this inspection. Floor coverings can prevent a full inspection - do a careful check on your final walk-through before closing. If you have any concerns at the final walk-through, call your inspector and he can re-inspect exposed issues for a small fee.

52 Fireplace: INSERT (have checked by removal) X There are several types of fireplaces, the two most common being gas log and wood burning. The gas log fireplace is usually an insert or pre-fabricated. The only way to fully inspect this type of fireplace is to have it removed and evaluated by a licensed contractor. We check for gas leaks and operate the fireplace under normal controls. When it is an open gas fireplace, the damper needs to be removed or a spacer needs to be installed. Wood burning fireplace inspections consist of visually inspecting brick and mortar for deterioration and reporting on the condition of the flue. The chimney flue updraft is not part of this inspection.

53 Interior Features:

X

54 Smoke Detector: Test button responds X

We test the smoke detectors by pushing the test button. We recommend changing detector’s batteries at time of move in. We recommend installing Carbon Monoxide detectors at furnace unit and the closest heat register to the furnace unit.

55 Laundry Location: Service area Dryer vent covers - missing one of the covers at east exterior wall.

X

We inspect the 120 volt outlet for proper grounding and operation. We verify dryer venting and that water and waste lines are provided. Washing machines and dryers are not inspected or moved during this inspection - condition of walls, flooring and floor drain under or around these machines cannot be judged. The inspector does not test washing machine drains or supply valves. Water supply valves if turned may be subject to leaking.

56 Attic Access Location: Master bathroom Roof frame type: Truss Insulation type: No insulation was provided in the accessible attic areas of the property. Recommend evaluation and repairs by a licensed contractor.

X

We check for proper ventilation. Attics can be very cold in winter or extremely hot in the summer without proper insulation. We check for insulation and report on type and condition. We inspect the attic for broken or sagging framing, moisture staining and active water leaks. (Inspection can be limited to view from access)

GARAGE (14)As we inspect the garage we look for damage at the ceiling, walls and floor. We operate the vehicle doors and inspect the automatic reverse. We test the electrical outlets, operate the walk doors and inspect windows.

AREA NOTES Appears Serviceable

Warrants Attention

57 Floor: X 58 Walls/Ceiling: X 59 Ventilation: X 60 Door To Living Space:

Door knob lock is nonfunctional. X

61 Exterior Door: n/a62 Vehicle Door: Small dings at two car vehicle door/exterior. X

63 Automatic Opener:

X

64 Electrical: Garage exterior lights loose at wall - recommend tightening and caulk light base to wall.

X

65 Comments: Attic access noted at garage - no visible problems noted at today's inspection. / Recommend installing weather stripping at bothvehicle doors to stucco.

X

KITCHEN (15)The kitchen has many components and appliances in a relatively small area. We start off by inspecting the built in dishwasher, stove, sink/plumbing and disposal for proper operation. We inspect the cabinets and counters for major defects. We operate built-in microwaves by heating up a glass of water to a boil. We check to see if there is an exhaust vent for the stove. The inspector does not inspect refrigerators, trash compactors, wine coolers or warming ovens. Estimate of remaining life for appliances is not part of this inspection.

AREA NOTES Appears Serviceable

Warrants Attention

66 Kitchen Sink: Faucet – spray wand is defective. X 67 Kitchen (general)

Recommend caulk at counter to wall. X

68 Disposal: Not functional. X 69 Range/cook top: Electric X 70 Dishwasher: Dishwasher leaked water at bottom of unit unto floor at time of

Inspection. / Dishwasher needs to be mounted to counter. X

71 Special Features:

Microwave X

BATHROOM (16)Bathrooms are a vital component of the home system. Test is limited to visual. Showers and bathtubs are inspected by turning on the faucet/shower head and looking for defects, leaks and backup. Determining whether shower pans are watertight is beyond the scope of this inspection. We also inspect the bathroom floors and walls for defects. When jetted tub is installed we test the pump and jets. We inspect the sink and plumbing by running water and looking for leaks. Toilet is inspected by flushing the toilet twice and looking for moisture around the toilet tank and bowl. We look for cracks in the toilet tank, bowl and lid. When the toilet is mounted to tile flooring we recommend caulking where the toilet base and floor meet. Bathrooms can be a very wet area so we recommend regular upkeep including: caulking/grout and sealant at sinks, counters, showers/tubs, walls and flooring.

AREA NOTES Appears Serviceable

Warrants Attention

72 Toilets: Bath off laundry & master bath - grout needed at tile behind toilets.

X

73 Sinks: Master bath - Sink drain stopper is non functional/missing. X 74 Ventilation: X 75 Bathtubs: Upper & basement bathrooms - recommend caulk at tub to floor. X 76 Showers: Master bath shower - recommend caulk at wall to floor. X

Overview Recap: Items with a red X ( X ) indicates a need for attention, evaluation and repair by a licensed contractor. “Appear(s) Serviceable” means that no conditions were observed that indicated existing problems in the system or component. It means the item is capable of being used. Some serviceable items may, however show wear and tear. Items with no red box are purely informational. No warranties or guarantees (unless otherwise specified in a service agreement) are offered by Advantage Home Inspection. Check with your Real Estate Agent to purchase a Home Warranty. Thank you again for using Advantage Home Inspection.