Virginia Beach Home Inspection Report

Safe House Property InspectionsConfidential Property Inspection Report

Cover Page

1234 Anywhere Lane, Virginia Beach VA, 23456Inspection prepared for: Mr. Sample & Mrs. Sample

Inspection Date: 6/1/2009

Inspector: Troy PappasNACHI ID# 09032603

Virginia Beach, VA, 23454Phone: 757-418-0944

Email: troy@safehousepropertyinspections.comwww.safehousepropertyinspections.com

Safe House Property Inspections 1234 Anywhere Lane, Virginia Beach, VA

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Inspection and Site Details

1. Inspection TimeStart: 09:00 AM

2. Attending InspectionClient presentBuyer Agent present

3. Residence Type/StyleSingle Family Home

4. Garage/CarportAttached 1-Car Garage

5. Estimated Age of Home or Year BuiltBUILT IN • 1990

6. Square FootageApprox. 1775 sq ft Source:Zillow.com

7. Front of Home FacesEast

8. Bedrooms and BathroomsNumber of Bedrooms: 3Number of Bathrooms: 2 Full baths

9. OccupancyOccupied - Furnished

10. Temperature75 degrees

11. Weather ConditionsClear, sunny sky

12. Ground/Soil Surface ConditionDry

13. Rain in the Last Three DaysNo


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Conventions and Terms Used in this Report USE OF PHOTOS: Your report includes many photographs. Some help clarify where I went, what I looked at, and the condition of the systemor component at the time of the inspection. Some of the pictures may be of deficiencies or problem areas, these are tohelp you better understand what is documented in this report and may allow you see areas or items that you normallywould not see. Not all problem areas or conditions will be supported with photos. TEXT COLOR SIGNIFICANCE: BLACK text: Denotes general/descriptive comments on the systems and components installed at the property.Limitations, if any, that restricted the inspection, associated with each area, are listed here as well. BLUE text: Denotes observations and information regarding the condition of the systems and components of the home.These include comments of deficiencies which are less than significant; or comments which further expand on asignificant deficiency; or comments of recommendations, routine maintenance, tips, and other relevant resourceinformation. RED text: Denotes a brief comment of significant deficient components or conditions which need attention, repair, orreplacement. These comments are also duplicated in the Report Summary page(s). COMMENT KEY or DEFINITIONS: "NOT INSPECTED": I did not inspect this item, system, or component and make no representation of whether or not itwas functioning as intended and I will state a reason for not inspecting. "NOT PRESENT": This item, system, or component is not in this home or building. "SAFETY CONCERN": A condition, system or component that is considered harmful or dangerous due its presence orabsence. "DEFERRED COST": Denotes a system or component that is near or has reached its normal service life expectancy orshows indications that it may require repair or replacement anytime within the next five (5) years. "MAINTENANCE": Recommendations for the proper operation and routine maintenance of the home. "IMPROVE": Denotes improvements which are recommended but not required. These may be items identified to beupgraded to meet modern construction and/or safety standards. "FYI": For Your Information: Denotes additional general information and/or explanation of conditions; Safety information;Cosmetic issues; and useful tips or suggestions for home ownership.


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Exterior The inspector shall inspect: The siding, flashing and trim. All exterior doors, decks, stoops, steps, stairs, porches, railings, eaves, soffits and fascias.And report as in need of repair any spacing between intermediate balusters, spindles, or rails for steps, stairways, balconies, and railings that permit thepassage of an object greater than four inches in diameter. A representative number of windows. The vegetation, surface drainage and retaining wallswhen these are likely to adversely affect the structure. And describe the exterior wall covering.The inspector is not required to: Inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting,Inspect items, including window and door flashings, which are not visible or readily accessible from the ground, Inspect geological, geotechnical,hydrological and/or soil conditions, Inspect recreational facilities, Inspect seawalls, break-walls and docks, Inspect erosion control and earthstabilization measures, Inspect for safety type glass, Inspect underground utilities, Inspect underground items, Inspect wells or springs, Inspect solarsystems, Inspect swimming pools or spas, Inspect septic systems or cesspools, Inspect playground equipment, Inspect sprinkler systems, Inspect drainfields or drywells, Determine the integrity of the thermal window seals or damaged glass.

1. Exterior CladdingDescription: Vinyl SidingObservations:• The hole in the exterior wall-covering cut to allow penetration of air-conditioning lines should be sealed with an appropriate sealant toprevent moisture and insect entry.• The vinyl siding covering has multiple areas of damage which should be repaired to prevent moisture intrusion of the wall assembly.


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2. Exterior DoorsDescription: WoodObservations:• The frame for for the exterior garage entrance door is pulling away from the wall. The was no structural movement observed. The framewas most likely not secured properly during installation, and is pulling away due to use. Recommend repair by a qualified contractor.

3. Deck, BalconyDescription: WoodObservations:• The deck is in satisfactory and functional condition for its age.

4. Steps, Stoop, PorchMaterials: Concrete • Brick • Front Porch:Observations: No deficiencies observed.

5. Eaves, Soffits, FasciasDescription: WoodObservations: The fascia and soffits are in need of repair and maintenance in many areas. Have a qualified contractor repair orreplace these areas as needed. • The rear of the home is missing a large portion of the soffit which is allowing birds to nest. This can lead to health hazards. Have thenesting material removed and the soffit repaired by a qualified contractor.


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6. WindowsDescription: Vinyl CoveredObservations:• There are multiple damaged and poor fitting window screens.

7. Vegetation Affecting StructureObservations:• There is vegetation growing against the exterior walls which may introduce pests and/or accelerate deterioration of the exterior wallcovering by retaining moisture. I suggest removal or pruning back the vegetation from exterior walls.

8. Grading, Surface DrainageDescription: The ground is sufficiently graded away from the house

9. WalkwaysMaterials: Concrete

10. DrivewayMaterials: ConcreteObservations:• There are minor predictable and common cracks in the asphalt. Monitor these areas for further movement or expansion and repair/sealas needed.


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11. PatioDescription: Brick pavers set in sand

12. Exterior CaulkingObservations:• The exterior window caulking is failing in a number of locations and should be repaired to maintain proper seal.• The caulking at the front stoop need to be repaired to prevent moisture intrusion.

13. Limitations of Exterior InspectionI am not an exterior expert. Feel free to hire an exterior contractor prior to closing. The exterior of the home was inspected and reported onwith the above information. I make every effort to find all areas of concern, some areas can go unnoticed. Please be aware that I have yourbest interest in mind. Any repair items mentioned in this report should be considered before purchase. I recommend that qualifiedcontractors be used in any further inspections or repairs as they relate to the comments in this inspection report.


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Roofing The inspector shall inspect from ground level or eaves: The roof covering; the gutters; the downspouts; the vents, flashings, skylights, chimney andother roof penetrations; and the general structure of the roof from the readily accessible panels, doors or stairs.The inspector is not required to: Walk on any pitched roof surface,predict the service life expectancy, inspect underground downspout diverterdrainage pipes, remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces, move insulation, inspect antennae,lightning arresters, de-icing equipment, or similar attachments, walk on any roof areas that appear, in the opinion of the inspector, to be unsafe, walk onany roof areas if it might, in the opinion of the inspector, cause damage, perform a water test, warrant or certify the roof, confirm proper fastening.

1. Method of Roof InspectionI inspected the roof and its components by walking the roof.

2. Roof StyleGabled

3. Roof DrainageDescription: Galvanized/AluminumObservations:• MAINTENANCE: Routinely monitor to keep gutters and gutter screens from clogging. A good time to check for proper gutter systemoperation is during a rainfall -- walk the perimeter of the house. Clean and seal gutters as needed.• There are a number of downspouts openings that have been crushed which will limit the ability of the system to drain properly. Haveopenings repaired in order for proper drainage.

4. Roof CoveringMaterials: Fiberglass-based asphalt shinglesAge: Appears to be original roof covering • 20+ yearsObservations:• There is no visible felt paper underlayment beneath the shingles. This is an improper installation.• There are areas of missing shingles and exposed roof sheathing.• There are exposed roofing nails in multiple locations. Water can penetrate into the framing and interior surfaces. I recommend the nailsproperly sealed to prevent water penetration• Due to the age and multiple issues with this roof I recommend that you have a qualified roofing contractor evaluate an appropriatecourse of action for repair or replacement.


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5. FlashingsMaterials: Metal • RubberObservations:• The roof is missing drip edge flashings leaving underlying framing exposed to the weather. Have drip edge installed by a qualifiedroofing contractor.• Vent flashings have exposed nail heads which need to be sealed to prevent moisture intrusion.


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6. Roof PenetrationsDescription: PVC Piping for plumbing vent stack(s)Observations:• The rubber seals at a few vent pipes are deteriorated and have allowed moisture intrusion of the roof assembly. Have these vent pipesresealed by a qualified contractor.

7. Skylight(s)Description: raised-curb-typeObservations:• The roof includes an older skylight. Skylights are very prone to leaking. The sealant used to protect the skylight shows evidence ofdrying, shrinking and cracking,which may provide an avenue for moisture intrusion. Have the sealant should re-applied where necessary.

8. Chimney(s)Description: Metal flue--for gas fireplace • FramedObservations:• The chimney cap is rusting. Have the rust removed and reseal and paint the chimney cap.

9. Limitations of Roofing InspectionI am not roofing expert. Feel free to hire a roofing contractor prior to closing. The roof of the home was inspected and reported on with theabove information. I make every effort to find all areas of concern, some areas can go unnoticed. Roof coverings and skylights can appearto be leak proof during inspections and weather conditions. I make an attempt to find leaks during the inspection, but sometimes I cannot.Please be aware that I have your best interest in mind. Any repair items mentioned in this report should be considered before purchase. Irecommend that qualified contractors be used in any further inspections or repairs as they relate to the comments in this inspectionreport.


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Foundation/Crawlspace The inspector shall inspect: The basement. The foundation. The crawlspace. The visible structural components. Any present conditions or clearindications of active water penetration observed by the inspector. And report any general indications of foundation movement that are observed by theinspector, such as but not limited to sheetrock cracks, brick cracks, out-of-square door frames or floor slopes.The inspector is not required to: Enter any crawlspaces that are not readily accessible or where entry could cause damage or pose a hazard to theinspector, Move stored items or debris, Operate sump pumps with inaccessible floats, Identify size, spacing, span, location or determine adequacy offoundation bolting, bracing, joists, joist spans or support systems, Provide any engineering or architectural service, Report on the adequacy of anystructural system or component.

1. Foundation TypeSlab on Grade

2. Foundation FloorDescription: Concrete slab

3. Under Floor Crawlspace(s)Method of Inspection: NOT PRESENT: There is no crawlspace under this home.


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Heating The inspector shall inspect: The heating system and describe the energy source and heating method using normal operating controls. And report asin need of repair electric furnaces which do not operate. And report if inspector deemed the furnace inaccessible. The central cooling equipment usingnormal operating controls.The inspector is not required to: Inspect or evaluate interiors of flues or chimneys, fire chambers, heat exchangers, humidifiers, dehumidifiers,electronic air filters, solar heating systems, solar heating systems or fuel tanks. Inspect underground fuel tanks. Determine the uniformity, temperature,flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system. Light or ignite pilot flames. Activate heating, heat pumpsystems, or other heating systems when ambient temperatures or when other circumstances are not conducive to safe operation or may damage theequipment. Override electronic thermostats. Evaluate fuel quality. Verify thermostat calibration, heat anticipation or automatic setbacks, timers,programs or clocks. Determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system.Inspect window units, through-wall units, or electronic air filters. Operate equipment or systems if exterior temperature is below 60 degrees Fahrenheitor when other circumstances are not conducive to safe operation or may damage the equipment. Inspect or determine thermostat calibration, heatanticipation or automatic setbacks or clocks. Examine electrical current, coolant fluids or gasses, or coolant leakage.

1. Thermostat(s)Description: Analog, non-programmable type.

2. Heating SystemDescription: A forced air natural gas furnace was located in the attic.Age and Heating Capacity: 20+Observations:• The furnace was in operating condition at the time of the inspection. The furnace is at the end of its life expectancy. There is no evidenceof any recent service. It would be wise to have a service call done by a qualified HVAC technician to more accurately determine thefurnace’s condition and ensure that it is in the best possible working condition.

3. Energy SourceFor Heating: Natural Gas -- Gas meter located at • GarageFor Cooling: Electric - 220/240 volt A/C

4. Safety SwitchObservations:• There are safety switches located in the garage below the attic access stairs, and near the equipment in the attic.

5. Distribution SystemsDescription: Flex ducting in attic - ceiling registersObservations:• Air supply ducts routed through unheated space had damaged insulation. The ducts need to be repaired to prevent loss of heating andcooling capabilities.• There are improperly installed flex vents delivering air to the registers into the great room off of the kitchen. Have vents properly installedby a qualified HVAC technician.


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6. Combustion AirObservations:• No deficiencies were observed.

7. Venting, Flue(s), Chimney(s)Materials: Metal double wall chimney vent pipeObservations:• The exhaust flue has extensive rusting and is starting to fail. Have repaired by a qualified HVAC contractor.

8. Filter(s)Description: 20 x 20 x 1 • Located in ceiling of bedroom hallwayObservations:• MAINTENANCE: Inspect the filters each month to determine if they need to be replaced.


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Cooling

1. Cooling SystemDescription: Air Cooled Central Air ConditionerCompressor Age and Cooling Capacity: APPROXIMATELY • 10 years • Approx 2 Tons - 24,000 BTU • Approx 2 Tons for theA/C unit - Zone#1Observations:• The exterior compressor/condensor is dirty and needs to be cleaned.

2. Condensate DrainObservations:• The primary condensate drain is dripping on the insulation of the exterior low pressure refrigerant line causing it to deteriorate. Removethe damaged section of insulation, and replace so all of the line is covered. Have the drain extended to prevent future deterioration.• The emergency drain pipe from attic air handler drain-pan is draining into a gutter which is not appropriate. Have the drain line extendedto a conspicuous location by a qualified HVAC contractor.• The condensate drain pan is full of water. There has been a failure in the primary condensate drainage system. There is potential forextensive ceiling damage if this pan overflows. Have a qualified HVAC contractor repair or replace the condensate drainage system.

3. Cooling PerformanceSupply Temperature: 65Return Temperature: 80Temperature Difference:• This indicates the unit is cooling as intended.


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4. Fuse/Circuit Breaker ProtectionCompressor Placard Max: 20 AmpsObservations:• The circuit breaker protecting the central air conditioning unit--at the main electrical panel--is too large. The manufacturer specifies amaximum 20 Amp size breaker at the data plate, located on the exterior unit. In case of an electrical problem -- this oversized breakermight not trip in time to protect the A/C unit from damage or fire.

5. Limitations of Heating and Air Conditioning InspectionI am not an HVAC professional. Feel free to hire one prior to closing. The heating and cooling system of this home was inspected andreported on with the above information. While I made every effort to find all areas of concern, some areas can go unnoticed. Theinspection is not meant to be technically exhaustive. The inspection consists of using only the normal operating controls for the systemdoes not involve removal and inspection behind service door or dismantling that would otherwise reveal something only a licensed heatcontractor would discover. Please be aware that I have your best interest in mind. Any repair items mentioned in this report should beconsidered before purchase. I recommend that qualified contractors be used in any further inspections or repairs as they relate to thecomments inthis inspection report.


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Plumbing The inspector shall: Verify the presence of and identify the location of the main water shutoff valve. Inspect the water heating equipment, includingcombustion air, venting, connections, energy sources, seismic bracing, and verify the presence or absence of temperature-pressure relief valves and/orWatts 210 valves. Flush toilets. Run water in sinks, tubs, and showers. Inspect the interior water supply including all fixtures and faucets. Inspect thedrain, waste and vent systems, including all fixtures. Describe any visible fuel storage systems. Inspect the drainage sump pumps testing sumps withaccessible floats. Inspect and describe the water supply, drain, waste and main fuel shut-off valves, as well as the location of the water main and mainfuel shut-off valves. Inspect and determine if the water supply is public or private. Inspect and report as in need of repair deficiencies in the water supplyby viewing the functional flow in two fixtures operated simultaneously. Inspect and report as in need of repair deficiencies in installation andidentification of hot and cold faucets. Inspect and report as in need of repair mechanical drain-stops that are missing or do not operate if installed insinks, lavatories and tubs. Inspect and report as in need of repair commodes that have cracks in the ceramic material, are improperly mounted on thefloor, leak, or have tank components which do not operate.The inspector is not required to: Light or ignite pilot flames. Determine the size, temperature, age, life expectancy or adequacy of the water heater.Inspect interiors of flues or chimneys, water softening or filtering systems, well pumps or tanks, safety or shut-of valves, floor drains, lawn sprinklersystems or fire sprinkler systems. Determine the exact flow rate, volume, pressure, temperature, or adequacy of the water supply.Determine the water quality or potability or the reliability of the water supply or source. Open sealed plumbing access panels. Inspect clothes washingmachines or their connections. Operate any main, branch or fixture valve. Test shower pans, tub and shower surrounds or enclosures for leakage.Evaluate the compliance with local or state conservation or energy standards, or the proper design or sizing of any water, waste or ventingcomponents, fixtures or piping. Determine the effectiveness of anti-siphon, back-flow prevention or drain-stop devices. Determine whether there aresufficient clean-outs for effective cleaning of drains. Evaluate gas, liquid propane or oil storage tanks. Inspect any private sewage waste disposalsystem or component of. Inspect water treatment systems or water filters. Inspect water storage tanks, pressure pumps or bladder tanks. Evaluate timeto obtain hot water at fixtures, or perform testing of any kind to water heater elements. Evaluate or determine the adequacy of combustion air. Test,operate, open or close safety controls, manual stop valves and/or temperature or pressure relief valves. Examine ancillary systems or components,such as, but not limited to, those relating to solar water heating, hot water circulation.

1. Water SupplySource: Public municipal water supply

2. Main Water Shut OffLocation: Below ground at end of driveway

3. Water Heater(s)Description: Manufacturer • RheemCapacity: 40 Gallons

4. Water Heater Vent SystemMaterials: Metal double wall chimney vent pipe

5. Water Heater(s) ConditionAge: 18+ yearsObservations:• The water heater is functioning as intended, but is past the end of its typical service life. I suggest that you start budgeting forreplacement in the near future.

6. Main Service PipingMaterials: Copper

7. Exterior Hose Bibs/SpigotsDescription: Standard hose bib in front, and rear of home.

8. Water Supply, Distribution SystemsDescription: Copper


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9. FaucetsObservations:• No deficiencies observed.

10. SinksObservations:• No deficiencies observed.

11. Waste, Drain, Vent PipingWaste System Type: Public sewage disposal systemDescription: Visible waste piping in house: • PVC (Polyvinyl Chloride) - normally white in colorObservations:• Visible piping was operating as intended at time of inspection.

12. Fuel Storage, DistributionDescription: Black iron pipe used for gas branch/distribution serviceShut Off: Main gas shut off located at outside meter

13. Traps and DrainsObservations:• There is a double trap under the double kitchen sink which can cause clogging of the plumbing system. Have a qualified plumber install asingle trap for both sinks.

14. Flow and PressureObservations:• The water flow was adequate. This was determined by running water in the bath sink and shower while toilet is flushed.

15. Limitations of Plumbing InspectionThe plumbing in the home was inspected and reported on with the above information. While I make every effort to findall areas of concern, some areas can go unnoticed. Washing machine drain line for example cannot be checked forleaks or the ability to handle the volume during drain cycle. Older homes with galvanized supply lines or cast iron drainlines can be obstructed and barely working during an inspection but then fails under heavy use. If the water is turned off or not used forperiods of time (like a vacant home waiting for closing) rust or deposits within the pipes can further clog the piping system. Please beaware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. Irecommend that qualified contractors be used in any further inspections or repairs as they relate to the comments in this inspectionreport.


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Electrical The inspector shall inspect: The service line. The meter box. The main disconnect. And determine the rating of the service amperage. Panels,breakers and fuses. The service grounding and bonding. A representative sampling of switches, receptacles, light fixtures, AFCI receptacles and test allGFCI receptacles and GFCI circuit breakers observed and deemed to be GFCI's during the inspection. And report the presence of solid conductoraluminum branch circuit wiring if readily visible. And report on any GFCI-tested receptacles in which power is not present, polarity is incorrect, thereceptacle is not grounded, is not secured to the wall, the cover is not in place, the ground fault circuit interrupter devices are not properly installed ordo not operate properly, or evidence of arcing or excessive heat is present. The service entrance conductors and the condition of their sheathing. Theground fault circuit interrupters observed and deemed to be GFCI's during the inspection with a GFCI tester. And describe the amperage rating of theservice. And report the absence of smoke detectors. Service entrance cables and report as in need of repair deficiencies in the integrity of theinsulation, drip loop, or separation of conductors at weatherheads and clearances.The inspector is not required to: Insert any tool, probe or device into the main panel, sub-panels, downstream panel, or electrical fixtures. Operateelectrical systems that are shut down. Remove panel covers or dead front covers if not readily accessible. Operate over current protection devices.Operate non-accessible smoke detectors. Measure or determine the amperage or voltage of the main service if not visibly labeled. Inspect the alarmsystem and components. Inspect the ancillary wiring or remote control devices. Activate any electrical systems or branch circuits which are notenergized. Operate overload devices. Inspect low voltage systems, electrical de-icing tapes, swimming pool wiring or any time-controlled devices.Verify the continuity of the connected service ground. Inspect private or emergency electrical supply sources, including but not limited to generators,windmills, photovoltaic solar collectors, or battery or electrical storage facility. Inspect spark or lightning arrestors. Conduct voltage drop calculations.Determine the accuracy of breaker labeling.

1. Service DropDescription: Underground service lateral • METER LOCATION • Outside garage entrance door

2. Main DisconnectDescription: One 150 Amp Breaker on Main Service Panel

3. Service Entrance ConductorsDescription: 2/0 Aluminum

4. Service Rating150 amps

5. Main Service Panel(s)Description: MANUFACTURER • General ElectricObservations:• There is some rust inside the service panel which indicates that there has been moisture intrusion. Have the panel seal by a qualifiedelectrical contractor.


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6. Service GroundingDescription: Copper • Water Pipe Connection • Ground Rod Connection

7. Overcurrent ProtectionType: Breakers

8. Wiring MethodsDescription: CopperObservations:• There is a missing junction box in the upper attic next to the attic access. Have a qualified electrical contractor install a junction box tohouse this wiring.

9. Lighting, FixturesDescription: GroundedObservations:• The lighting fixture above the guest bathroom is not properly secured. Have the fixture secured to the wall to prevent the wiring frombeing exposed.


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10. ReceptaclesObservations:• There is an extension cord being used a power source at the counter to the left of the stove top. There is no electrical outlet installed atthe counter. There should be an outlet installed above the counter. Have a qualified electrical contractor install an outlet.• There are missing outlet cover plates in various rooms in the home. This condition leaves energized electrical components exposed totouch, a shock/electrocution hazard. Have these cover plates installed.

11. SwitchesObservations:• Some switches in the home appeared to be inoperable at the time of the inspection. These switches may connect to exterior lights whichare controlled by photo sensors and so will operate only at night. They may be improperly wired and represent a potential fire hazard orthey may connect to outlets which were not tested. You should take action to confirm that these switches are safe, either by asking theseller or having them traced by a qualified electrician.


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12. GFCIDefinition: Ground Fault Circuit Interrupter - GFCI - is an electrical safety device that cuts power to an individual outlet and/or entirecircuit when as little as .005 amps is detected leaking--this is faster than a person's nervous system can react! Kitchens, bathrooms.whirlpools/hot-tubs, unfinished basements, garages, and exterior circuits are normally GFCI protected. This protection is from electricalshock.Locations & Resets: PRESENT AT • Bathrooms • Kitchen • ExteriorObservations:• The exterior GFCI outlet above the deck is damaged. Have a qualified electrical contractor replace.

13. AFCIDefinition: AFCIs are newly developed electrical devices designed to protect against fires caused by arcing faults in the home’s wiring.Arc faults can be created by damaged, deteriorated, or worn electrical plugs, cords, and/or branch circuit conductors. AFCIs are requiredin new construction under current building standards which have been adopted in most jurisdictions across the country. AFCIs arecurrently only required for bedroom circuits but may be required for whole home protection in future updates of building standards andregulations. Older homes with aging and deteriorating wiring systems can especially benefit from the added protection of AFCIs. You maywish to consult with a qualified electrical contractor concerning options and costs for updating bedroom branch circuits to AFCIprotection for safety reasons.Locations & Resets: None Found

14. Smoke/Heat Detector(s)Description: PRESENT AT • Hallway leading to bedrooms • Rear Great roomObservations:• IMPROVE: Recommend installing one in each bedroom to bring up to modern safety standards. A qualified contractor should be used toinstall smoke detectors that are hard wired to the house electrical system.


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15. Carbon Monoxide (CO) Detector(s)Description: There are no CO detectors in this homeObservations:• I recommend installation of Carbon Monoxide detectors in appropriate locations. Proper placement of a carbon monoxide detector isimportant. If you are installing only one carbon monoxide detector, the Consumer Product Safety Commission (CPSC) recommends it belocated near the sleeping area where it can wake you if you are asleep. Additional detectors on every level and in every bedroom of ahome provides extra protection. Homeowners should remember not to install carbon monoxide detectors directly above or beside fuel-burning appliances, as appliances may emit a small amount of carbon monoxide upon start-up. A detector should not be placed withinfifteen feet of heating or cooking appliances or in or near very humid areas such as bathrooms.

16. Limitations of Electrical InspectionI am not an electrician. Feel free to hire an electrician prior to closing. The electrical system of the home was inspectedand reported on with the above information. While I make every effort to find all areas of concern, some areas can go unnoticed. Outletswere not removed and the inspection was only visual. Any outlet not accessible (behind the refrigerator for example) was not inspected oraccessible. Please be aware that I have your best interest in mind. Any repair items mentioned in this report should be considered beforepurchase. I recommend that qualified contractors be used in any further inspections or repairs as they relate to the comments in thisinspection report.


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Fireplace The inspector shall inspect: The fireplace, and open and close the damper door if readily accessible and operable. Hearth extensions and otherpermanently installed components. And report as in need of repair deficiencies in the lintel, hearth and material surrounding the fireplace, includingclearance from combustible materials.The inspector is not required to: Inspect the flue or vent system. Inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, ormantels. Determine the need for a chimney sweep. Operate gas fireplace inserts. Light pilot flames. Determine the appropriateness of such installation.Inspect automatic fuel feed devices. Inspect combustion and/or make-up air devices. Inspect heat distribution assists whether gravity controlled or fanassisted. Ignite or extinguish fires. Determine draft characteristics. Move fireplace inserts, stoves, or firebox contents. Determine adequacy of draft,perform a smoke test or dismantle or remove any component. Perform an NFPA inspection.

1. Gas Fireplace(s)Description: LOCATION • Dual fireplace for living and dining roomsObservations:• Operated normally when tested

2. Limitations of Fireplace InspectionThe Fireplace system of this home was inspected and reported on with the above information but it is incomplete. The liner or the safetyaspect of the liner was not inspected. The inspection is not meant to be technically exhaustive and does not substitute an inspection by acertified chimney sweep. The inspection does not determine the safety of the fireplace in terms of the condition of liner or the absence of aliner. Any comments I have reported do not remove the need for an inspection by a certified chimney sweep. Chimneys should beinspected at least annually. Please be aware that the I have your best interest in mind. Any repair items mentioned in this report should beconsidered before purchase. It is recommended that a certified chimney sweep inspect the liner for safe operation.


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Interior The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number ofinstalled cabinets; and A representative number of doors and windows. The home inspector shall: Operate a representative number of windows andinterior doors; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on buildingcomponents. The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors;Carpeting; or Draperies, blinds, or other window treatments.The inspector shall: Open and close a representative number of doors and windows. Inspect the walls, ceilings, steps, stairways, and railings. Inspectgarage doors and garage door openers by operating first by remote (if available) and then by the installed automatic door control. And report as in needof repair any installed electronic sensors that are not operable or not installed at proper heights above the garage door. And report as in need of repairany door locks or side ropes that have not been removed or disabled when garage door opener is in use. And report as in need of repair any windowsthat are obviously fogged or display other evidence of broken seals.The inspector is not required to: Inspect paint, wallpaper, window treatments or finish treatments. Inspect central vacuum systems. Inspect safetyglazing. Inspect security systems or components. Evaluate the fastening of countertops, cabinets, sink tops and fixtures, or firewall compromises. Movefurniture, stored items, or any coverings like carpets or rugs in order to inspect the concealed floor structure. Move drop ceiling tiles. Inspect or moveany household appliances. Inspect or operate equipment housed in the garage except as otherwise noted. Verify or certify safe operation of any autoreverse or related safety function of a garage door. Operate or evaluate security bar release and opening mechanisms, whether interior or exterior,including compliance with local, state, or federal standards. Operate any system, appliance or component that requires the use of special keys, codes,combinations, or devices. Operate or evaluate self-cleaning oven cycles, tilt guards/latches or signal lights. Inspect microwave ovens or test leakagefrom microwave ovens. Operate or examine any sauna, steam-jenny, kiln, toaster, ice-maker, coffee-maker, can-opener, bread-warmer, blender,instant hot water dispenser, or other small, ancillary devices. Inspect elevators. Inspect remote controls. Inspect appliances. Inspect items notpermanently installed. Examine or operate any above-ground, movable, freestanding, or otherwise non-permanently installed pool/spa, recreationalequipment or self-contained equipment. Come into contact with any pool or spa water in order to determine the system structure or components.Determine the adequacy of spa jet water force or bubble effect. Determine the structural integrity or leakage of a pool or spa.

1. Wall and Ceiling FinishesMaterials: DrywallObservations:• There are multiple large stains on the ceiling of the back great room. There was no evidence of current moisture intrusion observed at theceiling or in the attic space above. There is evidence of a prior repair in the roof directly above this area of the ceiling. I suggest youmonitor this area to determine if future action will be necessary to correct the problem.• The drywall in the dining room had some buckling due to moisture intrusion caused by the secondary condensate drain prior to it beingextended. There was no moisture detected at the time of the inspection. Due to the prior moisture damage there is a high probability ofdamage behind the wall. I recommend having the wall repaired by a qualified contractor.


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2. Floor FinishesMaterials: Laminate • Ceramic tile • CarpetObservations:• There were mutilple areas missing baseboard trim and mouldings.• Carpeting exhibited moderate wear with areas of severe wear. Consider getting estimates from a qualified flooring contractor to gain anidea of options and costs for replacement.

3. WindowsDescription: VinylObservations:• The double pane window in the living room has failed. Have a qualified contractor repair or replace.


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4. Interior DoorsDescription: Hollow core wood doors

5. ClosetsObservations:• Missing one of the bi-fold doors in bedroom across from guest bathroom.

6. CountertopsMaterials: LaminateObservations:• The underside of the laminate counter top above the dishwasher has some water damage. Have this area sealed to prevent any furtherdamage.

7. Cabinets, VanitiesMaterials: Wood laminateObservations:• Although the kitchen cabinets were old and appeared to be original, they were in generally serviceable condition at the time of theinspection. Except where noted.• The shelf under the kitchen sink is damaged. Have a qualified contractor replace or repair.

8. Limitations of Interior InspectionThe interior of the home was inspected and reported on with the above information. While I make every effort to find allareas of concern, some areas can go unnoticed. The inspection did not involve moving furniture and inspecting behind furniture, arearugs or areas obstructed from view. Please be aware that I have your best interest in mind. Any repair items mentioned in this reportshould be considered before purchase. I recommend that qualified contractors be used in any further inspections or repairs as they relateto the comments in this inspection report.


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Built-in Appliances The home inspector shall: Observe and operate the basic functions of the following kitchen appliances: Permanently installed dishwasher, through itsnormal cycle; Range, cook top, and permanently installed oven; Trash compactor; Garbage disposal; Ventilation equipment or range hood; andPermanently installed microwave oven.The home inspector is not required to observe: Clocks, timers, self-cleaning oven function, or thermostats for calibration or automatic operation;Non built-in appliances; or Refrigeration units. The home inspector is not required to operate: Appliances in use; or Any appliance that is shut down orotherwise inoperable.

1. DishwasherDescription: MaytagObservations:• I ran the dish washer through one cycle and appeared to be in working order at time of inspection.

2. Garbage DisposalDescription: InSinkEratorObservations:• The disposal was functional at the time of inspection.

3. Ranges, Ovens, CooktopsObservations:• The gas burners all functioned as intended when I turned them on, and the oven heated up when turned on.

4. MicrowaveDescription: GE

5. RefrigeratorDescription: WhirlpoolObservations:• NOT INSPECTED: Refrigerator was present

6. WasherDescription: MaytagObservations:• I ran the washer through one full cycle. The washer filled with water, agitated, spun, and drained. This does not in anyway confirm howwell the machine washes clothes.

7. DryerDescription: MaytagObservations:• FYI: Three prong 220 Volt electrical outlet installed. You will have to convert a new dryer's four prong cord to fit this three prong outlet.


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8. Dryer VentObservations:• The dryer vent is crushed where it exits the rear of the dryer. Replace the vent and protect it from being crushed in the future.• There is an abandoned exterior dryer vent that has not been properly terminated which can allow intrusion by moisture or animals. Havea qualified contractor remove or seal this vent.

9. Limitations of Appliances InspectionThe built-in appliances of the home were inspected reported on with the above information. Even though I make every effort to find allareas of concern, some areas can go unnoticed. Please be aware that I have your best interest in mind. I recommend that qualifiedcontractors be used in any further inspections or repairs as they relate to the comments in this inspection report.


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Attic, Ventilation, and Insulation The inspector shall inspect: The insulation in unfinished spaces, the ventilation of attic spaces, mechanical ventilation systems, and report on thegeneral absence or lack of insulation in unfinished spaces.The inspector is not required to: Enter the attic or any unfinished spaces that are not readily accessible, or where entry could cause damage or posea safety hazard to the inspector, in his or her opinion, to move, touch, or disturb insulation, to move, touch or disturb vapor retarders, break or otherwisedamage the surface finish or weather seal on or around access panels and covers, identify the composition or exact R-value of insulation material,activate thermostatically operated fans, determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers and wiring,determine the adequacy of ventilation.

1. Attic AccessAttic Inspection Method: I inspected attic by crawling the ceiling truss framingType of Access: Pull Down Ladder located in: GarageObservations: The pull down stairs do not meet the firewall requirements for the garage. Have repaired by a qualified contractor.

2. Insulation in Unfinished SpacesDescription: Attic Insulation: • Cellulose, loose fillDepth/R-Value: Approximately: • 9-12 inchesObservations:• The insulation level was not adequate near the damaged soffit. Have the soffit repaired and insulation levels corrected by a qualifiedcontractor.

3. Attic VentilationDescription: Under eave soffit inlet vents • Static roof vents

4. Vent Piping Through AtticDescription: PVC plumbing vents

5. Ceiling, Roof StructureDescription: Engineered wood roof truss framing • RaftersObservations:• There were no deficiencies were observed in visible areas.

6. Limitations of Attic and Insulation InspectionThe insulation and ventilation of the home was inspected and reported on with the above information. While I make every effort to find allareas of concern, some areas can go unnoticed. Venting of exhaust fans or clothes dryer cannot be fully inspected and bends orobstructions can occur without being accessible or visible (behind wall and ceiling coverings). Only insulation that is visible wasinspected. Please be aware that I have your best interest in mind. Any repair items mentioned in this report should be considered beforepurchase I recommend that qualified contractors be used in any further inspections or repairs as they relate to the comments in thisinspection report.


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Garage

1. Garage Door(s)Description: FiberglassObservations:• I recommend placing weather stripping on both sides of garage door.

2. Garage Door Opener(s)Description: Craftsman • 1/2 HorsepowerObservations:• The garage door was functional using normal controls.

• The outdoor keypad opener was not tested due to not having code. I recommend getting the code from the homeowner to determine ifthe keypad is operational.

3. Garage Door Safety FeaturesSafety Reverse: PresentSafety Sensor: PresentObservations:• Safety sensors operated normally, reversing the door when tested..• The automatic garage door opener(s) reversed direction when met with resistance.

4. Garage Floor, Sill PlatesDescription: Concrete

5. Garage FiredoorMaterial: Present


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Bathrooms

1. FaucetsObservations:• No deficiencies were observed.

2. SinksObservations:• There are stoppers missing or inoperable in both bathrooms.• The cold water shut off handle at the left sink in the master bathroom has a slow leak. The two gallon bucket below the handle is not anappropriate long term solution. Have a qualified plumbing contractor repair or replace.• The pedastal sink in the guest bathroom is not secured to the wall. Have a qualified contractor repair as needed.

3. Tub(s)Description: Plastic/FiberglassObservations:• There were no deficiencies observed at time of inspection.

4. Shower(s)Description: Plastic/FiberglassObservations:• There were no deficiencies observed at time of inspection.

5. Toilet(s)Observations:• All toilets flushed properly and no deficiencies were observed.

6. Bathroom Exhaust Fan(s)Observations:• Operated when tested.

7. Limitations of Bathroom InspectionAll bathroom fixtures, including toilets, tubs, showers, and sinks are inspected. Readily visible water-supply and drain pipes are inspected.Plumbing access panels are opened, if readily accessible and available to open. Normal foot pressure is applied around the base of eachtoilet, tub, and shower to check for deteriorated flooring. Normal hand pressure is applied carefully to the walls of each shower to checkfor deterioration. Re-grouting and sealant around the tub shower, and fixtures should be considered routine maintenance. I do not performwater leak tests on drain lines or shower pans. I simply look for active leaks, which is quite limited by my short time in the property. Anyrepair items mentioned in this report should be considered before purchase. I recommend that qualified contractors be used in any furtherinspections or repairs as they relate to the comments in this inspection report.


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Report Summary

Report Summary

REPORT CONCLUSION &WALK-THROUGH CONCLUSION: I am proud of the service I provide, and trust that you will be happy with the quality of my report. Ihave made every effort to provide you with an accurate assessment of the condition of the propertyand its components and to alert you to any significant defects or adverse conditions. However, I maynot have tested every outlet, and opened every window and door, or identified every problem. Alsobecause my inspection is essentially visual, latent defects could exist. I cannot see behind walls.Therefore, you should not regard my inspection as a guarantee or warranty. It is simply a report onthe general condition of a property at a given point in time. As a homeowner, you should expectproblems to occur. Roofs will leak, basements may have water problems, and systems may failwithout warning. I cannot predict future events. For these reasons, you should keep acomprehensive insurance policy current. This report was written exclusively for my client. It is nottransferable to other people. The report is only supplemental to a seller's disclosure. Thank you fortaking the time to read this report, and call me if you have any questions. I am always attempting toimprove the quality of my service and my report. PRE-CLOSING WALK THROUGH: The walk-through prior to closing is the time for Client to inspect the property. Conditions maychange between the time of a home inspection and the time of closing. Restrictions that existedduring the inspection may have been removed for the walk-through. Defects or problems that werenot found during the home inspection may be discovered during the walk-through. Client should bethorough during the walk-through. Any defect or problem discovered during the walk-through shouldbe negotiated with the owner/seller of the property prior to closing. Purchasing the property with aknown defect or problem releases Safe House Property Inspections of all responsibility. Clientassumes responsibility for all known defects after settlement. Sincerely, Troy Pappas, OwnerSafe House Property Inspections


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IMPORTANT: This following items are a brief summary of the significant deficiencies or critical concerns which areimportant to highlight as they relate to function or safety. Some of these items may warrant further investigation by aspecialist. This is only a summary and is provided as a courtesy— it should not be considered to be the complete report.The complete list of issues, concerns, deficiencies and important details pertaining to this property is found throughoutthe body of the inspection report. Your entire report must be carefully read to fully assess all of the findings and benefitfrom the recommendations, maintenance advice, tips and other important resource information.

ExteriorPage 3 Item: 1 Exterior Cladding • The vinyl siding covering has multiple areas of damage which should be repaired to

prevent moisture intrusion of the wall assembly.

Page 5 Item: 5 Eaves, Soffits,Fascias

• The rear of the home is missing a large portion of the soffit which is allowing birds tonest. This can lead to health hazards. Have the nesting material removed and the soffitrepaired by a qualified contractor.

RoofingPage 8 Item: 4 Roof Covering • There is no visible felt paper underlayment beneath the shingles. This is an improper

installation.• There are areas of missing shingles and exposed roof sheathing.• There are exposed roofing nails in multiple locations. Water can penetrate into theframing and interior surfaces. I recommend the nails properly sealed to prevent waterpenetration• Due to the age and multiple issues with this roof I recommend that you have aqualified roofing contractor evaluate an appropriate course of action for repair orreplacement.

Page 9 Item: 5 Flashings • The roof is missing drip edge flashings leaving underlying framing exposed to theweather. Have drip edge installed by a qualified roofing contractor.• Vent flashings have exposed nail heads which need to be sealed to prevent moistureintrusion.

Page 9 Item: 6 Roof Penetrations • The rubber seals at a few vent pipes are deteriorated and have allowed moistureintrusion of the roof assembly. Have these vent pipes resealed by a qualifiedcontractor.

HeatingPage 12 Item: 5 Distribution

Systems• There are improperly installed flex vents delivering air to the registers into the greatroom off of the kitchen. Have vents properly installed by a qualified HVAC technician.

Page 12 Item: 7 Venting, Flue(s),Chimney(s)

• The exhaust flue has extensive rusting and is starting to fail. Have repaired by aqualified HVAC contractor.

CoolingPage 13 Item: 2 Condensate Drain • The condensate drain pan is full of water. There has been a failure in the primary

condensate drainage system. There is potential for extensive ceiling damage if thispan overflows. Have a qualified HVAC contractor repair or replace the condensatedrainage system.

Page 14 Item: 4 Fuse/CircuitBreaker Protection

• The circuit breaker protecting the central air conditioning unit--at the main electricalpanel--is too large. The manufacturer specifies a maximum 20 Amp size breaker at thedata plate, located on the exterior unit. In case of an electrical problem -- thisoversized breaker might not trip in time to protect the A/C unit from damage or fire.

ElectricalPage 18 Item: 8 Wiring Methods • There is a missing junction box in the upper attic next to the attic access. Have a

qualified electrical contractor install a junction box to house this wiring.

Page 19 Item: 10 Receptacles • There are missing outlet cover plates in various rooms in the home. This conditionleaves energized electrical components exposed to touch, a shock/electrocutionhazard. Have these cover plates installed.

Page 20 Item: 12 GFCI • The exterior GFCI outlet above the deck is damaged. Have a qualified electricalcontractor replace.

InteriorPage 24 Item: 1 Wall and Ceiling

Finishes• The drywall in the dining room had some buckling due to moisture intrusion causedby the secondary condensate drain prior to it being extended. There was no moisturedetected at the time of the inspection. Due to the prior moisture damage there is a highprobability of damage behind the wall. I recommend having the wall repaired by aqualified contractor.

Attic, Ventilation, and InsulationPage 28 Item: 1 Attic Access • The pull down stairs do not meet the firewall requirements for the garage. Have

repaired by a qualified contractor.

Bathrooms


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Page 30 Item: 2 Sinks • The pedastal sink in the guest bathroom is not secured to the wall. Have a qualifiedcontractor repair as needed.

Documents

Virginia Beach Home Inspection Report