PO Box 244

Lively, VA 22507 (804) 480-2440

slewis@abivirginia.com www.abivirginia.com

HOME INSPECTION REPORT

PO Box 244

Lively, VA 22507 (804) 480-2440

slewis@abivirginia.com www.abivirginia.com

HOME INSPECTION REPORTCover Page

123 Oak Street, Callao, VA 22435Inspection prepared for: James Doe

Real Estate Agent: Bill Agent - ABC Realty

Inspection Date: 11/25/2015 -- Time: 9:30 a.m. - 1:30 p.m. Age of Home: 27 years (1988) -- Size (sq.ft.): 3,350

Weather: Clear, upper 40s

Inspector: Shannon LewisASHI Member #259232

ABI Home Inspections 123 Oak Street, Callao, VA

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ABI Home Inspections 123 Oak Street, Callao, VA

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REPORT SUMMARYREPORT SUMMARY

THIS SECTION IS A SUMMARY ONLY. This section is NOT a substitute for the full report. Items in thissection are only a representative sample of deficiencies, defects or safety hazards that, in the inspector'sopinion, are the most significant and/or give the reader a sense of the general condition of the home. ALL itemsnoted in the full report affect the proper function and/or safety of the home and the entire report needs to bereviewed and considered.Structural ComponentsPage 3 Item: 7 Foundation Structure 7.1. No leaks or moist conditions were found in crawlspaces.PlumbingPage 8 Item: 3 Water Heater 3.2. Water heaters were manufactured in 1988 and are past their

expected lives. Budgeting for replacement is recommended.HeatingPage 9 Item: 2 Heating Equipment

(Installed)2.4. Heat pump #2, Carrier, manufactured 1993. Unit is at the endof its useful life. Related air handler information could not beaccessed. If system is to be retained, budgeting for replacement isrecommended.

2.5. Air handler in crawlspace at end of house closest to garage wasmanufactured in 1987 and is past its expected life. Corrosion atbottom of unit observed. Budgeting for replacement isrecommended.

InteriorsPage 11 Item: 2 Garage Vehicle

Doors & Operators2.2. Garage doors are dented and bent and are approaching the endof their expected lives. Budgeting for replacement of the doorsystem is recommended.

Page 11 Item: 3 Installed Microwave 3.1. Microwave appears to be near the end of its expected life.Budgeting for replacement is recommended.

Page 11 Item: 4 Dishwasher 4.1. Dishwasher appears to be near the end of its expected life.Budgeting for replacement is recommended.

ABI Home Inspections 123 Oak Street, Callao, VA

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ABI Home Inspections 123 Oak Street, Callao, VA

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General Information

Structural Components

1. Parties PresentClient's agent

2. OccupancyVacant, stored items in some areas, Access to some items such as electrical receptacles, windows, walls,floors, closets and cabinet interiors may be restricted by furniture or personal belongings. Any such items areexcluded from the inspection.

3. UtilitiesElectric - On

Water- On

1. Attic Inspection MethodEntered attic. Areas of the attic were not accessible due to the lack of flooring.

2. Crawlspace Inspection MethodEntered crawlspace

3. Roof StructureDescription: Trusses

3.1. Garage: Stains on roof sheathing were tested with a moisture meter and it appeared that the stains are notfrom an active leak.

4. Ceiling StructureDescription: Trusses

5. Wall StructureDescription: Wood studs

5.1. Garage: Water stains on wall were checked with a moisture meter and were determined to not be fromactive leaking.

6. Floor StructureDescription: Joists

7. Foundation StructureDescription: Block

7.1. No leaks or moist conditions were found in crawlspaces.

ABI Home Inspections 123 Oak Street, Callao, VA

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ABI Home Inspections 123 Oak Street, Callao, VA

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Exterior

1. Trim1.1. Window lintels are rusted. Lintels expand as they rust, eventually leading to cracked mortar andmisaligned bricks. Regulary maintenance, including proper preparation and painting, may slow thecorrosion. Further evaluation by a qualified contractor is recommended.

1.2. Caulking has deteriorated at exterior windows. Proper caulk maintenance will prevent moistureintrusion. Further evaluation by a qualified handyman is recommended.

Window lintels are rusted. Cualking has deteriorated at exterior windows.

2. Siding MaterialsVinyl, Wood, Brick

2.1. Some cracking in the brick-siding mortar, in a "stair-step" pattern, was observed. This appears to benormal cracking and a cosmetic, rather than structural, issue.

2.2. Wood siding at back patio is too low to ground. An 8" clearance from grade is the norm to preventdecay. It is recommended that the client monitor that section of siding for decay, or have it evaluated by aqualified contractor for upgrade/replacement options.

2.3. Garage: Damaged siding, probably from grass mowing was observed. Further evaluation by a qualifiedsiding contractor is recommended.

ABI Home Inspections 123 Oak Street, Callao, VA

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ABI Home Inspections 123 Oak Street, Callao, VA

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Garage: Damaged siding, probably from grass mowingwas observed.

Wood siding at back patio is too low to ground. An 8"clearance from grade is the norm to prevent decay.

Some cracking in the brick-siding mortar, in a "stair-step" pattern, was observed.

3. Deck, Steps, Porch, Patio, Stoop, BalconyObservations:

3.1. Deck balusters spaced 5.5" apart. This is inconsistent with the current standard of 4" between balusters.This is a child safety standard. Further evaluation by a qualified contractor is recommended.

ABI Home Inspections 123 Oak Street, Callao, VA

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ABI Home Inspections 123 Oak Street, Callao, VA

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Roofing

Deck balusters spaced 5.5" apart. This is inconsistent with the current standard of 4" between balusters. This isa child safety standard.

1. Roofing Inspection MethodMounted and walked roof.

2. Roofing MaterialsAsphalt shingles, Architectural

3. Roof Drainage Systems (Gutters)3.1. Loose downspout bracket, near rear deck.

3.2. Garage: Downspouts are missing elbows and extensions at bottom at rear of garage. This hascontributed to some deterioration of the slab foundation but it does not appear to have affected the structure.There is no cracking in the slab in the garage interior at these areas and the brick is still in alignment. Elbowswith extensions of five feet or more at the downspouts and fill material for the washed out areas arerecommended.

ABI Home Inspections 123 Oak Street, Callao, VA

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ABI Home Inspections 123 Oak Street, Callao, VA

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Garage: Downspouts are missing elbows andextensions at bottom at rear of garage. This has

contributed to some deterioration of the slab foundationbut it does not appear to have affected the structure.

There is no cracking in the slab in the garage interior atthese areas and the brick is still in alignment.

4. Chimney4.1. Chimney flues covered with hardware cloth. While this wire provides some protection against animals,it does not prevent water from entering the chimney. Installation of chimney caps are recommended.

4.2. Sealant around chimney flashing appears to be recent maintenance. This appears to be an attempted leakrepair. Water stains and moisture was observed at the chimney from the attic. Further evaluation by aqualified roofing or masonry contractor is recommended.

4.3. If client intends to use the fireplaces, annual servicing by a qualified chimney sweep is recommended.

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ABI Home Inspections 123 Oak Street, Callao, VA

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Plumbing

Chimney flues covered with hardware cloth. Whilethis wire provides some protection against animals, it

does not prevent water from entering the chimney.

Sealant around chimney flashing appears to be recentmaintenance. This appears to be an attempted leak

repair.

Stained and damp area at chimney

1. Water Supply Piping, Fixtures & FaucetsMaterials: Copper

1.1. Terminated pipe at rear deck.

2. Drain, Waste & Vent (DWV) Piping & FixturesMaterials: PVC

2.1. Master Bath and Hall Bath sink drains utilize improper s-traps. S-traps have the potential to siphon waterout of the trap as water flows down the drain, allowing sewer gases to escape into the house. Furtherevaluation by a licensed plumber is recommended.

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ABI Home Inspections 123 Oak Street, Callao, VA

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Electrical

3. Water HeaterDescription: Electric, 50 gallons

3.1. Water heaters do not have catch pans to contain and drain away leaks. Further evaluation by a qualifiedplumber is recommended.3.2. Water heaters were manufactured in 1988 and are past their expected lives. Budgeting for replacement isrecommended.

4. Fuel Storage and Distribution Systems4.1. Abandoned copper piping at back deck. It appears to be an abandoned gas line.

Smoke alarms that are properly installed and maintained play a vital role in reducing fire deaths and injuries.Smoke alarms should be installed in every bedroom, outside each sleeping area and on every level of yourhome. Test smoke alarms every month. Replace all smoke alarms in your home every 10 years. Carbon monoxide (CO) alarms should be installed in a central location outside each sleeping area and onevery level of the home and in other locations where required by applicable laws, codes or standards. For thebest protection, interconnect all CO alarms throughout the home, so that when one sounds, they all sound. TestCO alarms at least once a month. Replace them according to manufacturer's instructions.

1. Service EntranceType: Service lateral (underground)

2. Amperage Rating of Electrical Service200 amp

3. Main PanelPanel Location(s): Basement

Main Disconnect Location: Main Panel

4. Wiring MethodMaterials: Copper, Non-metallic sheathed cable (Type NM), "Romex"

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ABI Home Inspections 123 Oak Street, Callao, VA

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Heating

5. Fixtures, Switches & Receptacles5.1. Several exterior light fixtures are loose. Further evaluation by a licensed electrician is recommended.

5.2. Burn mark on receptacle in Master Bedroom. Further evaluation by a licensed electrician isrecommended.

5.3. Living room receptacle, closest to front door, appears faulty. Further evaluation by a licensed electricianis recommended.

5.4. Switch in master bedroom is taped in position. Further evaluation by a licensed electrician isrecommended.

5.5. Receptacle in basement, next to closet under stairs, has an open ground. Further evaluation by a licensedelectrician is recommended.

6. Smoke Detectors6.1. Smoke detector(s) present. Not tested. See comments at beginning of this section.

7. Carbon Monoxide Detectors7.1. No carbon monoxide detectors found. See comments at beginning of this section.

1. Heating SystemType: Heat pump

Energy Source: Electric

2. Heating Equipment (Installed)2.1. Heating equipment should be serviced annually by a qualified heating contractor.

2.2. Heat pump #1, American Standard, manufactured 6/2015.

2.3. Heat pump#3: American Standard, manufactured 1/2004. The average lifespan of a heat pump isapproximately 14-15 years.2.4. Heat pump #2, Carrier, manufactured 1993. Unit is at the end of its useful life. Related air handlerinformation could not be accessed. If system is to be retained, budgeting for replacement is recommended.

2.5. Air handler in crawlspace at end of house closest to garage was manufactured in 1987 and is past itsexpected life. Corrosion at bottom of unit observed. Budgeting for replacement is recommended.

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ABI Home Inspections 123 Oak Street, Callao, VA

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Air Conditioning

Interiors

Air handler in crawlspace at end of house closest togarage was manufactured in 1987 and is past its

expected life. Corrosion at bottom of unit observed.

1. Cooling SystemType: Central air, package unit (heat pump)

Energy Source: Electric

2. Cooling Equipment, Central and Permanently Installed2.1. Air conditioning equipment should be serviced annually by a qualified heating contractor.

1. Walls, Ceilings, & Floors1.1. Carpeting in Master Bath around tub. Carpeting in damp areas retains moisture, although no issues wereobserved with this installation. Monitoring and extra caution to keep the floor as dry as possible isrecommended.

1.2. A water stain on the back sun porch ceiling was observed. Due to its location, the source of the staincould not be determined at the time of inspection (Unfloored area of attic, no roof penetrations or apparentroof defects in the area). Further evaluation by a qualified contractor is recommended or the seller may beable to provide information about the stain.

1.3. Ceiling tile in basement is drooping. This appears to be from the weight of the ductwork and register andappears to be just a cosmetic issue. Further evaluation by a qualified heating contractor is recommended.

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ABI Home Inspections 123 Oak Street, Callao, VA

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Insulation & Ventilation

Carpeting in Master Bath around tub. Carpeting in damp areas retains moisture.

2. Garage Vehicle Doors & Operators2.1. Garage door openers safety auto-reverse failed, possibly due to the condition of the doors. Doors couldsuffer damage before reversing. Budgeting for door replacement is recommended.2.2. Garage doors are dented and bent and are approaching the end of their expected lives. Budgeting forreplacement of the door system is recommended.

3. Installed Microwave

3.1. Microwave appears to be near the end of its expected life. Budgeting for replacement is recommended.

4. Dishwasher

4.1. Dishwasher appears to be near the end of its expected life. Budgeting for replacement is recommended.

1. Insulation & Vapor Retarders (in unfinished spaces)Materials: Fiberglass batts, Blown cellulose

2. Attic Ventilation2.1. Soffit venting may be obstructed or insufficient as normally required, however, there is no indication ofpoor attic ventilation. Monitoring of the attic space for signs of inadequate ventilation is recommended. Theattic is currently ventilated with gable vents with fans and ridge vents.

3. Foundation Ventilation3.1. Foundation vents at back of house are loose. Further evaluation by a qualified handyman isrecommended.