Inspection Report

Age Of Home: Over 25 Years	Client Is Present: Yes	Weather: Clear
Temperature: Over 60	Rain in last 3 days: Yes	Number of Floor Levels (Heated Space Only): ONE LEVEL

STRUCTURAL COMPONENTS

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 Visible signs of water intrusion in crawlspace are present from dampness (ground is muddy). Water intrusion can lead to more costly repairs and increase damage if not corrected. Recommend repair or replace as needed. 1.1 Picture 1 1.1 Picture 2

1.2	WALLS (Structural) Comments: Repair or Replace The toe or shoe plate 2x6 around the perimeter of the converted garage is deteriated in most areas, recommend a qualified contractor replace as needed. 1.2 Picture 1 1.2 Picture 2

1.4

FLOORS (Structural) Comments: Repair or Replace Existing repair to floor joists was not repaired according to standard practices and and not properly repaired under Master bath. New floor joists should span from wall to girder and be independent of the joist it replaces. Recommend a qualified licensed general contractor inspect further and repair as needed. 1.4 Picture 1 Main girder is deteriorated in crawlspace  under center load bearing wall in various areas. Repairs are needed. Recommend a qualified licensed general contractor inspect further and repair as needed. The floor insulation may need to be removed so that a repair contractor can see all the repairs needed. 1.4 Picture 2 1.4 Picture 3 1.4 Picture 4

1.6

ROOF STRUCTURE AND ATTIC Comments: Repair or Replace 2 x 8 splitting at a knot ( first above Guest bedroom). Repairs are needed to maintain the stability of roof. Recommend a qualified contractor inspect further and repair as needed. 1.6 Picture 1 Water signs on sheathing and rafter resulting from a roof leak found above washer/dryer room. Unable to determine if leak has been corrected. Recommend a qualified roof contractor inspect further and correct as needed. 1.6 Picture 2

EXTERIOR

2.0

WALL CLADDING FLASHING AND TRIM Comments: Inspected Some cracks are present in brick siding on left side of home, no repairs needed at this time. 2.0 Picture 1 An old door  way was closed in at some time on rear left corner of home. The masonry work is less than standard practice and has a small piece of wood where to top of the door once was, a crack has occurred above left of door. 2.0 Picture 2

2.1	DOORS (Exterior) Comments: Inspected Rear storm door is out of square and does not seal at threshold. 2.1 Picture 1

2.3	DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES AND APPLICABLE RAILINGS Comments: POOR CONDITION Bricks missing on edge of bottom step, rear of home. Also no handrail present at rear steps.  2.3 Picture 1

ROOFING

PLUMBING SYSTEM

4.0

INTERIOR WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES Comments: Repair or Replace Cold supply line under kitchen sink is leaking, recommend this be corrected by a plumber.(Picture 1) Also the old ice maker supply line the runs from under kitchen sink to the right corner of the cabinets is leaking, recommend the be corrected.(Picture 2) (Picture 3) 4.0 Picture 1 4.0 Picture 2 4.0 Picture 3 Shower head in a hall bath is very loose in wall, recommend this be corrected. 4.0 Picture 4 Cold water shut off valve is dripping under hall bath sink, recommend this be corrected. 4.0 Picture 5 Sink in master bath is slightly loose on wall and hot and cold faucets are backwards from standard. 4.0 Picture 6 The shower insert in master bath was not installed per standard practices, but does not appear to cause any problems at this time. 4.0 Picture 7 Hot water valve in master shower does not turn off properly. 4.0 Picture 8

4.1	INTERIOR DRAIN, WASTE AND VENT SYSTEMS Comments: Inspected PVC was line under home is not properly supported in crawlspace between kitchen and baths. Recommend this be corrected 4.1 Picture 1

ELECTRICAL SYSTEMS

5.0	SERVICE ENTRANCE CONDUCTORS Comments: Inspected Recommend cleaning tree limbs back from main service entrance to home. 5.0 Picture 1

5.1

SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELS Comments: POOR CONDITION Main panel box is located at garage conversion. Panel circuits are not clearly labeled has Atleast one "double tapped" breaker and screws are very long and may be a hazard and two single circuits are being run off of one double pole breaker (Picture 3) . Further inspection is needed by a qualified licensed electrician. Recommend a qualified licensed electrician perform repairs that involve wiring. 5.1 Picture 1 5.1 Picture 2 5.1 Picture 3

5.3

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 Exposed wiring at light fixture on wall, rear left corner of home. Electrical issues are considered a hazard until repaired. Recommend repair as needed. 5.3 Picture 1 Exposed wiring at under kitchen cabinets in kitchen. This is a safety issue that needs to be corrected. Recommend repair as needed. (Picture 2) under stove (Picture 3) Left of sink 5.3 Picture 2 5.3 Picture 3 Most three-prong outlets in home are not grounded, only outlets in kitchen and garage conversion tested grounded. FYI Ceiling fan in first bedroom on the left appear broken or damaged, recommend repair as needed. 5.3 Picture 4 Several light fixture either did not work or were missing bulbs at time of inspection, recommend Several improper wire splices are present in attic area above converted garage area. 5.3 Picture 5 5.3 Picture 6

HEATING

CENTRAL AIR CONDITIONING

7.1

DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors) Comments: POOR CONDITION Duct work under home is old, has loose joints in several areas, and loose insulation. Recommend a Lic. HVAC contractor inspect further and repair as needed. 7.1 Picture 1 7.1 Picture 2 7.1 Picture 3 7.1 Picture 4 7.1 Picture 5

INTERIORS

8.0	CEILINGS Comments: Inspected Drywall on ceiling reveals a light stain which appears from a water leak. Stain appears old, but unable to determine is leak is active at Living Room. This damage is considered cosmetic. repair as desired. 8.0 Picture 1

8.1	WALLS Comments: Inspected Wall opening in master bath is unfinished, recommend repair as needed. 8.1 Picture 1

8.5	WINDOWS (REPRESENTATIVE NUMBER) Comments: Inspected Two windows stuck or painted shut at garage conversion. This is a maintenance issue and is for your information. Recommend repair as needed. 8.5 Picture 1

INSULATION AND VENTILATION

9.0	INSULATION AND VAPOR RETARDERS (in unfinished spaces) Comments: POOR CONDITION Insulation is loose/fallen in crawlspace under converted garage. .. Recommend repair or replace as needed using a qualified person. 9.0 Picture 1 9.0 Picture 2 No vapor barrier present under home.

9.1	VENTILATION OF ATTIC AND FOUNDATION AREAS Comments: POOR CONDITION Crawlspace vent screens are damaged or missing in all areas around home, recommend repair or replace by a qualified person. 9.1 Picture 1 9.1 Picture 2

BUILT-IN KITCHEN APPLIANCES

10.1	RANGE HOOD Comments: Repair or Replace Range hood fan vents into attic space and should vent to the outside. This would require a vent hood and kit. 10.1 Picture 1

General Summary

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

Customer Standard Sample Home 1

Property Address 1234 white 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: 1234 white, Charleston, SC .

Date: 4/11/2006                  Inspection Fee: 275.00 

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.