789 Road St / Scott Home Inspection, LLC / Luke Griessdenverhomeinspector.com/wp-content/uploads/2014/05/...Chimney (exterior): Brick Gutter & Downspout Material: Aluminum Ventilation:

Inspection ReportHerb and Greta Doe

Property Address:789 Road StDenver CO

Inspection Date:10/9/2014

General Information

NOTE: This is a sample report only, and many of the inspection notes in this report are not accurate to this home.

This confidential report is furnished for the use of the client only. It is not intended to be relied upon for any purpose by any other party not named on thereport and Inspection Agreement.

This inspection was performed in accordance with and under the terms of a Home Inspection Agreement. The agreement was signed and agreed uponbefore the preparation of this report and a signed copy of the agreement is available upon request. An unsigned copy of the agreement is available on ourweb site at; www.scotthomeinspection.com/agreement.html

Scott Home Inspection conducts all inspections according to the American Society of Home Inspectors (ASHI) Standards of Practice and Code of Ethics. Thecomplete standards can be reviewed at the following location; www.scotthomeinspection.com/ASHI_standards-ethics.pdf

Date: 10/9/2014 Inspector: Luke GriessProperty:789 Road StDenver CO

Customer:Herb and Greta Doe

In Attendance:Client

Style of Home:Single Family

Age Of Home:Over 50 Years

Weather:Clear

Temperature:Below 60

Ground/Soil surface condition:Dry

Sewer Scope Test Performed:Yes

Radon Test:Yes

Interpreting the Inspection ResultsEach item or area inspected will be marked with a finding, which represents the inspection result for that item. The following descriptions represent an

explanation for each of the inspection findings.Inspected - Appears Functional =The item, component, or unit was visually observed, and if no other comments were made, then the itemappeared to be functioning as intended, allowing for normal wear and tear.Repair or Replacement Recommended = The item, component or unit was visually observed, and is not functioning as intended orneeds further inspection by a qualified specialist. Items, components or units that can be repaired to satisfactory condition may not need replacement.General Maintenance Item = These are repairs that, in the opinion of the inspector, are regular maintenance items typical for all homes.Repair to these items is not urgent, but should be performed in the near future.Service Needed = The item, component, or unit is functioning, but a service check-up is recommended to optimize performance.Limited Inspection = The item, component, or unit was not fully inspected, and some form of limitation is preventing a complete inspection of theitem/area. The report will state a reason for the limited inspecting of the item.Energy Savings-Efficiency Recommendation = An enegy related improvement item is noted with recommendations on the appropriateupgrade or repair.Not Inspected = The item, component, or unit was not inspected, and no representations of whether or not it was functioning as intended aremade. The report will state a reason for not inspecting the item.Not Present = The item, component or unit is not in this home or building.

789 Road St Page 2 of 47

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Table of Contents

Cover Page................................................................................................ 1

Intro Page .................................................................................................. 2

Table of Contents....................................................................................... 3

1 Exterior - Grounds .................................................................................. 4

2 Foundation - Basement - Crawlspace .................................................... 6

3 Roofing - Attic - Ventilation ..................................................................... 7

4 Plumbing System.................................................................................. 12

5 Electrical System .................................................................................. 17

6 Heating System .................................................................................... 29

7 Interior................................................................................................... 31

8 Built-In Appliances ................................................................................ 35

9 Radon Measurement Test..................................................................... 38

10 Radon Mitigation System (pre-installed system) ................................ 41

Inspection Summary ................................................................................ 42

Back Page ............................................................................................... 47


1. Exterior - GroundsThe following components were observed and inspected. A description of the area materials and styles is included, and any observations and/or recommendationsare listed.

DESCRIPTION:

Siding Material:WoodHard-coat Stucco

Exterior Entry Doors:WoodInsulated glass

Deck/Porch/Balcony:Wood deckConcrete porch/patio

Driveway / Walkway:ConcreteOBSERVATIONS & RECOMMENDATIONS

1.0 WALL COVERING, FLASHING, TRIMInspected - Appears Functional

1.1 EAVES, SOFFITS AND FASCIASInspected - Appears Functional

1.2 DOORS (Exterior)General Maintenance ItemThe screen door at the rear deck is damaged and torn. A screen door repair or replacement is needed.

1.2 Item 1(Picture) 1.2 Item 2(Picture)

1.3 WINDOWS (Exterior)Inspected - Appears Functional

1.4 DECKS, BALCONIES, STEPS, PORCHES AND APPLICABLE RAILINGSInspected - Appears Functional

1.5 DRIVEWAYS, WALKWAYS, AND PATIO SLABInspected - Appears Functional

1.6 GRADING AND DRAINAGERepair RecommendedThere is a flat or negative slope at the left side (facing front), which can cause or contribute to water intrusion ordeterioration. Also, the soil is too close to the bottom of the windows, and moisture can run in at the sills in certain weatherconditions if not repaired. I recommend correcting the landscape in this area to drain water away from home.



The outside of the home should be routinely checked. Exteriors need regular maintenance to stay sealed against the weather. There can be hidden damage whenthe exterior is not sealed or is poorly finished, damaged or decayed. Heavy vegetation should be kept trimmed since it can cause or hide damage.


2. Foundation - Basement - Crawlspace

DESCRIPTION:

Foundation:Poured concrete

Basement / Crawlspace:Full Basement

Columns or Piers:Supporting walls

Floor Structure:2 X 8

Wall Structure:2 X 4 Wood

Basement/Crawlspace Insulation:NONE

OBSERVATIONS & RECOMMENDATIONS

2.0 FOUNDATIONS, BASEMENTS AND CRAWLSPACESLimited InspectionThe home has been fully remodeled, and much of the basement is finished and therefore much of the foundation and floorsystem is obscured. The visible portions of the structure and foundation of the home were inspected for signs of problems orconcerns. While the home is older and some indications of settlement and minor cracking to the foundation and interior wallswere noted, no indications of significant structural concerns were observed at the time of the inspection.



2.1 FLOORSInspected - Appears Functional


3. Roofing - Attic - VentilationThe following components were observed and inspected. A description of the area materials and styles is included, and any observations and/or recommendationsare listed.

DESCRIPTION:

Roof Covering:3-Tab fiberglass

Viewed roof covering from:Walked roof

Chimney (exterior):Brick

Gutter & Downspout Material:Aluminum

Ventilation:Gable vents

Attic info:Attic hatch

Method used to observe attic:Entered

Roof Structure:2 X 6 Rafters

Ceiling Structure:2X4

Attic Insulation:BlownRock woolCelluloseOBSERVATIONS & RECOMMENDATIONS

3.0 ROOF COVERINGSRoof System Repair RecommendedThe roof covering is older and is at the end of its service life. The 3 tab shingles are deteriorating and curling up in areas. Asthe roof continues to age, leaks can develop. I recommend replacement of the roof covering at this time. A roofingcontractor should be consulted to obtain estimates on roof replacement.





3.1 CHIMNEYS, FLASHINGS AND ROOF PENETRATIONSRoof System Repair RecommendedWhen replacing the roof, it is recommended that a âï¿½ï¿½cricketâï¿½ï¿½ be framed at the E chimney, to allow runoffaround the chimney where it meets the roof.



3.2 GUTTERS AND DOWNSPOUTSRoof System Repair RecommendedThe downspouts at the front left corner and at the rear right corner need extensions and/or buried drain lines to carry wateraway from the home. It is recommended that all roof runoff be carried at least 5 feet, and preferably 10 feet, away from thehouse. A gutter or drainage professional should review and repair as needed.


3.2 Item 3(Picture)


3.3 VENTILATION OF ATTICRoof System Repair RecommendedThe amount of ventilation in the attic appears inadequate. I recommend increasing the attic ventilation to promote the lifeexpectancy of roof covering, and to reduce attic heat build up. A roofing contractor should be consulted, to determine theexact amount of additional ventilation needed.



3.4 ROOF STRUCTURE, CEILING STRUCTURE AND ATTICInspected - Appears Functional

3.5 ATTIC INSULATION AND VAPOR RETARDERSInspected - Appears FunctionalThe attic was visually inspected and is properly insulated, with no structural or moisture concerns noted.



3.6 VENTILATION FANS AND THERMOSTATIC CONTROLS (ATTIC)Inspected - Appears FunctionalThere is a thermostatically controlled attic vent fan installed in the attic. This is present to keep the attic ventilated, when thetemperature is excessive. The unit appears to be installed properly.

3.6 Item 1(Picture)

The roof inspection is not a warranty and it is not intended to predict how long the roof will last or if it will leak. All roofs should be inspected annually in order to lasttypical life spans. Expect to make minor repairs to any roof.


4. Plumbing SystemThe following components were observed and inspected. A description of the area materials and styles is included, and any observations and/or recommendationsare listed.

DESCRIPTION:

Water Supply (into home):Copper

Water Distribution (inside home):Copper

Drain Waste & Vent Material:PVCABSCast iron

Water Heater Power Source:Natural Gas

Water Heater Capacity:40 Gallon

Manufacturer:BRADFORD-WHITE

Approximate Age:4 years old

Washer Drain Size:2" Diameter


4.0 MAIN FUEL SHUT OFF LOCATIONInspected - Appears FunctionalThe main fuel shut off is at gas meter outside.

4.0 Item 1(Picture)

4.1 MAIN WATER SHUT-OFF LOCATIONInspected - Appears FunctionalThe main shut off is the lever located in the basement on the front wall behind the hinged cover. This is for your information.



4.2 WATER SUPPLY AND DISTRIBUTION SYSTEMSReplacement RecommendedMuch of the water supply piping in the home is older galvanized piping. This piping was known to have issues with leaking atseams and joints, and rusting that develops from the inside out. At this time, no leaks are present. You should inspect andmonitor the supply piping periodically, and promptly repair any signs of leaks or drips that develop. Consider upgrading allthe supply piping to copper or other newer piping in the future. A plumber should be consulted for options.


4.3 FIXTURES & FAUCETSPlumbing Repair Recommended(1) The basement bar sink is slowly dripping at the faucet. A plumber should repair or replace as needed.


4.3 Item 1(Picture)

(2) The kitchen sink has a spray nozzle that is still connected, but is not mounted at the sink, but is laying loose in the cabinetbelow. A plumber should remove this spray nozzle, to prevent leaking or accidentally spraying in this area under the sink.


4.4 TOILETS & BIDETSInspected - Appears Functional

4.5 DRAIN, WASTE AND VENT SYSTEMSPlumbing Repair Recommended(1) There is a leak occurring at the plumbing waste line at the clean out access in the basement bathroom. This leak appearsto be occurring at an elbow in the waste line running from this basement bathroom sink. Also, the waste line from thebasement bar sink running through this bathroom cabinet appears to be improperly sloped, and may not drain or functionproperly. A plumber should investigate these items and perform repairs at this time.





(2) There is a section of cast iron waste line at the ceiling in the laundry room that is cracking, and may soon develop leaks.A plumber should investigate and replace this section as needed.



4.6 HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTSInspected - Appears FunctionalThe water heater was inspected, with no concerns noted and no significant rusting at this time. No action is needed.

4.6 Item 1(Picture)4.6 Item 2(Picture)


5. Electrical System

DESCRIPTION:

Electrical Service Conductors:Below ground

Electrical Service Voltage Rating:240 volts

Service Amperage & Panel capacity:100 AMP

Main Disconnect Location:At Main Panel

Panel Type:Circuit breakers

Electric Panel Manufacturer:CUTLER HAMMER

Branch wire 15 and 20 AMP:Appears to be copper

Wiring Methods:Non-Metallic SheathedRomex

Smoke Detectors:Present


5.0 SERVICE ENTRANCE CONDUCTORSInspected - Appears Functional

5.1 LOCATION OF MAIN AND DISTRIBUTION PANELSInspected - Appears FunctionalThe main panel box is located in the closet off the kitchen. There is also a basement sub panel at the bottom of the stairs.The interiors of both the main and sub-panels were inspected, with no concerns noted.




5.2 MAIN DISCONNECT DEVICEInspected - Appears FunctionalThe main disconnect is located in the box at the electrical meter at the side of the home.

5.2 Item 1(Picture)

5.3 MAIN & DISTRIBUTION PANELS, SERVICE AND GROUNDING EQUIPMENTElectrical Repair RecommendedThere is also a junction panel near the main panel, which was likely the original electrical panel, but is now being used forconnecting the newer wiring from the main panel to the original wiring that runs throughout the home. This junction panelcover has openings in it, which allow access to live circuitry. An electrician should repair or install a new panel cover over thispanel for safety.


5.4 BRANCH CIRCUIT CONDUCTORS AND OVERCURRENT DEVICESElectrical Repair Recommended(1) Several open splices in wiring or uncovered junction boxes, switches, and receptacles were noted in the home,outbuilding, and attic space. Connections made in branch circuit wiring should be inside junction boxes. Where these boxesare not provided, they should be added, and where cover plates are missing, they should be provided. An electrician shouldfurther evaluate and perform necessary repairs.


5.4 Item 1(Picture) Outbuilding 5.4 Item 2(Picture) Outbuilding

5.4 Item 3(Picture) Outbuilding ceiling 5.4 Item 4(Picture) Basement SE room


5.4 Item 5(Picture) Attic space 5.4 Item 6(Picture) Behind refrigerator

5.4 Item 7(Picture) Behind refrigerator 5.4 Item 8(Picture) Behind basement refrigerator

(2) The outbuilding/garage appears to have a power supply running overhead from the main disconnect panel at the left sideof the home, apparently protected by a 50 amp circuit breaker. This is unsafe and presents a dangerous fire hazard. In theevent of an over-current condition, the wiring for the lighting and outlet circuits in the outbuilding would likely overheat or burnthrough before this breaker would trip. An electrician should further evaluate and repair this item at this time.



5.4 Item 11(Picture)

(3) The shed at the rear of the property appears to once have had power to it, but it was not currently live. Inquire with sellerto determine if the power supply has been discontinued. If you wish to run power to this shed, consult with an electrician.


5.5 FIXTURES, SWITCHES & CONNECTED DEVICESElectrical Repair Recommended


(1) The light fixtures at the basement hallway and bedroom are missing glass or globes. Due to the low ceiling heights inthese areas, rerouting the wiring and installing wall mounted lights in these areas may be a better option. Consult with anelectrician for repair advice.


(2) The basement bathroom light fixture over the sink is unsafe, as it appears to be causing scorching to the ceiling, as thebulbs are too close to the drywall. Also, the wiring for this fixture is exposed and does not appear to be inside of a properwall box. An electrician should evaluate and repair and install a safe fixture as needed.

5.5 Item 3(Picture)

(3) The 3 way circuit for the kitchen ceiling fan light is improperly wired or an incorrect switch is being used, and the switchesdo not function independently of eachother as they should. Also, the fan function for this fixture was not tested, as the pullchain appears to be missing. An electrician should investigate and repair as needed.



5.5 Item 6(Picture)

5.6 RECEPTACLE OPERATION (POLARITY AND GROUNDING)Electrical Repair Recommended(1) There are still many old two-prong outlets in the home, and some ungrounded 3 prong outlets were also present. Two-prong outlets are not uncommon for a home this age, as it appears that there may be some of the older wiring still in use, butungrounded three-prong outlets are considered unsafe. One option to repair is to replace the ungrounded three-prong outletswith two-prong outlets, which is commonly considered to be safer. If grounded outlets are needed or desired in these areas,an electrician may need to investigate the wiring and run ground lines and install grounded outlets. Another option is toinstall GFCI receptacles for added safety protection. Consult with an electrician for repair/upgrade advice.


5.6 Item 1(Picture) Basement NE bedroom 5.6 Item 2(Picture) Basement near utility room

5.6 Item 3(Picture) Basement NE bedroom 5.6 Item 4(Picture) Basement hallway

5.6 Item 5(Picture) Dining room 5.6 Item 6(Picture) Dining room



5.6 Item 9(Picture) Entryway 5.6 Item 10(Picture) Rear bedroom

(2) One outlet located in the basement NE bedroom is improperly wired and has a reverse polarity condition. This wiringshould be repaired by a qualified electrician.

5.6 Item 11(Picture) Basement NE bedroom5.6 Item 12(Picture)

5.7 OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS)Electrical Repair Recommended


The exterior and basement bathroom electrical outlets are not protected by a GFCI outlet. While this was not required whenthe home was built, GFCI outlets provide protection from electric shock and are now required to be installed near sources ofwater, such as at kitchens, bathrooms, laundry rooms, and outdoors. As an upgrade, I would recommend installing GFCIoutlets for safety protection.



5.8 SMOKE DETECTORSUpgrade RecommendedSmoke alarms are present in the home, but appear to be older units. It is recommended that units older than 10 years bereplaced, according to the National Fire Protection Association. I recommend that the smoke alarms be replaced at this time,and that you ensure units are present within each sleeping area/room, as well as one primary unit on each floor of the home.The following article has important tips related to smoke alarm safety: http://www.nfpa.org/~/media/Files/Safety%20information/Safety%20tip%20sheets/SmokeAlarms.pdf



5.9 CARBON MONOXIDE ALARMSInspected - Appears FunctionalEffective July 1, 2009, all homes being purchased are required to have Carbon Monoxide Alarms installed by the seller. Thisis a requirement for homes that have a fuel-fired heating system or appliance, a fireplace, or an attached garage. The COAlarm(s) must be installed within 15 feet of the entrance to each sleeping room. This can be in a hallway outside bedrooms.If bedrooms are located on more than one level, then a separate CO alarm must be installed outside each bedroom area oneach level. This inspection includes a review of the presence of CO alarms, and includes pressing the 'test' button to verifyoperation. CO detectors are currently present in the home, at or outside of bedroom areas as required.


5.10 ALARM SYSTEMNot InspectedThe alarm system was not tested or inspected. These systems are outside the scope of a standard home inspection. Thekeypad units were visually inspected only, and there are door sensors and motion sensors installed. An alarm companyshould be consulted to test and evaluate the system.



The hidden nature of the electrical system prevents inspection of many components. Repairs should be made by a qualified licensed electrician.


6. Heating System

DESCRIPTION:

Primary Heating System:Forced Air

Heat System Brand:RHEEM

Energy Source:Natural Gas

Number of Heat Systems (excluding wood):One

Approximate Age:12 years old

Filter Type:Disposable

Filter Size:20X25X5

Types of Fireplaces:Solid Fuel

Operable Fireplaces:One


6.0 HEATING EQUIPMENTService NeededThe furnace has a build up of dust inside it and within the fan assembly. While the unit functioned normally, I wouldrecommend a service check be done to clean and service the unit. An HVAC company should perform this service.



6.1 CHIMNEYS, FLUES AND VENTS (for heating system)Inspected - Appears Functional


6.2 THERMOSTATInspected - Appears Functional

6.3 AUTOMATIC SAFETY CONTROLSInspected - Appears Functional

6.4 DISTRIBUTION SYSTEMS (including fans, ducts, air filters, registers)General Maintenance ItemThe disposable filter is dirty, and needs to be replaced. The filter is located at the furnace. This is a minor maintenance item.

6.4 Item 1(Picture)

6.5 FIREPLACES, SOLID-FUEL FIREPLACES, WOODSTOVEInspected - Appears FunctionalThe fireplace was inspected and appears to be in good working condition at this time. The damper was functioning and thevisible portion of the flue was clean.


HVAC equipment can fail at any time without warning. Regular service is important for efficient operation and to achieve maximum life from equipment; mostmanufacturers recommend annual service.


7. InteriorThe following components were observed and inspected. A description of the area materials and styles is included, and any observations and/or recommendationsare listed.

DESCRIPTION:

Ceiling Materials:Sheetrock/DrywallPlaster

Wall Material:Sheetrock/DrywallPlaster

Major Floor Covering(s):CarpetWoodTile

Interior Doors:Wood

Window Types:SlidersCasementDouble-hungThermal/InsulatedSingle paneStorm windows

Cabinetry:Wood

Countertop:Laminate

Exhaust Fans:Fan only

Dryer Vent:Flexible Metal

Dryer Power Source:220 ElectricOBSERVATIONS & RECOMMENDATIONS

7.0 CEILINGSInspected - Appears Functional

7.1 WALLSInspected - Appears Functional

7.2 FLOORSInspected - Appears Functional

7.3 DOORSInspected - Appears Functional

7.4 WINDOWSInterior Repair Recommended(1) The basement bedrooms do not have egress size windows present, and are non-conforming bedrooms. This is typical ofthis age of home. For safety, I recommend that you consider upgrading the windows to full egress type exit windows, in thefuture.



(2) One window is cracked at the glass pane in the basement E room. Cracked glass should be replaced to prevent injury ordamage. A glass or window company should replace this pane or install a new window to repair.


(3) Most of the windows in the home are older, single pane wood windows, and appear to be poorly sealed, and will have airleakage around the edges. Many are also stuck or painted shut, or are difficult to operate. I would recommend that youconsider replacing the windows. The following article has a section on windows, and discusses repair versus replacement;https://rmi.org/images/PDFs/HEBs/E04-11_HEB1_Building.pdf


https://rmi.org/images/PDFs/HEBs/E04-11_HEB1_Building.pdf



7.5 COUNTERS AND CABINETSGeneral Maintenance Item(1) The kitchen laminate countertop is damaged at the right side of the range. This is cosmetic damage, and should berepaired or replaced as needed.

7.5 Item 1(Picture)

(2) Also, at the cabinet door right of the range, the latch is not working, and the door stays slightly open. A qualified personshould repair as needed.


7.5 Item 2(Picture)

7.6 BATHROOM TUB/SHOWER SURROUNDInspected - Appears Functional

7.7 VENTING SYSTEMS (Kitchens, baths and laundry)Inspected - Appears Functional


8. Built-In AppliancesThe following components were observed and inspected. A description of the area materials and styles is included, and any observations and/or recommendationsare listed. The appliances are all turned on and run, to ensure that they operate. The testing done is general in nature, and not exhaustive. We do not verify, forexample, that the oven reaches proper temperature set points, or that the soap distribution in the dishwasher is adequate.

DESCRIPTION:

Washer/Dryer:MAYTAG

Dishwasher Brand:Frigidaire

Disposer Brand:IN SINK ERATOR

Range/Oven:KENMORE

Built in Microwave:KENMORE

Refrigerator:MAYTAG


8.0 DISHWASHERRepair RecommendedThe dishwasher worked properly when briefly tested, but the door is very difficult to close and latch, and must be forced shutharder than expected in order to latch. An appliance repair professional should investigate and repair as needed, or adviseon replacement options and costs.


8.1 RANGES/OVENS/COOKTOPSInspected - Appears Functional


8.2 RANGE HOODRepair RecommendedThere appears to have been a kitchen exhaust fan to the outside at the cabinet over the microwave, but it has beenabandoned, and the vent has been blocked off with a towel. A qualified person should remove this vent and patch over thetop of the cabinet, to allow this area to be insulated over and to prevent air leakage in this area.


8.3 FOOD WASTE DISPOSERRepair RecommendedThe wiring at the underside of the disposal is unsafe, as it is exposed and can be prone to mechanical damage in thisinstallation. An electrician should repair or install wiring in secured conduit for safety.


8.4 MICROWAVE COOKING EQUIPMENTRepair RecommendedThe microwave is poorly mounted, and is loose at the mounting plate on the wall. A qualified person should investigate andproperly secure in place, to prevent injury or damage if the microwave were to fall loose.



8.5 REFRIGERATORGeneral Maintenance ItemWhile there is an ice-maker on the refrigerator, there is no pre-run water line present. Should you wish to make use of theice-maker, a plumber should be consulted to install a supply line

8.5 Item 1(Picture)


9. Radon Measurement TestDescription of the SHORT TERM Radon Test Process:

The purpose of an initial short-term radon measurement is to determine in a two to seven day period if a dwelling contains high concentrations of radon gas. If theaverage of the measured radon level is 4.0 pCi/L or higher, the EPA recommends further action be taken.

Protocols for Deployment of Radon Detectors:

The EPA stipulates that "closed house conditions" must be maintained during short-term radon measurements. If the measurement period is less than four days,"closed house conditions" must be initiated 12 hours prior to starting the test. The EPA defines "closed house conditions" as:

Â¨ All windows must be kept closed and doors opened only long enough to go in and out.

Â¨ Exhaust fans, window air conditioners, or whole-house fans should not be operated.

Â¨ Fireplaces (unless they are the primary heat source) must not be used and the dampers must be closed.

Â¨ Permanent radon mitigation systems should be functioning (on) for at least 24 hours prior to and during the measurement period. In addition, measurementsof less than 4 days should not be conducted during times of severe weather.

To make a short-term measurement, the Radon test device will be placed in the lowest lived-in area of the house, i.e., the lowest area, which residents now use orwhich could be readily adapted for use. In many houses this lowest lived-in area is the basement, if it is lived-in or if it can be converted into living space withoutmajor modification. The exact location of the test devices will be described below in the report details.

The Radon test device will be located at least 20 inches above the floor, not closer than 12 inches to the ceiling; and away from the exterior walls, doors andwindows. Bathrooms, kitchens, laundry rooms, cellars, garages, or crawl spaces are not suitable measurement locations.

In addition, the detector should not be touched, moved, or manipulated in any way as to interfere with their performance. Tamper indicating controls have beeninstalled, and the test results may be ruled invalid if closed-house conditions were not maintained or the detectors were disturbed during the testing period.

We are required to explain these closed-house conditions to a responsible occupant of the house to be tested or their designated representative prior to initiating ashort term screening test.

You have authorized Scott Home Inspection, LLC to perform Radon Testing & Measurement services at the report inspection address. It is understood that theresults of the test(s) will reflect radon levels in the Property during the time and duration of the test only, and that radon levels may change in the future due tonatural causes. It is also understood that the accuracy of the results depend upon "closed house conditions" being maintained during the test(s). Scott HomeInspection, LLC shall not be held responsible for damages: (a) caused by or related to radon in the home, (b) related to differences between radon levelsdetermined in other tests performed in the Property and the tests authorized by this agreement, or (c) related to health problems which might have beenaggravated or caused by radon.

DESCRIPTION:

Device #1 Serial Number:Sun 1028 s/n 72039002

Test Start:Date/TimeDate/Time : 10/17/2014 3:30 pm

Test End:Date/TimeDate/Time : 10/19/2014 3:30 pm



9.0 Placed radon measurement devicesInspected - Appears Functional

9.1 Test Start Date/Time recordedInspected - Appears Functional

9.2 Closed house conditions verified at completion of testingInspected - Appears Functional

9.3 Device Tampering mechanism verified intact at completion of testingInspected - Appears Functional

9.4 Test completion Date/Time recordedInspected - Appears Functional

9.5 Final Calculated Radon Concentration LevelsInspected - Appears FunctionalThe final results of the radon measurements are as follows:

Average = 2.9 pCi/L

9.5 Item 1(Picture)

9.6 Recommendations based upon final resultsInspected - Appears FunctionalRadon detector measures below 4 pCi/L:

According to EPA protocols, if the average measured results are below 4 pCi/L, then mitigation is not warranted at this time.

However, a homeowner may want to test again in the future. If the occupants' living patterns change, or renovations aremade to the home and a lower level comes into use as a living area, a new test should be conducted on that level.

Additionally, there is some risk of lung cancer from radon levels below 4 pCi/L, and the EPA recommends that thehomeowner consider reducing the radon level if the average readings are between 2 and 4 pCi/L.

For more information: http://www.epa.gov/radon/


http://www.epa.gov/radon/

What Do My Test Results Mean?

Short-term radon tests are intended to give you an indication of the radon levels during the measurement period in the areastested. The concentration of radon in the home is measured in picocuries per liter of air (pCi/L). The USEPA recommendsmitigating homes that test 4.0 pCi/L or higher. If your average radon level is less than 4.0 pCi/L, no action is necessary.However, radon levels less than 4.0 pCi/L can still pose some health risk, and in many cases can be reduced. The nationalaverage indoor radon level is about 1.3 pCi/L while the average outdoor radon concentration is about 0.4 pCi/L. The higher ahome's radon concentration, the greater the health risks to you and your family.

What Is the Health Risk Associated with Radon Gas?

Radon is a radioactive gas that comes from the natural breakdown of uranium in the soil. Radon is estimated to cause manythousands of deaths each year from lung cancer, and in fact, it is the second leading cause of lung cancer after smoking. If yousmoke, and your home has high radon levels, your risk of lung cancer is especially high.

More Information:

The Environmental Protection Agency (EPA) web site contains important consumer information, about Radon measurement andthe health risks associated with exposed to Radon gas.





10. Radon Mitigation System (pre-installed system)The American Society of Home Inspectors (ASHI) recommends that home owners and home buyers test their current or prospective home for the presence ofradon gas in indoor air. The U.S. Environmental Protection Agency (EPA) strongly recommends that steps be taken to reduce indoor radon levels when test resultsare 4 picocuries per liter (pCi/L) of radon in air, or more. The National Academy of Sciences (NAS) has estimated that each year in the U.S., between 15,000 and22,000 people die from radon related lung cancer. Exposure to radon is the second leading cause of lung cancer after smoking.

If buying or selling a home, read EPA's Home Buyer's and Seller's Guide to Radon. If fixing a home, read EPA's A Consumer's Guide to Radon Reduction. Theseand other publications on indoor air quality are available at http://www.epa.gov/iaq/


10.0 Verified installation of an existing Radon-Mitigation SystemRepair RecommendedThis home appears to have an active radon mitigation system. An active radon mitigation system has four basic elements:(1) an electric vent fan (located outside of conditioned space, i.e., in the attic, garage or outside the building envelope); (2) asystem failure warning device (may also be in the basement); (3) a vent pipe running between sub-slab gravel up to abovethe roof or eave; and, (4) sealed and caulked cracks and joints. The estimated life of a quality vent fan (operatingcontinuously) is 10 years. In an existing home, the vent fan, wiring and piping are all part of the same installation. On thissystem, the vent pipe terminates near the middle of the wall outside, rather than above the roof line. This is an incorrectinstallation by today's standards, as the exhausted air could be pulled back in at windows or doors in this area. A radonmitigation specialist should repair by extending the vent pipe above the roof line as required.



http://www.epa.gov/iaq/

Inspection Summary

Date: 10/9/2014Property:789 Road StDenver CO

Customer:Herb and Greta Doe

The following items or discoveries represent a summary of the inspection items marked Repair-Replacement Recommended orGeneral Maintenance Item, indicating that these systems or components; (a) do not function as intended or (b) adversely affectthe habitability of the dwelling or (c) appear to warrant further investigation by a specialist or (d) require subsequent observation.

Bear in mind that all homes need repairs of one type or another, even if only minor. Generally, older homes need more repairs. Allsafety concerns should be reviewed and repaired prior to occupancy. While every effort is made to identify existing and potentialproblems at the time of the inspection, it is not possible for a home inspector to foresee all problems that might arise in the future.We recommend that a budget is established for unforeseen repairs and maintenance.

1. Exterior - Grounds

1.2 DOORS (Exterior)General Maintenance ItemThe screen door at the rear deck is damaged and torn. A screen door repair or replacement is needed.

1.6 GRADING AND DRAINAGERepair RecommendedThere is a flat or negative slope at the left side (facing front), which can cause or contribute to water intrusion ordeterioration. Also, the soil is too close to the bottom of the windows, and moisture can run in at the sills in certainweather conditions if not repaired. I recommend correcting the landscape in this area to drain water away from home.

2. Foundation - Basement - Crawlspace

2.0 FOUNDATIONS, BASEMENTS AND CRAWLSPACESLimited InspectionThe home has been fully remodeled, and much of the basement is finished and therefore much of the foundation andfloor system is obscured. The visible portions of the structure and foundation of the home were inspected for signs ofproblems or concerns. While the home is older and some indications of settlement and minor cracking to the foundationand interior walls were noted, no indications of significant structural concerns were observed at the time of the inspection.


3. Roofing - Attic - Ventilation

3.0 ROOF COVERINGSRoof System Repair RecommendedThe roof covering is older and is at the end of its service life. The 3 tab shingles are deteriorating and curling up in areas.As the roof continues to age, leaks can develop. I recommend replacement of the roof covering at this time. A roofingcontractor should be consulted to obtain estimates on roof replacement.

3.1 CHIMNEYS, FLASHINGS AND ROOF PENETRATIONSRoof System Repair RecommendedWhen replacing the roof, it is recommended that a âï¿½ï¿½cricketâï¿½ï¿½ be framed at the E chimney, to allow runoffaround the chimney where it meets the roof.

3.2 GUTTERS AND DOWNSPOUTSRoof System Repair RecommendedThe downspouts at the front left corner and at the rear right corner need extensions and/or buried drain lines to carrywater away from the home. It is recommended that all roof runoff be carried at least 5 feet, and preferably 10 feet, awayfrom the house. A gutter or drainage professional should review and repair as needed.

3.3 VENTILATION OF ATTICRoof System Repair RecommendedThe amount of ventilation in the attic appears inadequate. I recommend increasing the attic ventilation to promote the lifeexpectancy of roof covering, and to reduce attic heat build up. A roofing contractor should be consulted, to determine theexact amount of additional ventilation needed.

4. Plumbing System

4.2 WATER SUPPLY AND DISTRIBUTION SYSTEMSReplacement RecommendedMuch of the water supply piping in the home is older galvanized piping. This piping was known to have issues withleaking at seams and joints, and rusting that develops from the inside out. At this time, no leaks are present. You shouldinspect and monitor the supply piping periodically, and promptly repair any signs of leaks or drips that develop. Considerupgrading all the supply piping to copper or other newer piping in the future. A plumber should be consulted for options.

4.3 FIXTURES & FAUCETSPlumbing Repair Recommended(1) The basement bar sink is slowly dripping at the faucet. A plumber should repair or replace as needed.(2) The kitchen sink has a spray nozzle that is still connected, but is not mounted at the sink, but is laying loose in thecabinet below. A plumber should remove this spray nozzle, to prevent leaking or accidentally spraying in this area underthe sink.

5. Electrical System

5.3 MAIN & DISTRIBUTION PANELS, SERVICE AND GROUNDING EQUIPMENTElectrical Repair RecommendedThere is also a junction panel near the main panel, which was likely the original electrical panel, but is now being used forconnecting the newer wiring from the main panel to the original wiring that runs throughout the home. This junction panelcover has openings in it, which allow access to live circuitry. An electrician should repair or install a new panel cover overthis panel for safety.

5.4 BRANCH CIRCUIT CONDUCTORS AND OVERCURRENT DEVICESElectrical Repair Recommended(1) Several open splices in wiring or uncovered junction boxes, switches, and receptacles were noted in the home,outbuilding, and attic space. Connections made in branch circuit wiring should be inside junction boxes. Where these


5. Electrical Systemboxes are not provided, they should be added, and where cover plates are missing, they should be provided. Anelectrician should further evaluate and perform necessary repairs.(2) The outbuilding/garage appears to have a power supply running overhead from the main disconnect panel at the leftside of the home, apparently protected by a 50 amp circuit breaker. This is unsafe and presents a dangerous fire hazard.In the event of an over-current condition, the wiring for the lighting and outlet circuits in the outbuilding would likelyoverheat or burn through before this breaker would trip. An electrician should further evaluate and repair this item at thistime.(3) The shed at the rear of the property appears to once have had power to it, but it was not currently live. Inquire withseller to determine if the power supply has been discontinued. If you wish to run power to this shed, consult with anelectrician.

5.5 FIXTURES, SWITCHES & CONNECTED DEVICESElectrical Repair Recommended(1) The light fixtures at the basement hallway and bedroom are missing glass or globes. Due to the low ceiling heights inthese areas, rerouting the wiring and installing wall mounted lights in these areas may be a better option. Consult withan electrician for repair advice.(2) The basement bathroom light fixture over the sink is unsafe, as it appears to be causing scorching to the ceiling, asthe bulbs are too close to the drywall. Also, the wiring for this fixture is exposed and does not appear to be inside of aproper wall box. An electrician should evaluate and repair and install a safe fixture as needed.(3) The 3 way circuit for the kitchen ceiling fan light is improperly wired or an incorrect switch is being used, and theswitches do not function independently of eachother as they should. Also, the fan function for this fixture was not tested,as the pull chain appears to be missing. An electrician should investigate and repair as needed.

5.6 RECEPTACLE OPERATION (POLARITY AND GROUNDING)Electrical Repair Recommended(1) There are still many old two-prong outlets in the home, and some ungrounded 3 prong outlets were also present.Two-prong outlets are not uncommon for a home this age, as it appears that there may be some of the older wiring still inuse, but ungrounded three-prong outlets are considered unsafe. One option to repair is to replace the ungrounded three-prong outlets with two-prong outlets, which is commonly considered to be safer. If grounded outlets are needed ordesired in these areas, an electrician may need to investigate the wiring and run ground lines and install groundedoutlets. Another option is to install GFCI receptacles for added safety protection. Consult with an electrician for repair/upgrade advice.(2) One outlet located in the basement NE bedroom is improperly wired and has a reverse polarity condition. This wiringshould be repaired by a qualified electrician.

5.7 OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS)Electrical Repair RecommendedThe exterior and basement bathroom electrical outlets are not protected by a GFCI outlet. While this was not requiredwhen the home was built, GFCI outlets provide protection from electric shock and are now required to be installed nearsources of water, such as at kitchens, bathrooms, laundry rooms, and outdoors. As an upgrade, I would recommendinstalling GFCI outlets for safety protection.

5.8 SMOKE DETECTORSUpgrade RecommendedSmoke alarms are present in the home, but appear to be older units. It is recommended that units older than 10 years bereplaced, according to the National Fire Protection Association. I recommend that the smoke alarms be replaced at thistime, and that you ensure units are present within each sleeping area/room, as well as one primary unit on each floor ofthe home. The following article has important tips related to smoke alarm safety: http://www.nfpa.org/~/media/Files/Safety%20information/Safety%20tip%20sheets/SmokeAlarms.pdf

6. Heating System

6.0 HEATING EQUIPMENTService Needed


6. Heating SystemThe furnace has a build up of dust inside it and within the fan assembly. While the unit functioned normally, I wouldrecommend a service check be done to clean and service the unit. An HVAC company should perform this service.

6.4 DISTRIBUTION SYSTEMS (including fans, ducts, air filters, registers)General Maintenance ItemThe disposable filter is dirty, and needs to be replaced. The filter is located at the furnace. This is a minor maintenanceitem.

7. Interior

7.4 WINDOWSInterior Repair Recommended(1) The basement bedrooms do not have egress size windows present, and are non-conforming bedrooms. This istypical of this age of home. For safety, I recommend that you consider upgrading the windows to full egress type exitwindows, in the future.(2) One window is cracked at the glass pane in the basement E room. Cracked glass should be replaced to prevent injuryor damage. A glass or window company should replace this pane or install a new window to repair.(3) Most of the windows in the home are older, single pane wood windows, and appear to be poorly sealed, and will haveair leakage around the edges. Many are also stuck or painted shut, or are difficult to operate. I would recommend thatyou consider replacing the windows. The following article has a section on windows, and discusses repair versusreplacement; https://rmi.org/images/PDFs/HEBs/E04-11_HEB1_Building.pdf

7.5 COUNTERS AND CABINETSGeneral Maintenance Item(1) The kitchen laminate countertop is damaged at the right side of the range. This is cosmetic damage, and should berepaired or replaced as needed.(2) Also, at the cabinet door right of the range, the latch is not working, and the door stays slightly open. A qualifiedperson should repair as needed.

8. Built-In Appliances

8.0 DISHWASHERRepair RecommendedThe dishwasher worked properly when briefly tested, but the door is very difficult to close and latch, and must be forcedshut harder than expected in order to latch. An appliance repair professional should investigate and repair as needed, oradvise on replacement options and costs.

8.2 RANGE HOODRepair RecommendedThere appears to have been a kitchen exhaust fan to the outside at the cabinet over the microwave, but it has beenabandoned, and the vent has been blocked off with a towel. A qualified person should remove this vent and patch overthe top of the cabinet, to allow this area to be insulated over and to prevent air leakage in this area.

8.3 FOOD WASTE DISPOSERRepair RecommendedThe wiring at the underside of the disposal is unsafe, as it is exposed and can be prone to mechanical damage in thisinstallation. An electrician should repair or install wiring in secured conduit for safety.

8.4 MICROWAVE COOKING EQUIPMENTRepair RecommendedThe microwave is poorly mounted, and is loose at the mounting plate on the wall. A qualified person should investigateand properly secure in place, to prevent injury or damage if the microwave were to fall loose.




8. Built-In Appliances

8.5 REFRIGERATORGeneral Maintenance ItemWhile there is an ice-maker on the refrigerator, there is no pre-run water line present. Should you wish to make use ofthe ice-maker, a plumber should be consulted to install a supply line

10. Radon Mitigation System (pre-installed system)

10.0 Verified installation of an existing Radon-Mitigation SystemRepair RecommendedThis home appears to have an active radon mitigation system. An active radon mitigation system has four basicelements: (1) an electric vent fan (located outside of conditioned space, i.e., in the attic, garage or outside the buildingenvelope); (2) a system failure warning device (may also be in the basement); (3) a vent pipe running between sub-slabgravel up to above the roof or eave; and, (4) sealed and caulked cracks and joints. The estimated life of a quality vent fan(operating continuously) is 10 years. In an existing home, the vent fan, wiring and piping are all part of the sameinstallation. On this system, the vent pipe terminates near the middle of the wall outside, rather than above the roof line.This is an incorrect installation by today's standards, as the exhausted air could be pulled back in at windows or doors inthis area. A radon mitigation specialist should repair by extending the vent pipe above the roof line as required.

END OF SUMMARY

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