Inspection Report

Age Of Home: Over 50 Years	Client Is Present: No	Weather: Clear
Temperature: Over 60	Rain in last 3 days: No	Number of Floor Levels (Heated Space Only): TWO LEVELS

STRUCTURAL COMPONENTS

1.0

Inspectors Genera Information Comments: Inspected Please note that photos are added to report to assist with location and to help identify problem areas. Several comments may be present in report without photos. Pleas read entire report. Do not rely on photos to show all areas of concern. We always recommend that every item or system with a comment noted in report be reviewed and repaired as needed by a lic. professional. Many photos are taken during the inspection of a home. Some photos maynot be used in the final report. D& I attempts to keep any unused photos. These photos may be provided to the inspection client(Client Only)upon request for up to (12) twelve months after the date of inspection. FYI an old cistern (tank) is present under home 1.0 Picture 1

1.1

FOUNDATIONS (Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.) Comments: Repair or Replace The foundation and framing under the left side rear addition is in very poor condition, recommend a structural engineer inspect to determine repairs. 1.1 Picture 1 1.1 Picture 2 Not all of crawlspace was inspected due to lack of safe access, under rear addition and right side (bath addition)

1.2

WALLS (Structural) Comments: POOR CONDITION The left side of rear addition to home appear to be bowed, Recommend further inspection by a Lic. Structural engineer.  1.2 Picture 1 1.2 Picture 2 1.2 Picture 3 Bath room addition to right side of home appears to have settled toward the home. This is visible around entrance to bath in unit B. The crawlspace in this area is very low to the ground and not accessible. The roof line in this area has a negative slope and may cause leaks 1.2 Picture 4 1.2 Picture 5 Recommend the exposed waste drain and vent lines be secured to the wall. Plywood sheathing located in storage area under rear addition is sitting on the ground and may attract termites. 1.2 Picture 6

1.3

COLUMNS OR PIERS Comments: POOR CONDITION Block piers under rear addition to home are in poor condition, leaning and need additional support. 1.3 Picture 1 1.3 Picture 2 The center support column at rear addition to upper level does not appear to be adequate. Recommend additional support to prevent sagging. 1.3 Picture 3 1.3 Picture 4 Most brick columns and old fire place have dead dried out mortar, recommend this be corrected. 1.3 Picture 5 One column located under center left of home (hall of unit A) is falling apart  and needs immediate repairs by qualified contractor. 1.3 Picture 6

1.4

FLOORS (Structural) Comments: POOR CONDITION Outer band on side porch is sagging in several areas. From under the home visible damage by moisture and wood eating insects is present. Repairs are needed, recommend repairs be performed by a qualified contractor. 1.4 Picture 1 1.4 Picture 2 1.4 Picture 3 1.4 Picture 4 1.4 Picture 5 Several wooden post have been added under the front and center of of home, these post are just sitting on the ground  are not considered a permanent support. Also wood sitting on the ground may attract wood eating insect. Recommend this be corrected by a qualified contractor. 1.4 Picture 6 1.4 Picture 7 1.4 Picture 8 Several areas under home have signs of termites and other wood eating insects. Recommend having the building inspected by a qualified pest control company. 1.4 Picture 9 1.4 Picture 10 Several amateur repairs are present under home using under sized materials, recommend all new materials be of equal or greater size. 1.4 Picture 11 1.4 Picture 12 1.4 Picture 13

1.6	ROOF STRUCTURE AND ATTIC Comments: Inspected Theold roof framing and wood slat sheathing is in ok shape but is a weak system 1.6 Picture 1

EXTERIOR

2.0

WALL CLADDING FLASHING AND TRIM Comments: Inspected Wood siding at left side (facing front) deteriorated along bottom edge. Further deterioration can occur if not corrected. Recommend repair or replace as needed using a qualified person. 2.0 Picture 1 2.0 Picture 2 2.0 Picture 3 Some wood siding deteriation is present on the left bath room addition around drain lines and rear addition to upper level. 2.0 Picture 4

2.1	DOORS (Exterior) Comments: POOR CONDITION All exterior doors (all three units) are out of square with jam, missing weather stripping and do not seal shut, heat loss is occurring at all doors. 2.1 Picture 1 2.1 Picture 2 2.1 Picture 3

2.2	WINDOWS Comments: POOR CONDITION One window sill on left side of home 2.2 Picture 1 Most if not all windows are sealed shut and glazing in very poor condition. 2.2 Picture 2

2.3	VEGETATION, GRADING, DRAINAGE, DRIVEWAYS, PATIOS, WALKWAYS AND RETAINING WALLS (With respect to their effect on the condition of the building) Comments: Inspected Tree limbs that are in contact with roof or hanging near walls should be trimmed. 2.3 Picture 1

ROOFING

Unit A

4.0.A

INTERIOR WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES Comments: Repair or Replace Fiberglass Tub is damaged/cracked and is leaking at time of inspection at Main bath. Repairs are needed Recommend a qualified licensed plumber repair or correct as needed. 4.0.A Picture 1 Tub faucets loose and needs repair at Main bath. ,. Recommend repair as necessary by a qualified person. 4.0.A Picture 2 Water pressure is low, this can be caused by several reasons. Recommend a plumber investigate further. 4.0.A Picture 3 PEX water lines are just hanging  loose under home. 4.0.A Picture 4 4.0.A Picture 5

4.1.A

HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS Comments: Repair or Replace Metal exhaust flue pipe for water heater (under rear addition is heavily rusted and should be replaced.  4.1.A Picture 1 Newer gas hot water heater is just siting on some blocks in the storage area under rear of home. Recommend placing 18" off ground, installing a thermal expansion tank and securing to wall. 4.1.A Picture 2

4.2.A

FUEL STORAGE AND DISTRIBUTION SYSTEMS (Interior fuel storage, piping, venting, supports, leaks) Comments: POOR CONDITION Old gas lines under home are in very poor condition, recommend repair or replace by a qualified contractor. 4.2.A Picture 1

4.3.A

INTERIOR WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES Comments: Inspected Polybutylene plastic plumbing supply lines (PB) are installed in the crawlspace under Unit A kitchen. Polybutylene has been used in this area for many years, but has had a higher than normal failure rate, and is no longer being widely used. Copper and Brass fittings used in later years have apparently reduced the failure rate. This subject house has plastic fittings. For further details contact the Consumer Plumbing Recovery center at 1-800-392-7591 or the web at http://www.pbpipe.com 4.3.A Picture 1

Unit B

4.0.B

INTERIOR WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES Comments: Inspected Exposed PEX water lines are present on the walls in this unit, again this is not standard, but I do not know of any problems this will cause. 4.0.B Picture 1 4.0.B Picture 2

4.1.B

INTERIOR DRAIN, WASTE AND VENT SYSTEMS Comments: Inspected Toilet is loose at floor at Hall Bath. ,. Recommend a qualified licensed plumber repair or correct as needed. 4.1.B Picture 1

4.2.B

HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS Comments: Repair or Replace T&P (Test and Pressure) valve on water heater needs a 3/4 threaded pipe to extend within 6 inches of floor pan for safety. (PVC is not approved for hot water use). Recommend repair by a qualified person. 4.2.B Picture 1

Unit C

4.0.C

INTERIOR WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES Comments: Inspected Some water lines are mounted to the bedroom wall in this unit, while this is not standard, I don' know of any problems it may cause. These lines then exit the wall and enter unit B. These appear to be the hot water supply lines to unit B, because the water heater for unit B is in the attic above unit C. 4.0.C Picture 1 4.0.C Picture 2

4.1.C

INTERIOR DRAIN, WASTE AND VENT SYSTEMS Comments: Repair or Replace Waste line is leaking at right side at Kitchen sink. Repairs are needed to stop leaking water from damaging the cabinet bottom.. Recommend a qualified licensed plumber repair or correct as needed. 4.1.C Picture 1

4.2.C

HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS Comments: Inspected Water heaters for both unit B and C, recommend installing thermal expansion tanks. 4.2.C Picture 1

Units A

5.1.A

SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELS Comments: POOR CONDITION Recommend properly labeling panel box for safety. 5.1.A Picture 1 Main panel box is located at bedroom. Panel circuits are not clearly labeled has a missing knock out  inside box. This is for your information. Recommend repair as needed. 5.1.A Picture 2

5.2.A

BRANCH CIRCUIT CONDUCTORS, OVERCURRENT DEVICES AND COMPATIBILITY OF THEIR AMPERAGE AND VOLTAGE Comments: Repair or Replace Several circuit breakers in main panel are of a different brand than panel manufacturer. The manufacturer requires that in order for the panel to be safe, only their brand is allowed to be used inside the panel. Even though these circuit breakers are all"UL approved," they are not approved to be used in panels of different manufacturers unless so indicated on the panel label. 5.2.A Picture 1 5.2.A Picture 2

5.4.A

OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS) Comments: POOR CONDITION GFCI outlet is a non-grounded outlet which is legal, but not as safe as a grounded GFCI at Main bath. 5.4.A Picture 1

Unit B

5.1.B

CONNECTED DEVICES AND FIXTURES (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls) Comments: Repair or Replace What appears to be an old door bell is present over the entry door, it has exposed wires and wires are hot. 5.1.B Picture 1 The outlet left of kitchen sink is missing a cover plate and had no power at time of inspection. 5.1.B Picture 2

5.2.B

OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS) Comments: POOR CONDITION GFCI outlet is a non-grounded outlet which is legal, but not as safe as a grounded GFCI at Hall Bath. 5.2.B Picture 1

5.3.B

SMOKE DETECTORS Comments: Inspected The smoke detectors in building should all be replaced for safety. 5.3.B Picture 1

Unit C

5.1.C

CONNECTED DEVICES AND FIXTURES (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls) Comments: Inspected Several two pronged ungrounded outlets are still present in home. 5.1.C Picture 1

Unit A

Unit B

Unit C

6.2.C

DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors) Comments: POOR CONDITION Debris seen in vents indicates need for cleaning ducts with vacuum. 6.2.C Picture 1 The air handler over flow pan in attic does not have a drain line, a float switch is present to help prevent against water over flowing, but I highly recommend the drain line be installed. 6.2.C Picture 2

Interior A

7.0.A

CEILINGS Comments: POOR CONDITION Unfinished sheetrock repairs are present in main bath. 7.0.A Picture 1 Sheetrock on ceiling is damaged and appears to be sagging at Half 1/2 Bath. While this damage is cosmetic, the repair cost should be considered due to the amount of damage. Recommend repair or replace as needed using a qualified person. 7.0.A Picture 2 Drywall on ceiling is damaged reveals a water stain indicating a leak did or still exists at front Bedroom. While this damage is cosmetic, the repair cost should be considered due to the amount of damage. Recommend repair or replace as needed using a qualified person. 7.0.A Picture 3

7.1.A

WALLS Comments: Inspected Towel and tissue bars in main bath are damaged or missing. 7.1.A Picture 1

7.2.A

FLOORS Comments: Repair or Replace The Subfloor in kitchen is very soft and appears to be damaged, this area is not visible from crawlspace. Due to the amount of softness, I recommend replacing the Subfloor 7.2.A Picture 1

7.3.A

COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETS Comments: POOR CONDITION Sink base cabinet in kitchen is pulling away from wall and veneer is pulling off of doors. 7.3.A Picture 1 7.3.A Picture 2 Counter tops in both baths are not mounted properly, just sitting in place. 7.3.A Picture 3

7.5.A

WINDOWS (REPRESENTATIVE NUMBER) Comments: POOR CONDITION Atleast one window is missing glass. 7.5.A Picture 1

Interior B

7.1.B

WALLS Comments: Repair or Replace The wall framing around the hall bath addition appears to be leaning or settleing. This appears to be a structural concern, recommend this area be inspected further by a structural engineer to determine the repairs needed. 7.1.B Picture 1 7.1.B Picture 2

7.4.B

COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETS Comments: Inspected Counter top in bath is not mounted properly, just sitting in place. 7.4.B Picture 1

7.6.B

WINDOWS (REPRESENTATIVE NUMBER) Comments: POOR CONDITION All windows in home are in poor condition, but the windows in the rear of unit B are deteriated. 7.6.B Picture 1

Interior C

7.1.C

WALLS Comments: Inspected Some stains are present on kitchen walls, tenant said it was raw eggs, FYI 7.1.C Picture 1

7.5.C

WINDOWS (REPRESENTATIVE NUMBER) Comments: POOR CONDITION Atleast one window is missing some glass. 7.5.C Picture 1

INSULATION AND VENTILATION

8.0	INSULATION AND VAPOR RETARDERS (in unfinished spaces) Comments: Not Present No insulation present in attic or crawlspace. 8.0 Picture 1 8.0 Picture 2

8.2

VENTING SYSTEMS (Kitchens, baths and laundry) Comments: POOR CONDITION The dryer vent for Unit A comes out of wall next to all three HVAC compressors. Dryer lint is built up on units. Recommend all three units be thoroughly cleaned and inspected by a qualified HVAC contractor. Also I recommend moving the dryer vent. 8.2 Picture 1 No ventilation or operating windows present in any of the bath rooms in building, recommend this be corrected. 8.2 Picture 2

Kitchen A

Kitchen B

Kitchen C

General Summary

D& I Home Inspectors, Inc. PO Box 1708 Moncks Corner, SC 29461 (843) 514-2216 www.HomeInspectorDandI.com

Customer Multi Unit Sample

Property Address Multi Unit Sample Charleston, SC

Prepared Using HomeGauge http://www.homegauge.com SHGI (c) 2000-2004 : Licensed To D & I Home Inspectors, Inc.

D & I Home Inspection Agreement
And Arbitration Clause

The address of the property is: Multi Unit Sample, Charleston, SC .

Date: 3/30/2006                  Inspection Fee: 750.00 

THIS AGREEMENT made by and between  Lawrence M. David (Hereinafter “INSPECTOR”) and the undersigned (hereinafter “CLIENT”), collectively referred to herein as “the parties.”    The Parties Understand and Voluntarily Agree as follows:

1. INSPECTOR agrees to perform a visual inspection of the home/building and to provide CLIENT with a written inspection report identifying the defects that INSPECTOR both observed and deemed material.  INSPECTOR may offer comments as a courtesy, but these comments will not comprise the bargained-for report.  The report is only supplementary to the seller’s disclosure.
2. Unless otherwise inconsistent with this Agreement or not possible, INSPECTOR agrees to perform the inspection in accordance to the current Standards of Practice of the National Association of Certified Home Inspectors posted at http://www.nachi.org/sop.htm.  CLIENT understands that these standards contain certain limitations, exceptions, and exclusions.
3. The inspection and report are performed and prepared for the use of CLIENT, who gives INSPECTOR permission to discuss observations with real estate agents, owners, repairpersons, and other interested parties.  INSPECTOR accepts no responsibility for use or misinterpretation by third parties.   INSPECTOR’S inspection of the property and the accompanying report are in no way intended to be a guarantee or warranty, express or implied, regarding the future use, operability, habitability or suitability of the home/building or its components. Any and all warranties, express or implied, including warranties of merchantability and fitness for a particular purpose, are expressly excluded by this Agreement.

4.  INSPECTOR assumes no liability for the cost of repair or replacement of unreported defects or deficiencies either current or arising in the future. CLIENT acknowledges that the liability of INSPECTOR, its agents, employees, for claims or damages, costs of defense or suit, attorney’s fees and expenses and payments arising out of or related to the INSPECTOR’S negligence or breach of any obligation under this Agreement, including errors and omissions in the inspection or the report, shall be limited to liquidated damages in an amount equal to the fee paid to the INSPECTOR, and this liability shall be exclusive.  CLIENT waives any claim for consequential, exemplary, special or incidental damages or for the loss of the use of the home/building even if the CLIENT has been advised of the possibility of such damages. The parties acknowledge that the liquidated damages are not intended as a penalty but are intended (i) to reflect the fact that actual damages may be difficult and impractical to ascertain; (ii) to allocate risk among the INSPECTOR and CLIENT; and (iii) to enable the INSPECTOR to perform the inspection at the stated fee.

5. INSPECTOR does not perform engineering, architectural, plumbing, or any other job function requiring an occupational license in the jurisdiction where the inspection is taking place, unless the inspector holds a valid occupational license, in which case he/she may inform the CLIENT that he/she is so licensed, and is therefore qualified to go beyond this basic home inspection, and for additional fee, perform additional inspections beyond those within the scope of the basic home inspection.

6. In the event of a claim against INSPECTOR, CLIENT agrees to supply INSPECTOR with the following: (1) Written notification of adverse conditions within 14 days of discovery, and (2) Access to the premises.  Failure to comply with the above conditions will release INSPECTOR and its agents from any and all obligations or liability of any kind.

7. Initial X_____ Arbitration Clause: Any dispute, controversy, interpretation or claim for, but not limited to, breach of contract, any form of negligence, fraud or misrepresentation of any other theory of liability arising out of, from or related to the contract or arising out of, from related to the Inspection or Inspection Report shall be submitted to final and binding arbitrating under the rules and procedures of the Construction Arbitration Services, Inc. It is the decision of the arbitrator appointed hereunder shall be final the binding and judgment on the award may nr entered in any court of competent jurisdiction.

8. If any court declares any provision of this Agreement invalid or unenforceable, the remaining provisions will remain in effect.  This Agreement represents the entire agreement between the parties.  All prior communications are merged into this Agreement, and there are no terms or conditions other than those set forth herein.  No statement or promise of INSPECTOR or its agents shall be binding unless reduced to writing and signed by INSPECTOR.  No change or modification shall be enforceable against any party unless such change or modification is in writing and signed by the parties.  This Agreement shall be binding upon and enforceable by the parties and their heirs, executors, administrators, successors and assignees.  CLIENT shall have no cause of action against INSPECTOR after one year from the date of the inspection.

9. A non-transferable Limited Mechanical and Structural Warranty is available from American Home Warranty Company for the benefit of the client. This Limited Mechanical and Structural Warranty is specific in its language regarding coverage, deductibles, exclusions and claims. With respect to these matters (D & I Home Inspectors) hereby expressly limits its liability to the terms and conditions of the limited warranty, does not warrant nor guarantee the continued operation or condition of any items(s) systems(s or component(s) of the home and will not pay for any deductible, repair or replacement.  Please Initial__________ if you would like the Limited Mechanical and Structural Warranty ($25.00) additional Fee.

CLIENT HAS CAREFULLY READ THE FOREGOING, AGREES TO IT, AND ACKNOWLEDGES RECEIPT OF A COPY OF THIS AGREEMENT.