Home Inspection Report...C'ville Home Inspection 730 Maranatha Lane Charlottesville , VA 22903 (434) 242-1160 1880 Dogwood Lane Palmyra, VA 22963 Date: Wed. Aug. 5, 2015 9:00 Inspection

Home Inspection Report

1880 Dogwood Lane, Palmyra, VA 22963Inspection Date:

Wednesday, August 5, 2015

Prepared For:Alexander Thompson & Leslie Thompson

Prepared By:C'ville Home Inspection

730 Maranatha LaneCharlottesville , VA 22903

(434) [email protected]

Report Number:0805151

Inspector:Stephen Comer

1880 Dogwood Lane Palmyra, VA 22963 Page 2

Report SummaryMaterial Defects/Deficiencies Or Items Missing/Not Working

1. Substantial checking has occurred to logs on the west and south sides of the house. These get more weather year-round and will require more upkeep than the other sides. Checks on logs that are large (3/16"+) or on the "up side" of the logs need to be sealed to prevent water entry. This was widely observed on the west and south sides. Recommend repair. 2. Exterior sill trim on the master bedroom window facing the driveway is damaged/weathered and finger-joints are separating. Recommend replacing with solid material. 3. Gable end trim on the driveway side of the house has cracked and is in need of repair or replacement. 4. Approximately 3 feet of a log on the back of the house is badly water-damaged and in need of replacement. The log is located to the left of the deck slider door. Recommend further inspection to determine the extent of damage and professional repair. 5. A trim board to the right of the deck slider door is badly water-damaged and in need of replacement. 6. A shingle tab on the front of the roof is damaged and in need of replacement. 7. The rubber gasket on the plumbing vent boot is deteriorated and in need of replacement. This is a direct water entry point into the attic. 8. A ridge cap shingle is missing on the west end of the roof and nail heads are exposed. Recommend repair. 9. Ridge cap shingles are torn on all three dormers where they tie into the main roof. Recommend repair/replacement. 10. Concrete/mortar parging on the chimney is in poor condition. Cracks are abundant and areas of flaking are widespread. This coating is a critical part of waterproofing and should be professionally repaired. Counter flashing is also missing at the lower corner. 11. Exterior trim on the SW basement door is rotten at the bottom and the threshold has come dislodged. Weatherstripping on the door is also in poor condition. Recommend repair/replacement. 12. Door trim on both garage doors is in poor condition and in need of replacement. 13. Glass is broken and missing on the garage door. Recommend repair/replacement. 14. Glass is broken and missing on the venting portion of the slider door. Recommend repair/replacement. 15. Substantial wood rot has compromised the venting portion of the basement double door. Weatherstripping is also in need of improvement. Recommend repair/replacement. 16. The toilet in the second floor bathroom was loose at the flange. Recommend repair by a licensed plumber. Repair typically involves pulling the toilet, replacing the wax ring and re-securing to the floor. Also recommend inspecting subfloor in the area for possible water damage. 17. Windows were overall satisfactory but condensation has developed between the panes of windows in the second floor bedroom, master bedroom and other first floor bedroom. Condensation stains were faint but these typically worsen over time until the window glazing is completely obscured. Recommend repair/replacement. 18. The tile board surface in the basement bathroom is damaged/defective and in need of repair/replacement. 19. Several cracks in brick and mortar was observed on the back wall of the fireplace. Recommend repair by a mason or qualified general contractor.

Major Concerns (Requiring Immediate Attention)20. Water supply pipes are Qest polybutylene. Polybutylene was installed in more than six million homes during the late 70's through early 90's. This type of water supply pipe was the center of a now closed class action lawsuit due to its propensity to unexplainably split and leak. Although no evidence of leakage was observed at the time of inspection, replacement or evaluation by a licensed, experienced plumber is recommended.

Potential Safety Hazards21. The open knock-out in the bottom of the outdoor electrical panel should be properly sealed to prevent entry and possible accidental shock. 22. Several unsafe wiring practices were observed in the main electrical panel in the basement. Two single pole circuit breakers are double-tapped with electrical wires of different gauges (14 & 12 gauge). These are labeled "G 1st Floor Bath, Shop" and "Deep Freezer". The bottom three breakers on the left-hand side are all over-fused with 20 amp single pole circuit breakers and 14 gauge electrical wire. Recommend repair by a licensed electrician. 23. Exterior outlets are not GFCI protected. This is a potential safety hazard. Recommend repair. 24. One smoke detector is installed on each floor in the home and none were operational when tested with the "test" button. Recommend repair/replacement. 25. The sub panel in the garage/shop is arranged with a main 50 amp breaker and 6 slots for single pole breakers. Neutral wires and ground wires are secured on the same bus bar. In most cases neutrals must be separated and isolated from

This confidential report is prepared exclusively for Alexander Thompson & Leslie Thompson© 2015 C'ville Home Inspection


Report SummaryPotential Safety Hazards

grounds. The inspector has performed research on the matter and is unclear on whether this arrangement is a code violation, or more importantly...unsafe. Recommend further inspection by an experienced licensed electrician and repair as needed. 26. The hand railing is loose at the post at the top of the stairs leading to the second floor. Recommend repair. 27. Heavy creosote build-up was observed inside the chimney throat. Recommend professional cleaning prior to use.

Deferred Cost Items (May Need Repair/Replacement Within 5 Years)28. Three tab asphalt/composite roof coverings have a typical life expectancy of 20-25 years and appear to be at or nearing the end of their useful life. It may be necessary to budget for replacement within the next 5 years.

Improvement Items And/Or Recommendations29. Siding and trim on the west side of the dormer closest to the driveway would benefit from sanding, staining and sealing. 30. Chimney flues are uncovered, exposing the flue tiles and chimney structure to rain water. Although no evidence of water damage was observed, a screened weather cap is recommended. 31. Interior walls, ceilings, door jambs and floors in the second floor bedroom and bathroom are out-of-plumb. It is unclear if this is due to normal settling of the house or if damage to framing has occurred. The closet door jamb is severely askew, however functionality of the door is not affected. Repair as needed. Cracks in the drywall were observed over the bedroom door. These appear to be related to normal settling. Repair as needed. The bathroom floor is out-of-plumb and spongy underfoot. Damage may be water-related due to a loose, leaky toilet or perhaps related to the tub/shower. No evidence of leaking was observed. It is also possible that joists have been lifted or twisted/crowned causing the floor to become sloped. The floor is also dramatically sloped in the first floor bathroom with a visible crown in the center of the floor in front of the toilet. Recommend further inspection and repair as needed. 32. Decking boards on the back deck are weathered and would benefit from staining/sealing. Repair as needed. 33. There was no evidence to suggest that the HVAC system has been serviced anytime recently. Although the system was in normal operating condition at the time of inspection, it is recommended to have a professional, initial servicing/cleaning. Modern HVAC equipment is energy efficient but is comprised of multiple intricate parts that need cleaning and regular maintenance. To extend the life of your HVAC system, it is recommended to contract with a local professional HVAC company for annual or semiannual servicing. 34. Recommend replacing the plastic/vinyl dryer exhaust duct with hard metal duct or flexible metal duct. Recommend installing a bathroom exhaust fan in the first and second floor bathrooms.

Items To Monitor35. Several step cracks were observed on exterior portions of the foundation walls. All appeared to be typical settling cracks and none showed signs of active movement. Interior portions of the walls were covered with finishings or other items and could not be visually inspected. Recommend monitoring and repairing as needed. 36. Interior framed walls in the basement have non-pressure treated bottom plates in direct contact with concrete. This is improper. Although no deterioration was observed, recommend monitoring and repairing as needed. 37. Wood support posts are in direct contact with the earth. Recommend monitoring for wood rot and/or WDI activity/damage at: the front porch and front stairs, rear deck, garage and other storage building.


* Careful reading of the entire report is recommended as this summary may not contain a complete list of all inspection findings.


Report OverviewHouse in Perspective

Well Built/Maintained/Numerous Repair Needs

Scope of InspectionAll components designated for inspection in the ASHI Standards of Practice are inspected, except as may be noted in the sections within this report. It is the goal of the inspection to put a home buyer in a better position to make a buying decision. Not all improvements will be identified during this inspection. Unexpected repairs should still be anticipated. The inspection should not be considered a guarantee or warranty of any kind. Please refer to the pre-inspection contract for a full explanation of the scope of the inspection.

Conventions Used In This ReportSATISFACTORY - Indicates the component is functionally consistent with its original purpose but may show signs of normal wear and tear and deterioration. MARGINAL - Indicates the component will probably require repair or replacement anytime within five years. (Also called "Deferred Cost") POOR - Indicates the component will need repair or replacement now or in the very near future. MAJOR CONCERNS - A system or component that is considered significantly deficient or is unsafe. POTENTIAL SAFETY HAZARD - Denotes a condition that is unsafe and in need of prompt attention.

Main Entrance FacesNorth

State of OccupancyOccupied

Fully furnished

Weather ConditionsSunny

Recent RainNo

Ground CoverDry


Receipt/InvoiceC'ville Home Inspection 730 Maranatha LaneCharlottesville , VA 22903(434) 242-1160

1880 Dogwood LanePalmyra, VA 22963

Date: Wed. Aug. 5, 2015 9:00 Inspection Number: 0805151

Inspected By: Stephen Comer

Client: Alexander Thompson & Leslie Thompson

Inspection FeeHome Inspection $425.00Radon-In-Air Inspection $150.00Radon-In-Water Inspection $75.00

Total $650.00

PAID IN FULL - Thank You

Aug 9, 2015

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ExteriorExterior

Exterior:For the exterior portion of the home inspection we will observe all accessible aspects of the house, attached structures and detached garage(s). Additional storage buildings, stables etc are not included in the home inspection. The immediate grounds around the house, attached structures and detached garage(s) is inspected, but a full walk of the property is beyond the scope of this inspection. Below is a list of the minimum ASHI requirements. We will cover all of these and more to provide you with the most thorough home inspection. The inspector shall: A. inspect: 1. siding, flashing and trim. 2. all exterior doors. 3. attached or adjacent decks, balconies, stoops, steps, porches, and their associated railings. 4. eaves, soffits, and fascias where accessible from the ground level. 5. vegetation, grading, surface drainage, and retaining walls that are likely to adversely affect the building. 6. adjacent or entryway walkways, patios, and driveways. B. describe: 1. siding. The inspector is NOT required to inspect: A. screening, shutters, awnings, and similar seasonal accessories. B. fences. C. geological and/or soil conditions. D. recreational facilities. E. outbuildings other than garages and carports. F. seawalls, break-walls, and docks. G. erosion control and earth stabilization measures.

SidingMaterial Stone Brick & Mortar (facade) Brick & Mortar (structural) Fiberboard (Masonite)

Fiber-cement (Hardi) Stucco EIFS* Not Inspected Asphalt/Composite SidingX Wood Vinyl Aluminum Concrete Block

Condition Satisfactory X Marginal Poor X Wood rot/deterioration X Peeling paintDamage/puncture(s) Loose/missing siding

Comments Siding was in overall satisfactory condition but a few localized areas of damage were observed. Repairs are needed. See photos for details. Siding and trim on the west side of the dormer closest to the driveway would benefit from sanding, staining and sealing. Substantial checking has occurred to logs on the west and south sides of the house. These get more weather year-round and will require more upkeep than the other sides. Checks on logs that are large (3/16"+) or on the "up side" of the logs need to be sealed to prevent water entry. This was widely observed on the west and south sides. Recommend repair. Exterior sill trim on the master bedroom window facing the driveway is damaged/weathered and finger-joints are separating. Recommend replacing with solid material. Gable end trim on the driveway side of the house has cracked and is in need of repair or replacement. Approximately 3 feet of a log on the back of the house is badly water-damaged and in need of replacement. The log is located to the left of the deck slider door. Recommend further inspection to determine the extent of damage and professional repair. A trim board to the right of the deck slider door is badly water-damaged and in need of replacement.



Photos

Siding and trim on the west side of the dormer closest to the driveway would benefit from sanding, staining and sealing.

Substantial checking has occurred to logs on the west and south sides of the house. These get more weather year-round and will require more upkeep than the other sides. Checks on logs that are large (3/16"+) or on the "up side" of the logs need to be sealed to prevent water entry. This was widely observed on the west and south sides. Recommend repair.

Exterior sill trim on the master bedroom window facing the driveway is damaged/weathered and finger-joints are separating. Recommend replacing with solid material.

Gable end trim on the driveway side of the house has cracked and is in need of repair or replacement.

Approximately 3 feet of a log on the back of the house is badly water-damaged and in need of replacement. The log is located to the left of the deck slider door. Recommend further inspection to determine the extent of damage and professional repair.

A trim board to the right of the deck slider door is badly water-damaged and in need of replacement.



Exterior Photos

Exterior trim on the SW basement door is rotten at the bottom and the threshold has come dislodged. Weatherstripping on the door is also in poor condition. Recommend repair/replacement.

Door trim on both garage doors is in poor condition and in need of replacement.

Glass is broken and missing on the garage door. Recommend repair/replacement.

Glass is broken and missing on the venting portion of the slider door. Recommend repair/replacement.

Weatherstripping needs improvement on the basement double door.

Substantial wood rot has compromised the venting portion of the basement double door. Weatherstripping is also in need of improvement. Recommend repair/replacement.



Weatherstripping is in need of improvement on the SW basement door.



Structural ComponentsStructural Components

Structure:The structure, or "bones" is a crucial component of the house or building. We will make every reasonable effort to traverse attics, crawl spaces, basements and any accessible portion of the home in order to assess the structural components. The inspector shall: A. inspect: 1. structural components including the foundation and framing. 2. by probing a representative number of structural components where deterioration is suspected or where clear indications of possible deterioration exist. Probing is NOT required when probing would damage any finished surface or where no deterioration is visible or presumed to exist. B. describe: 1. the methods used to inspect under-floor crawl spaces and attics. 2. the foundation. 3. the floor structure. 4. the wall structure. 5. the ceiling structure. 6. the roof structure. The inspector is NOT required to: A. provide any engineering or architectural services or analysis. B. offer an opinion as to the adequacy of any structural system or component.

Crawl spaceX N/A

Type Full crawlspace Combination basement/crawl space/slabConditioned (heated/cooled) Yes No Dehumidifier : Yes No Not TestedAccess Location Exterior Interior Hatch Basement Hatch No Access Inspected from Inside crawl space Access door/hatch

Comments:

Foundation wallsMaterial X Concrete block Poured concrete Stone ICF Wood Brick & Mortar

Not Visible Other : Condition X Satisfactory Marginal Poor Major damage X Cracks Movement Wet

Old Moisture Stains/Efflorescence Comments Several step cracks were observed on exterior portions of the foundation walls. All appeared to be typical

settling cracks and none showed signs of active movement. Interior portions of the walls were covered with finishings or other items and could not be visually inspected. Recommend monitoring and repairing as needed.



Photos

A step crack was observed at the NW corner. The crack appeared to be old and has been sealed and repainted. Monitor for increased movement.

Another step crack was observed on the rear wall above the basement double door. Recommend monitoring for increased movement.

Floor StructureGirder/Beam Material Steel I-beam Wood : 2 X 12 X 2 X 10 Doubled X Tripled Other:

LVL/Microlam : Tripled DoubledCondition : X Satisfactory Marginal Poor Not Visible N/A

Column/Pier Material Masonry: Concrete Block Brick & Mortar Brick/block (dry Stacked)Other: Wood : 6x6 4x4 8x8 Other: Steel: Fixed X Adjustable Improper Attachment Other: Footings Present: Yes No X Not VisibleCondition: X Satisfactory Marginal Poor Not visible N/A

Joist Material Dimensional Lumber: 2x6 2x8 X 2x10 2x12 Engineered I-joistsEngineered Truss Joists Steel/Metal Joists Other:

Condition : X Satisfactory Marginal Poor Not Visible N/ASubfloor Material OSB Plywood Wood Planks Particle Board Concrete Other:

Condition: Satisfactory Marginal Poor X Not Visible N/AComments:The floor framing system was in overall satisfactory condition with no evidence of damage or deficiency observed in visible portions.

Wall/Ceiling StructureExterior Wall Construction 2x4 wood framed 2x6 wood framed Concrete block X Log/Timber

Metal Stud Framed Other : Condition : Marginal X Satisfactory Poor Not Visible Comments:Log framed walls appeared to be in overall satisfactory condition with only minor evidence of movement, which is typical in this type of construction.

Interior Wall Construction X 2x4 wood framed 2x6 wood framed Concrete block Log/TimberMetal Stud Framed Other :

Condition : X Marginal Satisfactory Poor Not Visible N/ACeiling Construction 2x4 wood framed 2x6 wood framed 2x8 wood framed Log/Timber

Metal Stud Framed Other : 2x10Condition : Marginal X Satisfactory Poor Not Visible N/A

Comments Comments: Interior walls, ceilings, door jambs and floors in the second floor bedroom and bathroom are out-of-plumb. It is unclear if this is due to normal settling of the house or if damage to framing has occurred. The closet door



Structural ComponentsWall/Ceiling Structure cont.Comments cont. jamb is severely askew, however functionality of the door is not affected. Repair as needed. Cracks in

the drywall were observed over the bedroom door. These appear to be related to normal settling. Repair as needed. The bathroom floor is out-of-plumb and spongy underfoot. Damage may be water-related due to a loose, leaky toilet or perhaps related to the tub/shower. No evidence of leaking was observed. It is also possible that joists have been lifted or twisted/crowned causing the floor to become sloped. The floor is also dramatically sloped in the first floor bathroom with a visible crown in the center of the floor in front of the toilet. Recommend further inspection and repair as needed. Interior framed walls in the basement have non-pressure treated bottom plates in direct contact with concrete. This is improper. Although no deterioration was observed, recommend monitoring and repairing as needed.

Photos

The closet door jamb in the second floor bedroom is askew. The bottom of the door has been cut/planed to allow for proper operation.

The floor slopes down towards the bathtub in the second floor bathroom. Subflooring may have been affected by water or some other defect. A level placed on the floor showed it to be out-of-plumb by nearly 1" over 4'.

Cracks in the drywall above the bedroom door appear to be older and are cosmetic in nature.



The floor is out-of-plumb in the first floor bathroom with an obvious crown in the center of the room and sloping down to either side. Another possibility for this is the addition of the dividing wall installed between the basement bathroom and middle room. If the dividing wall was built to tall, it could put upward pressure on floor joists. From the initial assessment, damage appears to be minor and correction is likely unnecessary.

The original support for the stairs (left) has a proper pressure treated bottom plate (or green plate). The newer interior wall (right) has a non-pressure treated bottom plate. Deterioration is likely inevitable with this arrangement as moisture in the concrete will be wicked up into the kiln dried lumber.

Roof/Attic StructureConstruction Engineered wood trusses X Wood rafters Other:

Condition: X Satisfactory Marginal Poor Not Visible Inspected from X Inside the attic X At access hatch Other: No AccessSheathing OSB X Plywood Wooden Planks

Condition : Marginal X Satisfactory Poor Not Visible Flooring Installed: X No Yes Partial Not VisibleComments:Rafters appeared to be in overall adequate condition. Roof sheathing, examined from the attic, showed no major defects or moisture damage.

Photos

View of attic/roof framing.



Structural Components Photos

Decking boards on the back deck are weathered and would benefit from staining/sealing. Repair as needed.

The deck appeared to be well-built with proper supports, anchors/fasteners and flashing.



RoofingRoofing

Roofing:Every reasonable attempt is made to walk the roof in order to provide you with the most thorough inspection. Adverse weather conditions, steep pitch or fragile roof coverings are examples of some of the factors that may be hindrances. Below is a list of the minimum ASHI requirements. We will cover these and more and provide photo evidence, when possible, along with recommendations for maintenance and/or repair. The inspector shall: A. inspect: 1. roofing materials. 2. roof drainage systems. 3. flashing. 4. skylights, chimneys, and roof penetrations. B. describe: 1. roofing materials. 2. methods used to inspect the roofing. The inspector is NOT required to inspect: A. antennae. B. interiors of flues or chimneys that are not readily accessible. C. other installed accessories.

GeneralVisibility None X All Partial OtherInspected X From Roof Ladder at eaves From Ground With Binoculars

A limited roof covering inspection was performed by walking/climbing onto the roof [or from a ladder, etc].

Style of RoofType X Gable Hip Mansard Shed Flat OtherPitch X Low Medium X Steep FlatRoof #1 Type: Dimensional Shingles X 3-Tab Shingles Metal Rubber Wood Shingles

Other Layers: X 1 Layer 2 Layers 3 Layers UnknownAge: 5-10 Yrs 1-5 Yrs 10-15 Yrs 15-20 Yrs X 20-25 Yrs Other

Roof #1 Location X Main Roof Front Porch Roof Back Porch Roof Side Porch RoofBump-Out Roof Bay Window Roof Garage Roof Storage Building Roof

Other: Roof #2 Type: Dimensional Shingles 3-Tab Shingles Metal Rubber Wood Shingles

Other Layers: 2 Layers 1 Layer 3 Layers UnknownAge: 5-10 Yrs 1-5 Yrs 10-15 Yrs 15-20 Yrs 20-25 Yrs Other X N/A

Roof #2 Location Main Roof Front Porch Roof Back Porch Roof Side Porch RoofBump-Out Roof Bay Window Roof Garage Roof Storage Building Roof

Other: X N/ARoof #3 Type: 3-Tab Shingles Dimensional Shingles Metal Rubber Wood Shingles

Other Layers: 2 Layers 1 Layer 3 Layers UnknownAge: 5-10 Yrs 1-5 Yrs 10-15 Yrs 15-20 Yrs 20-25 Yrs Other X N/A

Roof #3 Location Main Roof Front Porch Roof Back Porch Roof Side Porch RoofBump-Out Roof Bay Window Roof Garage Roof Storage Building Roof

Other: X N/A

Condition of Roof CoveringsRoof #1 Satisfactory X Marginal Poor Curling Cracking Ponding X Burn Spots

Broken/Loose Tiles/Shingles Nail popping X Granules missing AlligatoringBlistering X Missing Tabs/Shingles/Tiles Moss buildup Exposed felt CuppingIncomplete/Improper Nailing Recommend roofer evaluate Evidence of Leakage



RoofingCondition of Roof Coverings cont.Roof #2 X N/A Satisfactory Marginal Poor Curling Cracking Ponding

Burn Spots Broken/Loose Tiles/Shingles Nail popping Granules missingAlligatoring Blistering Missing Tabs/Shingles/Tiles Moss buildup Exposed feltCupping Incomplete/Improper Nailing Recommend roofer evaluateEvidence of Leakage

Roof #3 X N/A Satisfactory Marginal Poor Curling Cracking PondingBurn Spots Broken/Loose Tiles/Shingles Nail popping Granules missingAlligatoring Blistering Missing Tabs/Shingles/Tiles Moss buildup Exposed feltCupping Incomplete/Improper Nailing Recommend roofer evaluateEvidence of Leakage

Comments Three tab asphalt/composite roof coverings have a typical life expectancy of 20-25 years and appear to be at or nearing the end of their useful life. It may be necessary to budget for replacement within the next 5 years. Some areas of damage in need of immediate repair were observed: A shingle tab on the front of the roof is damaged and in need of replacement. The rubber gasket on the plumbing vent boot is deteriorated and in need of replacement. This is a direct water entry point into the attic. A ridge cap shingle is missing on the west end of the roof and nail heads are exposed. Recommend repair. Ridge cap shingles are torn on all three dormers where they tie into the main roof. Recommend repair/replacement.

Photos

A shingle tab on the front of the roof is damaged and in need of replacement.

Paint was spilled on shingles over the front porch.

Granules are missing from shingles on the back of the roof. This is evidence that the roof coverings will need to be replaced soon. This occurrence was widespread on the back of the roof, which gets more sun/weather.



A few burn spots were observed on the back of the roof. No evidence of active leaking from these, but more evidence of the need for replacement.

The rubber gasket on the plumbing vent boot is deteriorated and in need of replacement. This is a direct water entry point into the attic.

A ridge cap shingle is missing on the west end of the roof and nail heads are exposed. Recommend repair.

Ridge cap shingles are torn on all three dormers where they tie into the main roof. Recommend repair/replacement.



Roofing Photos

Concrete/mortar parging on the chimney is in poor condition. Cracks are abundant and areas of flaking are widespread. This coating is a critical part of waterproofing and should be professionally repaired. Counter flashing is also missing at the lower corner.

Chimney flues are uncovered, exposing the flue tiles and chimney structure to rain water. Although no evidence of water damage was observed, a screened weather cap is recommended.



PlumbingPlumbing

Plumbing:Most plumbing systems are not complicated, but if misused or neglected can have devastating and costly impacts on the home. To ensure that the plumbing system is in working order, we will thoroughly inspect every fixture and appliance. The inspector shall: A. inspect: 1. interior water supply and distribution systems including all fixtures and faucets. 2. drain, waste, and vent systems including all fixtures. 3. water heating equipment and hot water supply system. 4. vent systems, flues, and chimneys. 5. fuel storage and fuel distribution systems. 6. drainage sumps, sump pumps, and related piping. B. describe: 1. water supply, drain, waste, and vent piping materials. 2. water heating equipment including energy source(s). 3. location of main water and fuel shut-off valves. The inspector is NOT required to: A. inspect: 1. clothes washing machine connections. 2. interiors of flues or chimneys that are not readily accessible. 3. wells, well pumps, or water storage related equipment. 4. water conditioning systems. 5. solar water heating systems. 6. fire and lawn sprinkler systems. 7. private waste disposal systems. B. determine: 1. whether water supply and waste disposal systems are public or private. 2. water supply quantity or quality. C. operate automatic safety controls or manual stop valves.

Supply/Drain PipeWater entry piping Not Visible Copper Galvanized Steel CPVC Plastic

Polybutylene Plastic PEX Plastic Polyethylene "Black" Plasticschedule 80 PVC

Lead other than solder joints Yes X No Unknown Service entryVisible water distribution piping Copper Galvanized Steel X PVC Plastic CPVC Plastic

X Polybutylene Plastic X PEX Plastic OtherCondition X Satisfactory Marginal Poor Corrosion LeakingDrain/Waste/Vent pipe Copper Cast iron Galvanized Steel X PVC ABS BrassCondition X Satisfactory Marginal Poor Corrosion LeakingComments Water supply pipes are Qest polybutylene. Polybutylene was installed in more than six million homes during

the late 70's through early 90's. This type of water supply pipe was the center of a now closed class action lawsuit due to its propensity to unexplainably split and leak. Although no evidence of leakage was observed at the time of inspection, replacement or evaluation by a licensed, experienced plumber is recommended.



Photos

The toilet in the second floor bathroom was loose at the flange. Recommend repair by a licensed plumber. Repair typically involves pulling the toilet, replacing the wax ring and re-securing to the floor. Also recommend inspecting subfloor in the area for possible water damage.

The well, pressure gauge and tank were in satisfactory condition at the time of inspection with water pressure acceptable and two sediment filters present.

Water supply pipes are Qest polybutylene.

The main water shut-off is located at the NW corner of the basement.

Main fuel shut-off locationX N/A Front Exterior Wall Rear Exterior Wall Side Exterior Wall At Fuel Tank

OtherLocation Gas Meter On Exterior Of Home Buried Propane Tank Above Ground Propane Tank(s)

Above Ground Oil Tank Buried Oil Tank Qty. At Time Of Inspection : Fuel Type Natural gas Liquid Propane Oil Pipe Material : Copper Black Iron CSST

Other: Recommend Evaluation By Licensed Plumber/Other ProfessionalComments



PlumbingWater heater #1

N/AGeneral Capacity: 40+ Gal 30+ Gal X 50+ Gal 60+ Gal 70+ Gal 80+ Gal Tankless

Approximate Age : 5-10 Yrs X 1-5 Yrs 10-15 Yrs 15-20 Yrs 20+ YrsType Natural Gas X Electric LP Other Tankless/On-Demand

FVIR (Flammable Vapor Ignition Resistant) Heat PumpRelief valve X Yes No

Extension proper: X Yes No Missing Recommend repair Improper materialPotential Safety Hazard

Condition X Satisfactory Marginal PoorComments The water heater was in normal operating condition at the time of inspection. Electric water heaters have a

typical life expectancy of 10-15 years and fuel powered water heaters typical last 15-20 years or more. Most manufacturers recommend annual draining of the tank to ensure proper operation and satisfy warranty obligations. Check manufacturer instructions for details.

Photos

The State Industries 50 gallon water heater appears to have been manufactured in 2011. Electric water heaters have a typical life expectancy of 10-15 years.



Plumbing Photos

Caps for the anti-siphoning device on both hose bibs were missing. Functionality does not appear to be affected. Repair as needed.

The sink stopper is not working in the second floor bathroom. Repair as needed.



Electrical SystemElectrical

Electrical:Few systems in the home have experienced such sweeping changes and advances in function and safety as the electrical system. Products, wiring methods and building codes are constantly changing, mainly to improve safety. The safety of you and your family is of utmost importance to us. We will carefully inspect and examine the home's electrical system to ensure that all is well. The inspector shall: A. inspect: 1. service drop. 2. service entrance conductors, cables, and raceways. 3. service equipment and main disconnects. 4. service grounding. 5. interior components of service panels and sub panels. 6. conductors. 7. overcurrent protection devices. 8. a representative number of installed lighting fixtures, switches, and receptacles. 9. ground fault circuit interrupters. B. describe: 1. amperage and voltage rating of the service. 2. location of main disconnect(s) and sub panels. 3. presence of solid conductor aluminum branch circuit wiring. 4. presence or absence of smoke detectors. 5. wiring methods. The inspector is NOT required to: A. inspect: 1. remote control devices. 2. alarm systems and components. 3. low voltage wiring systems and components. 4. ancillary wiring systems and components. not a part of the primary electrical power distribution system. B. measure amperage, voltage, or impedance.

Main PanelLocation Location: X Basement Garage Mechanical Room Laundry Room

Other : outside near garageAmperage/Voltage Unknown 60a 100a 150a X 200a 400a X 120v/240vMain wire Copper X Aluminum Not Visible Double tapping of the main wire

Condition: X Satisfactory Marginal PoorBranch wire X Solid Copper X Copper Strand Solid Conductor Aluminum Branch Circuit Wiring

X Aluminum Strand X NM (Non-Metallic) Cable BX Cable Knob & Tube2-Wire (no dedicated ground wire) X Double-tapping X Safety Hazard

Condition : Satisfactory X Marginal PoorComments:Two meter heads and two 200 amp panels are installed: one outside near the garage that powers the garage/shop and the other in the basement. The open knock-out in the bottom of the outdoor electrical panel should be properly sealed to prevent entry and possible accidental shock. Otherwise the panel size appeared to be compatible to service size. Branch breaker distribution appeared properly distributed (but was not tested and verified). No signs of overheating were evident at the time of the inspection. No improper wiring practices or safety violations were observed. Several unsafe wiring practices were observed in the main electrical panel in the basement. Two single pole circuit breakers are double-tapped with electrical wires of different gauges (14 & 12 gauge). These are labeled "G 1st Floor Bath, Shop" and "Deep Freezer". The bottom three breakers on the left-hand side are all over-fused with 20 amp single pole circuit breakers and 14 gauge electrical wire. Recommend repair by a licensed electrician.



Photos

The 200 amp outdoor panel is well-labeled and has room for one or more additional circuits if needed.

The open knock-out in the bottom of the outdoor electrical panel should be properly sealed to prevent entry and possible accidental shock.

The main electrical panel in the basement is well-labeled but has no room for additional circuits. Upgrading the service size or installing a subpanel may be necessary if additional circuits are needed.

Several unsafe wiring practices were observed in the main electrical panel in the basement. Two single pole circuit breakers are double-tapped with electrical wires of different gauges (14 & 12 gauge). These are labeled "G 1st Floor Bath, Shop" and "Deep Freezer". The bottom three breakers on the left-hand side are all over-fused with 20 amp single pole circuit breakers and 14 gauge electrical wire. Recommend repair by a licensed electrician.

These 20 amp circuit breakers are improperly paired up with 14 gauge wire.

Close up of "Deep Freezer" double-tap



Close up of #G double-tap

Electrical SystemWall Switches Condition: Marginal X Satisfactory Poor Damaged Cover Plates MissingLight Fixtures Condition: X Satisfactory Marginal Poor Bulbs Broken/Missing

Recommend RepairOutlets Condition: X Satisfactory Marginal Poor Cover Plates Missing Reverse Polarity

Open Ground GFCI's Recommended: Kitchen Counter Bathroom(s) GarageOther: exterior

Electrical System Comments Comments:Exterior outlets are not GFCI protected. This is a potential safety hazard. Recommend repair. Otherwise, visible portions of the electrical system beyond the main electrical panel (and sub panel where applicable) were in satisfactory condition with no evidence of damage, defect or safety concerns.

Smoke/CO Detectors Smokes Present: X Yes No Recommend AdditionalOperable: Yes X No Not Tested X Hard Wired Battery PoweredCO Detectors Present: No X Yes Recommend AdditionalComments:One smoke detector is installed on each floor in the home and none were operational when tested with the "test" button. Recommend repair/replacement. FYI: Current safety standards recommend smoke alarms be hard-wired on a dedicated circuit and located in each floor of the home, in each bedroom, in hallways within 10' of bedroom doors and at the top of interior staircases.

Sub panelNone apparent

Location Basement Mechanical Room Exterior Wall X Garage/Shed/Barn Laundry RoomOther:

Amperage Unknown 40 amps X 50 Amps 60 Amps 80 Amps 100 Amps Other:



Electrical SystemSub panel cont.Service wire Solid Copper Solid Aluminum X Copper Strand Aluminum Strand

Neutral/ground separated : Yes X No Neutral isolated : Yes X No Safety hazard Condition Satisfactory X Marginal PoorComments The sub panel in the garage/shop is arranged with a main 50 amp breaker and 6 slots for single pole

breakers. Neutral wires and ground wires are secured on the same bus bar. In most cases neutrals must be separated and isolated from grounds. The inspector has performed research on the matter and is unclear on whether this arrangement is a code violation, or more importantly...unsafe. Recommend further inspection by an experienced licensed electrician and repair as needed.

Photos

The sub panel in the garage is not labeled. Repair as needed.

Reference photo of garage sub panel.



Heating Heating

Heating:Every Home needs a functioning adequate heat source. We are experienced with the inspection of gas boilers, wood-fired systems, heat pumps, forced air furnaces, geothermal systems, and more. The inspector shall: A. open readily openable access panels. B. inspect: 1. installed heating equipment. 2. vent systems, flues, and chimneys. C. describe: 1. energy source(s). 2. heating systems. The inspector is NOT required to: A. inspect: 1. interiors of flues or chimneys that are not readily accessible. 2. heat exchangers. 3. humidifiers or dehumidifiers. 4. electronic air filters. 5. solar space heating systems. B. determine heat supply adequacy or distribution balance.

Heating System 1Unit #1 Approximate Age: 5-10yrs X 1-5yrs 10-15yrs 15-20yrs 20-25yrs 25+

Service Area: 1st Floor X Whole House 2nd Floor 1st Floor & Basement Other : Energy Source : Natural Gas X Electric Liquid Propane Geothermal Other : Capacity : 3 tons Sized Correctly: X Yes No Unknown/Not Labeled

Condition X Satisfactory Marginal PoorType X Central System Direct drive Gravity Belt Drive Floor/wall furnace

X Heat Pump Geothermal X Forced Hot Air X Heat Strips HydronicFilter X Standard Electrostatic X Satisfactory Needs cleaning/replacement Missing

Electronic (not tested)Ductwork X Metal Duct X Insulated Flex Duct Ductboard

Condition: X Satisfactory Marginal Poor N/AComments The electric heat pump was in normal operating condition at the time of inspection.



Photos

The 30 and 60 amp breakers labeled "Furnace" in the main electrical panel suggest this unit may have additional heat strips installed. However there are no markings on the manufacturer label specifying which, if any, heater kits are installed. It is beyond the scope of the inspection for the inspector to remove the cabinet panel and attempt to determine the presence of heat strips. No representation can be made as to properly sized circuit breakers.



Air ConditioningAIr Conditioning

Air Conditioning:While many municipalities in our region do not require air conditioning, most homes have some means of cooling. Summer weather typically produces periods of dangerously high temperatures in our area making air conditioning vital. Although we are not HVAC technicians, we are adept at inspecting electric heat pump/AC systems, geothermal systems, mini split systems, window and wall units, and more. The inspector shall: A. open readily openable access panels. B. inspect: 1. central and through-wall equipment. 2. distribution systems. C. describe: 1. energy source(s). 2. cooling systems. The inspector is NOT required to: A. inspect electronic air filters. B. determine cooling supply adequacy or distribution balance. C. inspect window air conditioning units.

Unit 1Approximate Age: 5-10yrs X 1-5yrs 10-15yrs 15-20yrs 20-25yrs 25+Service Area: 1st Floor X Whole House 2nd Floor 1st Floor & Basement Other : Energy Source : Natural Gas X Electric Propane Geothermal Other : Capacity : 3 tons Sized Correctly: X Yes No Not Labeled

Condition X Satisfactory Marginal Poor X Recommend HVAC technician examine/clean/serviceNot operated due to exterior temperature

Comments There was no evidence to suggest that the HVAC system has been serviced anytime recently. Although the system was in normal operating condition at the time of inspection, it is recommended to have a professional, initial servicing/cleaning. Modern HVAC equipment is energy efficient but is comprised of multiple intricate parts that need cleaning and regular maintenance. To extend the life of your HVAC system, it is recommended to contract with a local professional HVAC company for annual or semiannual servicing.

Photos

The Nutone 3 ton heat pump system appears to be approximately 4 years old. An electric heat pump system that is well-maintained can last up to 20 years or more.

Other Cooling SystemN/A

Window AC unit(s) Installed: No X Yes How Many: 1



Air ConditioningOther Cooling System cont.Condition X Satisfactory Marginal Poor Not TestedComments The window AC unit was in normal working order.



InteriorsInteriors

Interiors:All interior rooms in the home are inspected. Below is a list of the ASHI standards of which we will cover, and more. The inspector shall inspect: A. walls, ceilings, and floors. B. steps, stairways, and railings. C. countertops and a representative number of installed cabinets. D. a representative number of doors and windows. E. garage doors and garage door operators. The inspector is NOT required to inspect: A. paint, wallpaper, and other finish treatments. B. carpeting. C. window treatments. D. central vacuum systems. E. household appliances. F. recreational facilities.

Stairs/Steps/BalconiesNone

Condition X Satisfactory Marginal PoorHandrail Satisfactory X Marginal Poor X Safety hazard

Hand Rail/Railing/Balusters recommended X Loose/MissingTreads X Satisfactory Marginal Poor Risers/Treads uneven Trip hazardBalcony X Yes No N/A X Satisfactory Marginal Poor Safety HazardComments The hand railing is loose at the post at the top of the stairs leading to the second floor. Recommend repair.Photos

The hand railing is loose at the post at the top of the stairs leading to the second floor. Recommend repair.

Interior RoomsWalls/Ceilings X Satisfactory Marginal Poor X Typical settling cracks/small holes

Major Damage Mold-like Growth Floors Satisfactory X Marginal PoorHeat source present X Yes NoDoors X Satisfactory Marginal Poor Knob And Strike Plate Mis-aligned Out Of Plumb



InteriorsInterior Rooms cont.Windows Type: Vinyl X Wood Metal Vinyl Clad Metal Clad Other:

Operation : X Double Hung Single Hung Casement Slider Hopper FixedOther: Condition : Satisfactory X Marginal Poor X Fogged Glass

Comments Comments:Floors were overall satisfactory except for portions in the first and second floor bathrooms that are out-of-plumb. Walls and ceilings had some nail pops and cracks, but all damage appeared to be cosmetic in nature. Repair as needed. Windows were overall satisfactory but condensation has developed between the panes of windows in the second floor bedroom, master bedroom and other first floor bedroom. Condensation stains were faint but these typically worsen over time until the window glazing is completely obscured. Recommend repair/replacement.

Photos

Condensation stains were observed between glass in the upper sash of the right-hand window facing the driveway in the second floor bedroom.

Condensation stains were observed between glass in the upper sash of the window facing the front porch in the first floor bedroom.

Condensation stains were observed between glass in the upper and lower sashes of the window facing the driveway in the master bedroom.

AppliancesASHI Standards Appliances:

ASHI does not require that home inspectors operate household appliances such as ovens, dishwashers, washers and dryers. However, we understand that that these appliances are a part of your everyday use in the home and they are often expensive to replace. When possible, we will run appliances through a basic test to determine proper functioning and the potential that repair or replacement may be needed soon.

Dishwasher Condition : X Satisfactory Marginal Poor Improperly Fastened Not WorkingRecommend Repair N/A

Dishwasher Comments The dishwasher was in normal working order at the time of inspection.Oven/Range/Cooktop Condition : X Satisfactory Marginal Poor Not Working

Recommend Repair N/AOven/Range/Cooktop Comments The oven/range was in normal working order at the time of inspection.Refrigerator/Freezer Condition : Marginal X Satisfactory Poor Ice Maker Present: No X Yes

N/A Refrigerator/Freezer Comments The refrigerator was in normal working order at the time of inspection.Clothes Washer Condition : Satisfactory Marginal Poor N/AClothes Washer Comments The clothes washer was not tested at the time of inspection because it was full of

unwashed items.Clothes Dryer Condition : Marginal X Satisfactory Poor Clothes Dryer Comments The clothes dryer was in normal working order at the time of inspection.



InteriorsAppliances cont.Photos

A crack was observed below the handle on the microwave door. Repair/replace as needed.

Radon Mitigation SystemX N/A

Fan Location(s) Attic Basement Crawl Space Exterior OtherOperable Yes No Noisy Recommend RepairVent Pipe Location(s) Interior wall(s) Exterior wall(s) Garage Other Labeled: No Yes

Manometer Present: No Yes Recommend RepairClearance Proper Yes No Recommend repairComments



Interiors Photos

The kitchen sink base cabinet was intact but appears to have suffered previous water damage. Repair as needed.

The tile board surface in the basement bathroom is damaged/defective and in need of repair/replacement.



Insulation/VentilationInsulation/Ventilation

Insulation/Ventilation:With energy costs ever on the rise it has never been more important to keep the conditioned air where it should be...INSIDE OUR HOMES. We will carefully examine the insulation/ventilation system to ensure that it is sufficient and help you understand areas for improvement. The inspector shall: A. inspect: 1. insulation and vapor retarders in unfinished spaces. 2. ventilation of attics and foundation areas. 3. mechanical ventilation systems. B. describe: 1. insulation and vapor retarders in unfinished spaces. 2. absence of insulation in unfinished spaces at conditioned surfaces. The inspector is NOT required to disturb insulation.

Attic Insulation/VentilationN/A

Insulation X Fiberglass X Batts Loose Cellulose Icynene Foam Other VermiculiteRock wool Depth: R-30 Damaged Displaced Missing CompressedRecommend additional insulation

Installed in Rafters/Trusses Walls X Between ceiling joists Underside of roof deckNot Visible

Vapor Bar. X Kraft/foil faced Plastic sheeting Not Visible Improperly installed N/AVentilation X Ventilation appears adequate Recommend additional ventilation

Recommend baffles at eavesThermostat Controlled Fan: Yes X None Operable Inoperable Set Temperature:

Bathroom Exhaust Fan(s) Vented To Exterior: X Yes No Vented Toward SoffitVented Toward Gable Or Other Vent Recommend Repair Not Visible

Comments Insulation and ventilation were satisfactory and typical of homes built in this region and typical for this house design.

Kitchen ExhaustRange hood present X Yes No N/AVented to the exterior Yes X No Improper InstallationCondition X Satisfactory Marginal Poor Recommend Repair Comments Kitchen exhaust was satisfactory.

Dryer ExhaustMaterial Flexible metal X Metal duct X Plastic/vinyl PVC Other: Vented through X Wall Floor Ceiling Not Vented To ExteriorCondition X Satisfactory Marginal Poor Recommend Repair

Exterior vent cap damaged/missing Comments Comments:

Recommend replacing the plastic/vinyl dryer exhaust duct with hard metal duct or flexible metal duct.



Photos

Plastic/vinyl dryer exhaust duct is not recommended due to its relatively short life span in difficulty to clean without damaging.



Insulation/Ventilation Photos

Recommend installing a bathroom exhaust fan.

Recommend installing a bathroom exhaust fan.



Fireplace/StoveFireplace/Stove

Fireplace/Stove:Wether for back-up heat or as a primary heat source, a fireplace or stove needs to be properly installed according to building codes and/or manufacturer specifications. Chimney fires plagued homes up until the mid 20th century. While this is much less of a concern today we will still do our best to ensure each unit is properly installed, safe and in normal working order. The inspector shall: A. inspect: 1. system components. 2. chimney and vents. B. describe: 1. fireplaces and solid fuel burning appliances. 2. chimneys. The inspector is NOT required to: A. inspect: 1. interiors of flues or chimneys. 2. firescreens and doors. 3. seals and gaskets. 4. automatic fuel feed devices. 5. mantles and fireplace surrounds. 6. combustion make-up air devices. 7. heat distribution assists (gravity fed and fan assisted). B. ignite or extinguish fires. C. determine draft characteristics. D. move fireplace inserts and stoves or firebox contents.

Fireplace/StoveNone

Location(s): Living Room X Family Room X Basement Bedroom Other: Type Natural Gas/Propane X Wood Burning X Pellet or other Electric VentlessMaterial Masonry Panels Metal (pre-fabricated) Metal insert X Cast Iron X Brick & Mortar

OtherMisc. Blower built-in Operable: Yes No Damper operable: X Yes No

Damper Missing Open joints or cracks in firebrick/panels should be sealed Fireplace doors need repair Damper Modified For Gas Operation : Yes X No N/A

Hearth extension adequate X Yes No N/AMantel N/A X Secure Loose Recommend repair/replaceCondition Satisfactory X Marginal Poor X Recommend having flue cleaned and re-examined

X Creosote Build-Up X Cracks In Masonry Or Firebricks Not evaluatedComments Heavy creosote build-up was observed inside the chimney throat. Recommend professional cleaning prior to

use. Several cracks in brick and mortar was observed on the back wall of the fireplace. Recommend repair by a mason or qualified general contractor.



Photos

Several cracks in brick and mortar was observed on the back wall of the fireplace. Recommend repair by a mason or qualified general contractor.

Creosote build up in the fireplace.


Documents

Home Inspection Report...C'ville Home Inspection 730 Maranatha Lane Charlottesville , VA 22903 (434) 242-1160 1880 Dogwood Lane Palmyra, VA 22963 Date: Wed. Aug. 5, 2015 9:00 Inspection