New Cornerstone Residential Inspections, LLC Oklahoma City, OK … · 2017. 10. 17. · Richard Cummings 1234 Sample Dr. Okla. City, OK 73142 RICHARD CUMMINGS Monday, December 4,

Richard Cummings

1234 Sample Dr.

Okla. City, OK 73142

RICHARD CUMMINGS

Monday, December 4, 2017

Cornerstone Residential Inspections, LLC

14517 Sedona Drive

Oklahoma City, OK 73142

405-808-3600

Okla. Lic.# 1038

[email protected]

www.csinspect.com

October 14, 2017

Dear Richard Cummings,

RE: Report No. 16511234 Sample Dr.Okla. City, OK73142

Here is your Inspection Report and again thank you for choosing Cornerstone Residential Inspections. The purpose ofthe home inspection is to assist you in making an informed decision with the primary focus on identifying significant itemsthat may affect that decision.

I hope you've found the inspection and report to be beneficial but please read the report in its entirety and do not hesitateto call me prior to closing if you have questions or need any further clarification.

Thank you again,

Sincerely,

Richard Cummingson behalf ofCornerstone Residential Inspections, LLC

Cornerstone Residential Inspections,LLC

14517 Sedona DriveOklahoma City, OK 73142

405-808-3600Okla. Lic.# 1038

AGREEMENT

PARTIES TO THE AGREEMENT

CompanyCornerstone ResidentialInspections, LLC14517 Sedona DriveOklahoma City, OK 73142

ClientRichard Cummings

Total Fee: $300.00

This is an agreement between Richard Cummings and Cornerstone Residential Inspections, LLC.

LIMITATIONS AND EXCLUSIONS OF THE HOME INSPECTION AND REPORTCLIENT AND COMPANY (Company is also defined to include any and all inspectors who perform the contracted-forinspections as an employee or independent contractor of the Company) agree to the following terms and conditions:

1. Client Attendance and Permission to Access Subject Property: The Client acknowledges that Client and/or anyauthorized representative has been encouraged to attend and participate in the inspection and recognizes that failure todo so may result in less than a complete understanding of the findings. The Client further acknowledges that suchparticipation is at the Clients own risk. The Client warrants that permission has been secured for the Company to enterand inspect the Subject Property.

2. Standards of Practice: The scope of this inspection is defined and limited by the standards, limitations, exceptions andexclusions as contained in the Oklahoma Construction Industries Board Home Inspection Industry Regulations, OAC158:70-1-1, et seq. (OK SoP) and this Pre-Inspection Agreement. Home inspections performed in accordance with thesestandards of practice are intended to provide the client with information regarding the condition of the systems andcomponents at the time of the inspection. Inspections performed in accordance with these standards are not required tobe technically exhaustive and will not identify concealed conditions or latent defects.

3. Definitions and Purpose of the Inspection: Home Inspection means a visual examination of any or all of the readilyaccessible physical real property and improvements to real property consisting of four or fewer dwelling units, includingstructural, lot drainage, roof, electrical, plumbing, heating and air conditioning and such other areas of concern as arespecified in writing to determine if performance is as intended in accordance with the OK SoP using normal operatingcontrols and only opening readily accessible and openable access panels and are limited to the apparent condition of theBuilding on the date of the inspection. Defect means a condition, malfunction or problem, which is not decorative orcosmetic, that would have a materially adverse effect on the value of a system or component, or would impair the healthor safety of the occupants or client.

4) Audio/ Video recording of the Inspection by any person is prohibited without prior written consent of Inspector. TheInspector reserves the right to terminate the Inspection and refund the Client's payment for any reason at any time priorto delivering the Inspection Report to Client. The inspector is a generalist, not a licensed contractor or expert in any onefield, therefore, if the Client chooses to follow the recommendations for further review by a licensed or qualified expert theClient does so at their own risk.

5) Under This Agreement, The Following Are Specifically Excluded From This Inspection And The Company Is NotRequired To: (a) perform any action or make any determination unless specifically stated in the OK SoP, except as maybe required by lawful authority; nor comment on compliance with zoning or code requirements, permit research, anopinion regarding the condition of title, compliance with restrictive covenants, proper system or component installation orsystem or component recalls, repair cost estimates or building value appraisal; (b) perform or comment on any structural,geological, soil, hydrological stability, surveys, flood plain certification or environmental or engineering analyses or tests;

Report No. 1651

1234 Sample Dr., Okla. City, OK December 4, 2017

AGREEMENT

(c) determine the suitability of the property for any specialized use or compliance with any regulatory requirements; (d)comment on subjective adverse conditions that may affect the Property's desirability including but not limited to noise,railroads, airports, airplane routes, property boundaries, easements or rights-of-way, neighborhood crimes statistics,demographics and adjoining property uses; (e) comment on any other unique or technically complex systems orcomponents, determine the remaining life of any system or component, adequacy, efficiency or operating costs of anysystem or component; (g) determine the strength, adequacy, effectiveness, efficiency or insurability of any system orcomponent; (f) determine the condition of systems or components which are not readily accessible; (h) determine thecauses of any condition or defect, or the methods or materials to be used for such repair or correction; (i) determinefuture conditions including, but not limited to, failure of systems and components; (j) determine the presence either on theexterior or interior of potentially hazardous plants, insects or animals including, but not limited to, wood destroyingorganisms, mold, spores, mildew, fungi or diseases harmful to humans. Inspect for termites or other wood-destroyinginsects or organisms, pests, rodents, dry-rot or fungal growth, and any damage relating to any of the preceding;determine the presence of any environmental hazards including, but not limited to, toxins, carcinogens and contaminantsin soil, water, or air; this includes building materials that are now suspected of posing a risk to health such asphenol-formaldehyde and urea-formaldehyde based insulation, fiberglass insulation and vermiculite insulation, asbestosroofing, siding, wall, ceiling or floor finishes, insulation or fire proofing, lead paint, toxic or flammable chemicals, PCB's orother toxins, Radon Gas, past use of insecticides, fungicides, herbicides or pesticides, past use of chemical termitetreatments in or around the property or other environmental health hazards such as electro-magnetic fields or theproximity to toxic waste sites, irritants, odors, pollutants, contaminants, or toxic materials in or around the building. Youshould note that whenever there is water damage noted in the report, there is a possibility that mold or mildew may bepresent, unseen behind a wall, floor or ceiling. If anyone in your home suffers from allergies or heightened sensitivity toquality of air, we strongly recommend that you consult a qualified Environmental Consultant who can test for toxicmaterials, mold and allergens at additional cost. The Company is not required to determine whether any system orcomponent of the Subject Property has been affected by the illegal manufacture, distribution, storage, possession or saleof any illicit drugs, products or by-products, including, but not limited to, methamphetamines, and including any and allchemicals, tools, household fixtures or appliances used to facilitate such illegal activities; (k) identify the presence of ordetermine the effectiveness of any system installed or methods utilized to control or remove any suspected hazardoussubstances; (l) determine the acoustical properties of any system or component; (m) perform engineering or architecturalservices or perform work in any trade or professional service other than home inspections; (n) provide warranties orguarantees of any kind; (o) operate any system or component which is shut down or otherwise inoperable or turn on anyutility services; (p) operate any system or component which does not respond to normal operating controls, or shut-offvalves; (q) enter any area in which in the opinion of the inspector, is not readily accessible or likely to be dangerous tothe inspector or other persons or may damage the property or its systems or components; (r) inspect or determine thepresents of or integrity of underground systems or components, including, but not limited to, main drain lines connectingto sewers, water lines, gas lines, electrical lines and underground storage tanks of any kind or other undergroundindications of their presence whether abandoned or active; (s) inspect systems or components which are not installed,decorative items, systems or components located in areas that are not entered in accordance with these Standards,detached structures other than garages and carports, or common elements and areas in multi-unit housing; (t) movesuspended ceiling tiles, personal property, furniture, equipment, plants, soil, snow, ice, or debris; (u) dismantle anysystem or component, except as explicitly required by the OK SoP; (v) light any standing gas pilot light that does nothave a spark-igniter, including but not limited to heating systems, water heaters and fireplaces;

(w) The Company is not required to inspect: timers, clocks, thermostats, safety devices, lawn sprinklers, detachedstructures, fencing, automatic gates, low voltage wiring or components, radiant heat system performance, securitysystems, solar water heating components, freezers or similar storage compartments, elevators, dumbwaiters and/or lifts

Report No. 1651


AGREEMENT

of any type, air ducts, air filtration systems and standpipes, acoustical properties and/or soundproofing, central air coolingsystems (when outside air temperature is below 65 degrees F), wells, drainage systems, sewage or septic systems,humidifiers, water softeners or purifiers, radiant or solar heating systems, lawn sprinkler systems, pools, spas, hot tubs,saunas, steam baths, fountains and all related systems and components, including but not limited to undergroundplumbing, backflow prevention and cross connection devices, central vacuum systems, free-standing appliances, windowair conditioning units, gas appliances such as fire pits, barbecues, heaters/ lamps, Main Gas Shut-off, gas leaks, furnaceor forced air furnace heat exchangers, carbon monoxide testing, interiors of: furnace, gas appliances, stoves andchimney flues, utilities not turned on or service panels that are blocked, seismic safety, security or fire safety systems,smoke detectors (hard wired or battery operated), security bars and other safety equipment.

6) Inspection Report: The Inspector will provide Client an Inspection Report which shall report: (a) those systems andcomponents inspected, which in the professional opinion of the inspector, are in normal working order; (b) those systemsand components inspected which, in the professional opinion of the inspector, are not in normal working order and thereason, if not self-evident; (c) those systems and components inspected which, in the professional opinion of theinspector, could impair the safety of the occupants or client and the reason, if not self-evident; (d) the inspector'srecommendations to have corrected, further evaluated or monitored any reported condition or defect; and, (e) anysystems and components designated for inspection in the OK SoP which were present at the time of the HomeInspection but were not inspected and the reason they were not inspected. No report shall be provided unless and untilthe inspector receives both payment in full for services provided and an executed Agreement by the Client. The inspectorreserves the right to modify or amend the Inspection Report for a period of 72 hours after the report is delivered to theClient. Inspector agrees to notify the Client by e-mail and/ or telephone of the reason for the modification and shall deliveran amended Report within 5 days after notice is delivered to the Client. Client agrees that the Inspection Report shall notbe complete until such time as the modification is received or 5 days after the Inspector's notice, whichever occurs first.

7) Disclaimer of Warranty: The Client understands that the inspection and report do not, in any way, constitute aguarantee, warranty of merchantability or fitness for a particular purpose, express or implied warranty, or an insurancepolicy. Additionally, neither the inspection nor inspection report is a substitute for any real estate transfer disclosures thatmay be required by law.

8) Notice of Claims: The Client agrees that any claim for failure of the Company to fulfill its obligations under thisAgreement shall be made in writing to the Company upon discovery. The Client also agrees to allow the Company ten(10) days to come to the Subject Property to inspect and evaluate any condition complained of by the Client to theCompany and not to make, or allow others to make, any alteration to the claimed condition until the Company has hadthe opportunity to inspect and evaluate the claimed condition, except in case of emergency. Any action to recoverdamages from an act or omission of the inspector relating to the Home Inspection and/ or Report must be brought notmore than 12 months from the date of the Home Inspection.

9) Choice of Law: This Pre-Inspection Agreement shall by governed by Oklahoma law. If any portion of this Agreement isfound to be invalid or unenforceable by any court or arbitrator the remaining terms shall remain in force between theparties.

10) Systems and Components Not Inspected By Agreement: The Client and the Company agree that the any systemsand/or components of the Subject Property specifically excluded from the inspection at the request of the Client will beidentified in a separate document.

Report No. 1651


AGREEMENT

11) LIMITATION OF LIABILITY. PLEASE READ CAREFULLY: The Client understands and agrees that the Company isnot an insurer and that the payment for the inspection and report is based solely on the value of the service provided bythe Company in the performance of the limited visual inspection and production of the report as described herein. Thus,the Client agrees that the sole and exclusive remedy for any claims against the Company, including claims for, but notlimited to, breach of contract, negligence, fraud or misrepresentation, or any other theory of liability arising out of, from orrelated to this Agreement or arising out of, from or related to the inspection or the report, is limited to an amount equal tothe inspection fee multiplied by two (2), as liquidated damages and not as a penalty. The Client releases the Companyfrom any and all additional liability, whether based on contract, tort, or any other legal theory. The Client understands thathe/she/they is/are free to consult with another professional if the Client does not agree to this provision. This provision isnot intended to limit the liability of the Inspector against any claims of fraud, or willful injury to the person or property ofanother or violation of law.

12) Responsibility for Return Inspections: The Client understands that if any systems and/or components of the SubjectProperty cannot be inspected due to unforeseen circumstances during the inspection it is the Clients duty to contact theCompany should the Client desire the Company to return to the Subject Property at a later date or time to inspect thosesystems and/or components. Any systems and/or components not inspected due to unforeseen circumstances will beidentified in the report. If Client desires the Company to return at a later date or time the Client hereby agrees that theCompany will charge the Client an additional fee in the amount of $75.00 to conduct the return inspection.

13) BINDING ARBITRATION PROVISION. PLEASE READ CAREFULLY: Any dispute, controversy, interpretation, orclaim, including claims for, but not limited to, breach of contract, any form of negligence, fraud or misrepresentation,and/or any violation of any law, statute, regulation, ordinance, or any other theory of liability arising out of, from or relatedto this Pre-Inspection Agreement or arising out of, from or related to the inspection or the report shall be submitted tofinal and binding arbitration as conducted by and according to the Rules and Procedures of Construction DisputeResolution Services, LLC. The decision of the arbitrator appointed by Construction Dispute Resolution Services, LLCshall be final and binding and judgment on the decision may be entered in any Court of competent jurisdiction. Allproceedings must be held in the state where the inspection was performed. NOTICE: YOU AND WE WOULD HAVE ARIGHT OR OPPORTUNITY TO LITIGATE DISPUTES THROUGH A COURT AND HAVE A JUDGE OR JURY DECIDETHE DISPUTES BUT HAVE AGREED INSTEAD TO RESOLVE DISPUTES THROUGH BINDING ARBITRATION.

14) Entire Agreement: This Pre-Inspection Agreement and any subsequent report issued to the Client by the Companyrepresent the entire agreement between the parties. No oral agreements, understandings, or representations shallchange, modify or amend any part of this Agreement. No change or modification shall be enforceable against any partyunless such change or modification is in writing and signed by the parties and supported by valid consideration. ThisAgreement shall be binding upon and inure to the parties hereto and their spouses, heirs, executors, administrators,successors, assigns, and representatives of any kind whatsoever. The inspection is being performed for the exclusiveuse and benefit of the Client. The inspection, including the written report, is not to be transferred to, utilized or relied uponby any other person or entity without prior written permission of the Company.

15) Clients Agreement and Understanding of Terms: By signing this Agreement, the undersigned Client agrees thathe/she/I/they have read, understand, and agree to all of the terms and conditions on all pages of this Agreement,including the provisions for arbitration, and limitations and exclusions, and agree to pay the fee shown according to theterms above. The Client understands that the Client has a right to have an attorney of the Clients choice review thisAgreement before signing it. The Client understands that if the Client does not agree with any of the terms, conditions,limitations and/or exclusions set forth in this Agreement, the Client is free to not sign it. The Client understands that theClient may retain another provider to perform the services contemplated by this Agreement.

Report No. 1651


AGREEMENT

The Client further understands that, should the Client not agree to the terms and conditions set forth in this Agreement,the Client may negotiate with the Company for different terms and conditions. Your confirmation of this agreementconstitutes a binding contract. Under most circumstances, acceptance of this agreement is necessary prior to executionof the inspection.

I, Richard Cummings (Signature)___________________________, (Date)_______________, have read,understood and accepted the terms of this agreement.

Report No. 1651


SUMMARY

SUMMARYThis summary has been provided solely as a courtesy and focuses primarily on issues of greater concern. The summaryshould not be considered a substitute for reading the entire report as the full report will contain additional information orsuggestions of lesser significance that won't appear in the summary.

There are some important things you should be aware of when taking possession of a home. These are detailed in thepriority maintenance document, which you can access by clicking on the link below.

Priority Maintenance Items

Roofing

SLOPED ROOFING \ Composition shinglesCondition: The leaf build up should be cleaned to prevent premature shingle and/ or siding damage. Checking this rooflocation should become a twice a year maintenance item.Location: West SideTask: Cleaning RecommendedTime: As Soon As Possible

SLOPED ROOF FLASHINGS \ Pipe/stack flashingsCondition: DamageThe rubber collar of the plumbing waste vent flashing has deteriorated. It is not water proof in its current state and shouldbe repaired or replaced.Location: Roof - RearTask: Repair or Replacement RecommendedTime: As Soon As Possible

SLOPED ROOF FLASHINGS \ Drip edge flashingsCondition: MissingDrip and rake edge flashings help protect the facias, gutter boards (toe boards), soffits and the roof decking frommoisture damage caused by capillary action, wind driven rain and snow as well as improper gutter drainage. The mostcurrent standards require these flashings and I recommend monitoring these areas annually for any signs of damage andadding these flashings at the next re-roofing.Location: All SidesTask: Monitoring RecommendedTime: Annually

Exterior

GeneralThe exterior dryer vent hood is detached. Repair is required to prevent the possible intrusion of pests.

Location: RearTask: Repair or Replacement RecommendedTime: As Soon As Possible


Report No. 1651

Page 1 of 37

SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR

REFERENCE

http://www.inspectionlibrary.com/maintenance.html

https://www.discoverhorizon.com/hrb/article.aspx?ASKID=137&DROPDOWN=1082


SUMMARY

ROOF DRAINAGE \ GuttersCondition: MissingI recommend guttering as an improvement to divert rain water away from the foundation. Note: runoff should discharge 6'from the building to be effective and may be achieved through the use of downspout extensions, however, if the additionof extensions is not feasible then I would recommend adding 'splash blocks' under all downspouts.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: All SidesTask: Improvement RecommendedTime: At Clients Discretion

DOORS \ Doors and framesCondition: RotThere is wood rot at the bottom of the exterior door leading from the Master bedroom to the patio.Implication(s): Chance of damage to finishes and structureLocation: Rear - Master Bedroom Exterior DoorTask: Repair or Replacement RecommendedTime: As Soon As Possible

LANDSCAPING \ GeneralCondition: Trees or shrubs too close to buildingThe shrubbery is effecting the roof and soffit and should be trimmed back as soon as possible.Implication(s): Chance of water damage to contents, finishes and/or structure | Chance of pests entering building |Material deteriorationLocation: RearTask: Improvement RecommendedTime: As Soon As Possible

GARAGE \ GeneralCondition: The 'exterior' garage man door trim has insect or wood rot damage.Location: Garage - West SideTask: Repair or Replacement RecommendedTime: As Soon As Possible

Electrical

SERVICE BOX, GROUNDING AND PANEL \ Distribution panelCondition: Two (2) ground and/ or neutral wires are not allowed under the same bus bar screw.Location: Garage - Electrical PanelTask: Repair RecommendedTime: As Soon As Possible

Condition: Openings in panelImplication(s): Electric shock | Fire hazardLocation: Garage - Electrical PanelTask: Repair Recommended


Report No. 1651

Page 2 of 37


REFERENCE





SUMMARY

Time: Immediately

Condition: Double tapsImplication(s): Fire hazardLocation: Garage - Electrical PanelTask: Repair RecommendedTime: Immediately

DISTRIBUTION SYSTEM \ Junction boxesCondition: Missing, looseAll wiring splices should be contained within a junction box.Implication(s): Electric shock | Fire hazardLocation: AtticTask: Repair RecommendedTime: Immediately

DISTRIBUTION SYSTEM \ Outlets (receptacles)Condition: No GFCI/GFI (Ground Fault Circuit Interrupter)There is no GFCI protection of the kitchen outlets. Current standards require GFCI protected outlets in the followingrecommended locations (year requirement began): All exterior outlets (1973) with weather protecting cover, bathroomoutlets (1975) including jetted tubs (1987), garage outlets (1978), kitchen outlets within 6' of sink (1987), all kitchencounter top outlets (1996), non-kitchen sinks - laundry and wet bars (1993, 2005), crawl spaces and all unfinishedbasement outlets (1990).Implication(s): Electric shockLocation: KitchenTask: Safety Upgrade RecommendedTime: As Soon As Possible

DISTRIBUTION SYSTEM \ Carbon monoxide (CO) detectorsCondition: NoneNone noted. There should be at least two carbon monoxide detectors in a house this size.Implication(s): Health hazardLocation: ThroughoutTask: Safety Upgrade RecommendedTime: As Soon As Possible

Heating

GAS FURNACE \ Venting systemCondition: Combustible clearanceThe furnace flue vent is in contact with combustible material.Implication(s): Fire hazardLocation: Furnace ClosetTask: Repair RecommendedTime: As Soon As Possible


Report No. 1651

Page 3 of 37


REFERENCE





SUMMARY

GAS FURNACE \ Mechanical air filterCondition: DirtyImplication(s): Increased heating costs | Reduced comfortLocation: Living Room - Return Air GrillTask: Replacement RecommendedTime: Immediately

CHIMNEY AND VENT \ Masonry chimney capCondition: The chimney cap has deteriorated to the degree that total replacement is necessary. As this is a "faux" chimney/ fireplace, I recommend sealing off prior to cap replacement.Location: East Side - ChimneyTask: Replacement RecommendedTime: As Soon As Possible

Cooling & Heat Pump

AIR CONDITIONING \ CompressorCondition: The temperature differential between the supply and return registers is less than 14 degrees. This couldindicate refrigerant loss, dirty coil, laboring compressor, over sized fan or a deficient return air system. Further evaluationis required by a licensed HVAC technician.Location: ThroughoutTask: Further Evaluation RecommendedTime: As Soon As Possible

AIR CONDITIONING \ Air cooled condenser coilCondition: DirtyImplication(s): Reduced system life expectancy | Increased cooling costs | Reduced comfortLocation: East SideTask: Service RecommendedTime: As Soon As Possible

AIR CONDITIONING \ Refrigerant linesCondition: Insulation - missingImplication(s): Reduced system life expectancy | Increased cooling costs | Reduced comfortLocation: East SideTask: Replacement RecommendedTime: As Soon As Possible


Report No. 1651

Page 4 of 37


REFERENCE




SUMMARY

Insulation and Ventilation

ATTIC/ROOF \ InsulationCondition: Amount inadequateThere is no attic insulation above either North side bedroom (2) nor the North side bathroom.Implication(s): Increased heating and cooling costsLocation: North Side - AtticTask: Repair RecommendedTime: As Soon As Possible

Plumbing

WATER HEATER \ Temperature/pressure relief valveCondition: Discharge tube missingThe discharge tube is missing. This is a safety issue and should be repaired as soon as possible.Implication(s): ScaldingLocation: Water Heater ClosetTask: Repair RecommendedTime: As Soon As Possible

WATER HEATER - GAS BURNER AND VENTING \ Venting systemCondition: Combustible clearanceImplication(s): Fire hazardLocation: Water Heater ClosetTask: Repair RecommendedTime: Immediately

WASTE PLUMBING \ Traps - installationCondition: Nonstandard shape or materialThe pictured trap arm should be replaced as this type is prone to catching debris and easily leads to clogging.Implication(s): Reduced operability | Fixtures slow to drainLocation: Hallway Bathroom - Under SinkTask: Replacement RecommendedTime: At Clients Discretion

FIXTURES AND FAUCETS \ Hose bib or bibbCondition: Backflow prevention missingImplication(s): Contaminated drinking waterLocation: Front and RearTask: Improvement RecommendedTime: At Clients Discretion


Report No. 1651

Page 5 of 37


REFERENCE






SUMMARY

Interior

EXHAUST FANS \ DuctCondition: Not vented to exteriorBoth bathroom ceiling vents do not vent to the exterior as they should. Today's standards require venting through theroof although an acceptable alternative is to vent to the closest soffit vent.Implication(s): Chance of condensation damage to finishes and/or structureLocation: AtticTask: Improvement RecommendedTime: As Soon As Possible

APPLIANCES \ DishwasherCondition: Every dishwasher installation manual requires a high loop underneath the sink to prevent potential backflowof water into the dishwasher and to prevent improper drainage of water.Location: KitchenTask: Repair RecommendedTime: At Clients Discretion

Condition: Spray arms defectiveThe top sprayer arm is "rubber banded" together.Implication(s): Equipment ineffectiveLocation: Kitchen - DishwasherTask: Replacement RecommendedTime: As Soon As Possible

FULL REPORTThe following report was strictly visual in nature and addressed only accessible systems or components. Mechanicalsystems were only operated using the normal homeowner controls at the time of the inspection.

While adding greatly to your understanding of the homes condition, please remember that a home inspection is notimplied nor meant to be a guarantee or warranty.

All components or systems noted in the 'Description' sections have been inspected as required by the State of Oklahomaand The American Society of Home Inspectors. The 'Recommendations' section is most important as it is here where anydeficiencies, associated recommendations and suggested correction time frames are noted. It is equally important thatremedies of any issues and their associated costs should always be fully understood prior to closing and that repairsshould always be made by licensed or qualified contractors.

If there are any questions, please do not hesitate to call for clarification PRIOR TO CLOSING.

Home Improvement - ballpark costs


Report No. 1651

Page 6 of 37


REFERENCE


http://www.inspectionlibrary.com/costs.html

ROOFING

System or Componet Description

General: There is one layer of roofing material on this roof unless otherwise noted in the "Recommendations" section.

Sloped roofing material: The shingles on this roof are referred to as dimensional or architectural shingles. They are aheavier grade of composition shingle consisting of a cellulose or fiberglass mat covered with asphalt and impregnatedwith colored gravel granules offering better fire resistance and generally a longer life as well as providing a nicerappearance.

Limitations and Exclusions

Inspection performed: By walking on roof

Recommendations

General1. Due to higher than average roof claims experience in Oklahoma, many insurance companies have limited or modifiedinsurance coverage of roofs. I recommend having your home owners insurance company examine the roof prior toclosing to determine the extent of it's insurability.

SLOPED ROOFING \ Composition shingles2. Condition: The leaf build up should be cleaned to prevent premature shingle and/ or siding damage. Checking thisroof location should become a twice a year maintenance item.Location: West SideTask: Cleaning RecommendedTime: As Soon As Possible

1.

SLOPED ROOF FLASHINGS \ Pipe/stack flashings3. Condition: DamageThe rubber collar of the plumbing waste vent flashing has deteriorated. It is not water proof in its current state and should


Report No. 1651

Page 7 of 37


REFERENCE


ROOFING

be repaired or replaced.Location: Roof - RearTask: Repair or Replacement RecommendedTime: As Soon As Possible

2.

SLOPED ROOF FLASHINGS \ Drip edge flashings4. Condition: MissingDrip and rake edge flashings help protect the facias, gutter boards (toe boards), soffits and the roof decking frommoisture damage caused by capillary action, wind driven rain and snow as well as improper gutter drainage. The mostcurrent standards require these flashings and I recommend monitoring these areas annually for any signs of damage andadding these flashings at the next re-roofing.Location: All SidesTask: Monitoring RecommendedTime: Annually


Report No. 1651

Page 8 of 37


REFERENCE


ROOFING1234 Sample Dr., Okla. City, OK December 4, 2017

Report No. 1651

Page 9 of 37


REFERENCE

EXTERIOR


Gutter & downspout material: No gutters or downspouts

Lot slope: Flat

Soffit and fascia: Plywood/ OSB

Wall surfaces and trim: Hardboard, plywood or OSB

Wall surfaces - masonry: Brick

Driveway: Concrete

Walkway: Concrete

Porch: Concrete

Patio: Concrete

Fence: Wood

Garage: Attached two car garage


Exterior inspected from: Ground level

Recommendations

General5. The exterior dryer vent hood is detached. Repair is required to prevent the possible intrusion of pests.Location: RearTask: Repair or Replacement RecommendedTime: As Soon As Possible

3.


Report No. 1651

Page 10 of 37


REFERENCE

https://www.discoverhorizon.com/hrb/HHRB.aspx?id=211&DROPDOWN=1788



EXTERIOR

6. The researching of building permits is beyond the scope of home inspectors. Inquire with sellers if there have beenany major additions or remodeling of the original structure and if so, are there permits for such.

ROOF DRAINAGE \ Gutters7. Condition: MissingI recommend guttering as an improvement to divert rain water away from the foundation. Note: runoff should discharge 6'from the building to be effective and may be achieved through the use of downspout extensions, however, if the additionof extensions is not feasible then I would recommend adding 'splash blocks' under all downspouts.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: All SidesTask: Improvement RecommendedTime: At Clients Discretion

DOORS \ Doors and frames8. Condition: RotThere is wood rot at the bottom of the exterior door leading from the Master bedroom to the patio.Implication(s): Chance of damage to finishes and structureLocation: Rear - Master Bedroom Exterior DoorTask: Repair or Replacement RecommendedTime: As Soon As Possible

4.

LANDSCAPING \ General9. Condition: Trees or shrubs too close to buildingThe shrubbery is effecting the roof and soffit and should be trimmed back as soon as possible.Implication(s): Chance of water damage to contents, finishes and/or structure | Chance of pests entering building |


Report No. 1651

Page 11 of 37


REFERENCE




EXTERIOR

Material deteriorationLocation: RearTask: Improvement RecommendedTime: As Soon As Possible

5.

GARAGE \ General10. Condition: The 'exterior' garage man door trim has insect or wood rot damage.Location: Garage - West SideTask: Repair or Replacement RecommendedTime: As Soon As Possible

6.


Report No. 1651

Page 12 of 37


REFERENCE

STRUCTURE


Configuration: Slab-on-grade

Foundation material: Poured concrete

Floor construction: Concrete

Exterior wall construction: Wood frame / Brick veneer

Roof and ceiling framing: Rafters/ceiling joists


Attic/roof space: The attic was entered, however, the inspection was limited as the attic space was not completelytraversed due to one or more of the following reasons: The ceiling joists were not visible due to insulation, the roofingstructure configuration (truss/ rafter system) did not allow enough head room, HVAC duct work blocking passage, storedpersonal items or traversing poses a hazard to the inspector or property.

Recommendations

RECOMMENDATIONS \ Overview11. Condition: No structure recommendations are offered as a result of this inspection.


Report No. 1651

Page 13 of 37


REFERENCE





ELECTRICAL


Service entrance cable and location: Underground copper

Service size: Ampacity of the electrical service is determined by comparing the lowest of the capacities of: incomingservice cable capacity, service meter capacity, or main power panel rating. The lowest of these three components isconsidered the overriding factor and the above noted capacity was determined using this guideline.

Service size: 150 Amps (240 Volts)

System grounding material and type: Copper - water pipe and ground rod

Distribution panel rating: 150 Amps

Distribution panel type and location: Breakers - garage

Distribution wire material and type: Copper - metallic sheathed

Type and number of outlets (receptacles): Grounded - typical

Circuit interrupters: Ground Fault (GFCI) & Arc Fault (AFCI): GFCI - bathroom GFCI - exterior GFCI - garage

Smoke detectors: Present

Carbon monoxide (CO) detectors: None noted


General: The testing of smoke and carbon monoxide detectors are excluded from this inspection.

General: The testing of Arc Fault Circuit Interrupters (AFCI Breakers) are excluded from this inspection. Tripping thesebreakers shuts off all power to the circuit requiring the resetting of anything plugged into them - clocks, timers, computersetc. It is recommended that these breakers be tested at move in before anything requiring resetting has been pluggedinto them and then tested monthly thereafter.

General: Only outlets that are readily accessible and not in use are tested.

General: Photoelectric smoke alarms are the recommended type, however, the type of the installed alarm(s) if presentwas not verified. Age verification of smoke and/ or carbon monoxide alarms is beyond the scope of this inspection.

System ground: Quality of ground not determined

Circuit labels: The accuracy of the circuit index (labels) was not verified.

Recommendations

General12. GFCI outlets have differing life expectancies depending on the manufacturer and should be routinely tested. Replaceoutlet if test fails

13. GFCI outlets have been known to trip during electrical storms, therefore, it is not advised to use a GFCI forrefrigerators, freezers or sump pumps.

14. It is recommended that Carbon Monoxide Detectors should always be installed on each level of the house as theyare an important safety item. The average life expectancy for these detectors is from 5-7 years, therefore, replacement isrecommended at least every seven years but check the manufactures instructions to determine if replacement should


Report No. 1651

Page 14 of 37


REFERENCE












ELECTRICAL

occur sooner.

15. It is recommended that Smoke Alarms be installed in every bedroom, outside of every bedroom and in all livingareas except the kitchen. Smoke detector batteries should be checked monthly and changed annually including thehardwired models with battery backup. Recent research indicates that photoelectric alarms are a better choice thanionization alarms because they are the most reliable and give the most advanced warnings when a fire breaks out. Theapproximate life expectancy of smoke detectors is 10 years. It is recommended that unless the age of the existingdetectors is known and the house is more than 10 years old, replacement be made.

SERVICE BOX, GROUNDING AND PANEL \ Distribution panel16. Condition: Two (2) ground and/ or neutral wires are not allowed under the same bus bar screw.Location: Garage - Electrical PanelTask: Repair RecommendedTime: As Soon As Possible

7.

17. Condition: Openings in panelImplication(s): Electric shock | Fire hazardLocation: Garage - Electrical PanelTask: Repair RecommendedTime: Immediately


Report No. 1651

Page 15 of 37


REFERENCE


ELECTRICAL

8.

18. Condition: Double tapsImplication(s): Fire hazardLocation: Garage - Electrical PanelTask: Repair RecommendedTime: Immediately


Report No. 1651

Page 16 of 37


REFERENCE


ELECTRICAL

9.

DISTRIBUTION SYSTEM \ Junction boxes19. Condition: Missing, loose


Report No. 1651

Page 17 of 37


REFERENCE


ELECTRICAL

All wiring splices should be contained within a junction box.Implication(s): Electric shock | Fire hazardLocation: AtticTask: Repair RecommendedTime: Immediately

10.

DISTRIBUTION SYSTEM \ Outlets (receptacles)20. Condition: No GFCI/GFI (Ground Fault Circuit Interrupter)There is no GFCI protection of the kitchen outlets. Current standards require GFCI protected outlets in the followingrecommended locations (year requirement began): All exterior outlets (1973) with weather protecting cover, bathroomoutlets (1975) including jetted tubs (1987), garage outlets (1978), kitchen outlets within 6' of sink (1987), all kitchencounter top outlets (1996), non-kitchen sinks - laundry and wet bars (1993, 2005), crawl spaces and all unfinishedbasement outlets (1990).Implication(s): Electric shockLocation: KitchenTask: Safety Upgrade RecommendedTime: As Soon As Possible


Report No. 1651

Page 18 of 37


REFERENCE


ELECTRICAL

DISTRIBUTION SYSTEM \ Carbon monoxide (CO) detectors21. Condition: NoneNone noted. There should be at least two carbon monoxide detectors in a house this size.Implication(s): Health hazardLocation: ThroughoutTask: Safety Upgrade RecommendedTime: As Soon As Possible


Report No. 1651

Page 19 of 37


REFERENCE

HEATING


System type: Forced Warm Air Furnace

Fuel/energy source: Gas

Furnace manufacturer:Goodman

Model number: 12345 Serial number: 54321

Heat distribution: Ducts and registers

Approximate capacity: 100,000 BTU/hr

Efficiency: Conventional

Exhaust venting method: Fan assisted draft

Approximate age:6 years

Manufactured - June 2011

Typical life expectancy: The 'average' life expectancy of a furnace is 16-20 years.

Main fuel shut off at:Meter

The gas meter is the preferred gas shut off although the furnace, as do all gas appliances, has it's own gas shut off in thegas line (at the furnace). The electrical disconnect will be either a switch or the pulling of the electrical cord from theoutlet at the furnace. The furnace electrical may also be disconnected by throwing the furnace 'breaker' in the electricalpanel.

Temperature difference: The furnace temperature output is within the manufacturers specifications

Exhaust pipe (vent connector): Type B

Fireplace/stove:Decorative only

Abandoned

Chimney/vent: Masonry

Chimney liner: Clay


Heat exchanger: Not accessible


Report No. 1651

Page 20 of 37


REFERENCE








HEATING

Recommendations

General22. It is recommended that annual servicing of the furnace prior to the heating season be performed, this assures topperformance from both a utility bill and a safety standpoint. An annual maintenance agreement that covers this servicing,parts and labor is also recommended and please remember you can help by changing your furnace filters every threemonths.

23. If the age of the furnace is 16 years or older, it is advisable to have a licensed HVAC contractor examine the 'heatexchanger' for possible cracks as this is an important safety issue.

GAS FURNACE \ Venting system24. Condition: Combustible clearanceThe furnace flue vent is in contact with combustible material.Implication(s): Fire hazardLocation: Furnace ClosetTask: Repair RecommendedTime: As Soon As Possible


Report No. 1651

Page 21 of 37


REFERENCE


HEATING

11.

GAS FURNACE \ Mechanical air filter25. Condition: DirtyImplication(s): Increased heating costs | Reduced comfortLocation: Living Room - Return Air GrillTask: Replacement RecommendedTime: Immediately

12.


Report No. 1651

Page 22 of 37


REFERENCE


HEATING

CHIMNEY AND VENT \ Masonry chimney cap26. Condition: The chimney cap has deteriorated to the degree that total replacement is necessary. As this is a "faux" chimney/ fireplace, I recommend sealing off prior to cap replacement.Location: East Side - ChimneyTask: Replacement RecommendedTime: As Soon As Possible

13.


Report No. 1651

Page 23 of 37


REFERENCE

COOLING & HEAT PUMP


Air conditioning type: Air Cooled Split System - Compressor type is electric

Manufacturer:Goodman

Model number: 54321 Serial number: 12345

Cooling capacity: 3 Tons

Compressor type: Electric

Compressor approximate age:6 years

Manufactured - June 2011

Typical life expectancy: 12 to15 years

Supply temperature: Rounded to nearest 5 degrees

Supply temperature: 65°

Return temperature: 75°

Temperature difference: 10° This suggests performance issues. Service may be needed.


General: COOLING SYSTEM INSPECTION LIMITATION: This inspection is not technically exhaustive. It includes acheck for normal temperature differential between input and output air, unusual operating noises, visible damage ordefects, and a variety of other possible defects.

Not part of a home inspection: Home inspectors cannot typically access or inspect the indoor coil Home inspectorsdo not verify that the size of the indoor coil matches the outdoor coil

Recommendations

General27. It is recommended that servicing the Air Conditioner/ Heat Pump prior to the start of the cooling season beperformed annually as this will assure top performance and help to lower your utility bills. An annual maintenanceagreement that covers this servicing, parts and labor is also recommended.

28. As a precautionary reminder: Operating cooling systems which are "shut down" and/ or where the outdoor temperatures have not been a continuous 65 degrees or higher for the 24 hour period preceding activationwithout proper preparation risks costly damage to the compressor or other components.

AIR CONDITIONING \ Compressor29. Condition: The temperature differential between the supply and return registers is less than 14 degrees. This couldindicate refrigerant loss, dirty coil, laboring compressor, over sized fan or a deficient return air system. Further evaluationis required by a licensed HVAC technician.Location: Throughout


Report No. 1651

Page 24 of 37


REFERENCE

COOLING & HEAT PUMP

Task: Further Evaluation RecommendedTime: As Soon As Possible

AIR CONDITIONING \ Air cooled condenser coil30. Condition: DirtyImplication(s): Reduced system life expectancy | Increased cooling costs | Reduced comfortLocation: East SideTask: Service RecommendedTime: As Soon As Possible

14.

AIR CONDITIONING \ Refrigerant lines31. Condition: Insulation - missingImplication(s): Reduced system life expectancy | Increased cooling costs | Reduced comfortLocation: East SideTask: Replacement RecommendedTime: As Soon As Possible


Report No. 1651

Page 25 of 37


REFERENCE



COOLING & HEAT PUMP

15.


Report No. 1651

Page 26 of 37


REFERENCE

INSULATION AND VENTILATION


General: The current R value recommendations for attic insulation in Oklahoma is R-38.

Attic/roof insulation material: Glass fiber

Attic/roof insulation amount/value: Approximately R-25 value

Attic/roof ventilation: Roof and soffit vents

Wall insulation material: Not visible


Attic inspection performed: The attic was entered, however, the inspection was limited as the attic space was notcompletely traversed due to one or more of the following reasons: The ceiling joists were not visible due to insulation, theroofing structure configuration (truss/ rafter system) did not allow enough head room, HVAC duct work blocking passage,stored personal items or traversing poses a hazard to the inspector or property.

Recommendations

ATTIC/ROOF \ Insulation32. Condition: Amount inadequateThere is no attic insulation above either North side bedroom (2) nor the North side bathroom.Implication(s): Increased heating and cooling costsLocation: North Side - AtticTask: Repair RecommendedTime: As Soon As Possible

16.


Report No. 1651

Page 27 of 37


REFERENCE




PLUMBING


Water supply source: Public

Service piping into building: Not visible

Supply piping in building: Copper

Main water shut off valve at the: Meter

Water flow and pressure: Functional

Water heater type: Conventional

Water heater fuel/energy source: Gas

Water heater exhaust venting method: Natural draft

Water heater manufacturer: WhirlpoolModel number: ABCDEF Serial number: FEDCBA

Tank capacity: 40 gallons

Water heater approximate age:10 years

Manufactured - July 2007

Typical life expectancy: 8 to 12 years

Waste disposal system: Cleanout locationNote: Backyard

Waste disposal system: Public

Waste and vent piping in building: PVC plastic

Floor drain location: None found

Gas piping: Steel

Main fuel shut off valve at the:Gas meter

The gas meter is the preferred gas shut off although the water heater, as do all gas appliances, has it's own gas shut offin the gas line (at the water heater).

Exterior hose bibb: Present Frost proof


Items excluded from a building inspection: Water quality Isolating/relief valves & main shut-off valve Concealedplumbing Tub/sink overflows Water heater relief valves are not tested


Report No. 1651

Page 28 of 37


REFERENCE









PLUMBING

Recommendations

General33. It is almost impossible to detect some sewer problems during the standard home inspection and not within the scopeof a home inspection to scope the sewer lines, therefore, if the home has been vacant for some time and/ or is over 20years old, it is advisable to have the sewer and drain systems scoped by a licensed plumber to insure there is noblockage and or damage.

WATER HEATER \ Temperature/pressure relief valve34. Condition: Discharge tube missingThe discharge tube is missing. This is a safety issue and should be repaired as soon as possible.Implication(s): ScaldingLocation: Water Heater ClosetTask: Repair RecommendedTime: As Soon As Possible


Report No. 1651

Page 29 of 37


REFERENCE


PLUMBING

17.

WATER HEATER - GAS BURNER AND VENTING \ Venting system35. Condition: Combustible clearanceImplication(s): Fire hazardLocation: Water Heater ClosetTask: Repair RecommendedTime: Immediately


Report No. 1651

Page 30 of 37


REFERENCE


PLUMBING

18.

WASTE PLUMBING \ Traps - installation36. Condition: Nonstandard shape or materialThe pictured trap arm should be replaced as this type is prone to catching debris and easily leads to clogging.Implication(s): Reduced operability | Fixtures slow to drainLocation: Hallway Bathroom - Under SinkTask: Replacement RecommendedTime: At Clients Discretion

19.

FIXTURES AND FAUCETS \ Hose bib or bibb37. Condition: Backflow prevention missingImplication(s): Contaminated drinking waterLocation: Front and RearTask: Improvement Recommended


Report No. 1651

Page 31 of 37


REFERENCE



PLUMBING

Time: At Clients Discretion


Report No. 1651

Page 32 of 37


REFERENCE

INTERIOR


Major floor finishes: Carpet Laminate Tile

Major wall and ceiling finishes: Plaster/drywall

Windows: Fixed Single/double hung Vinyl

Glazing: Double

Exterior doors - type/material: Wood with glass window

Exterior doors - type/material: Wood Garage door - metal

Doors: Inspected

Cooktop fuel: Electricity

Appliances: Built-in oven Range top

Appliances: Dishwasher Waste disposal Microwave oven Door bell

Laundry facilities: Hot/cold water supply Vented to outside 120-Volt outlet 240-Volt outlet Waste standpipe

Kitchen ventilation: Exhaust fan Recirculating type

Bathroom ventilation: Exhaust fan

Stairs and railings: Inspected


General: Only windows that are fully accessible are tested for functionality: opening/ closing, locks and tilt mechanisms.

General: Every attempt is made to view all windows, however, it is not always possible to detect a failed thermal seal ina window or a door glass, therefore, no comment is offered on the integrity of thermal seals other than as noted asobvious evidence.

Restricted access to: Closets and cabinets / cupboards

Not included as part of a building inspection: Carbon monoxide detectors, security systems, central vacuum

Cosmetics: No comment offered on cosmetic finishes

Appliances: Self-cleaning features on ovens not tested Effectiveness of dishwasher drying cycle not testedAppliances are not moved during an inspection

Garage door opener: Garage door remote controls are not tested as a part of this inspection. Due to the frequency ofdamage to the overhead garage door(s) and/ or the chance of personal injury, the resistance-sensing auto-reversingcapabilities and door balance testing of overhead garage doors are excluded from this inspection.


Report No. 1651

Page 33 of 37


REFERENCE








INTERIOR

Recommendations

General38. As appliances are not moved during an inspection be sure to check the floor condition under the existing appliancesat the final walk through.

39. Dryer vents are a major source of house fires, over 15,000 annually due to lint buildup. It is recommended that thedryer vent be cleaned and checked annually and the interior of the dryer be inspected and cleaned every other year.

40. t is recommended that cleaning and lubrication of the window channels be performed annually as a part of yourroutine maintenance program to insure years of trouble free performance.

EXHAUST FANS \ Duct41. Condition: Not vented to exteriorBoth bathroom ceiling vents do not vent to the exterior as they should. Today's standards require venting through theroof although an acceptable alternative is to vent to the closest soffit vent.Implication(s): Chance of condensation damage to finishes and/or structureLocation: AtticTask: Improvement RecommendedTime: As Soon As Possible

20.

APPLIANCES \ Dishwasher42. Condition: Every dishwasher installation manual requires a high loop underneath the sink to prevent potentialbackflow of water into the dishwasher and to prevent improper drainage of water.Location: KitchenTask: Repair RecommendedTime: At Clients Discretion


Report No. 1651

Page 34 of 37


REFERENCE


INTERIOR

21. 22.

43. Condition: Spray arms defectiveThe top sprayer arm is "rubber banded" together.Implication(s): Equipment ineffectiveLocation: Kitchen - DishwasherTask: Replacement RecommendedTime: As Soon As Possible

23.


Report No. 1651

Page 35 of 37


REFERENCE

INTERIOR

END OF REPORT


Report No. 1651

Page 36 of 37


REFERENCE

REFERENCE LIBRARY

The links below connect you to a series of documents that will help you understand your home and how it works. Theseare in addition to links attached to specific items in the report.

Click on any link to read about that system.

01. ROOFING, FLASHINGS AND CHIMNEYS

02. EXTERIOR

03. STRUCTURE

04. ELECTRICAL

05. HEATING

06. COOLING/HEAT PUMPS

07. INSULATION

08. PLUMBING

09. INTERIOR

10. APPLIANCES

11. LIFE CYCLES AND COSTS

12. SUPPLEMENTARY

Asbestos

Radon

Urea Formaldehyde Foam Insulation (UFFI)

Lead

Carbon Monoxide

Mold

Household Pests

Termites and Carpenter Ants

13. HOME SET-UP AND MAINTENANCE

14. MORE ABOUT HOME INSPECTIONS


Report No. 1651

Page 37 of 37


REFERENCE

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_1_Roofing_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_2_Exterior_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_3_Structure_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_4_Electrical_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_5_Heating_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_6_Cooling_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_7_Insulation_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_8_Plumbing_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_9_Interior_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_10_Appliances_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_11_Life_Cycles_2013.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_12_Supplementary_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_13_Maintenance_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_14_Appendix_A_2011.pdf

Documents

New Cornerstone Residential Inspections, LLC Oklahoma City, OK … · 2017. 10. 17. · Richard Cummings 1234 Sample Dr. Okla. City, OK 73142 RICHARD CUMMINGS Monday, December 4,