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Customer Sample Report
Property Address 908 Manhattan Court Virginia Beach, VA 23400
Real Estate Agent NONE
Inspection Date  Friday, November 05, 2004	Time In:12 PM Time Out: 4 AM
Weather:Clear Temperature: 57 Degrees	Report ID: 2004XXXX
Age Of Property: 9 Years	Inspected By  HomeView Inspector

ROOFING, FLASHINGS AND CHIMNEYS

The Inspector shall inspect the roof covering; the roof drainage systems; the flashings; the skylights, chimneys, and roof penetrations. The Inspector shall describe the roof covering and report the methods used to inspect the roof.

The Inspector is NOT required to inspect antennae; interiors of flues or chimneys which are not readily accessible; or other installed accessories.

Please refer to the ASHI Standards of Practice and your signed contract that contain additional information on this subject.

1.1	GENERAL ROOFING OBSERVATIONS Picture 1 Picture 2 Picture 3 Comments: Repair or Replace Shingles are missing on the front of the home. All missing shingles should be replaced to match as close as possible to the original shingle type and style by a licensed roofing company.

1.2	ROOFING Comments: Repair or Replace An active water leak at the rear roof valley is occurring. Water is present inside the attic. Repairs should be made by a licensed roofing company to correct this condition.

EXTERIOR

The Inspector shall inspect the exterior wall covering, flashing and trim; all exterior doors; attached decks, balconies, stoops, steps, porches, and their associated railings; the eaves, soffits, and fascias where accessible from the ground level; the vegetation, grading, surface drainage, and retaining walls on the property when any of these are likely to advesely affect the building; walkways, patios, and driveways leading to dwelling entrances. The Inspector shall describe the exterior wall covering.

The Inspector is NOT required to inspect screening, shutters, awnings and similar seasonal accessories; fences; geological, geotechnical or hydrological conditions; recreational facilities; outbuildings; seawalls, break-walls, and docks; erosion control and earth stabilization measures.

Please refer to the ASHI Standards of Practice and your signed contract that contains additional information on this subject.

2.2

GRADING, DRAINAGE, DRIVEWAYS, PATIOS, WALKWAYS AND RETAINING WALLS Picture 1 Picture 2 Picture 3 Comments: Repair or Replace The lot is improperly graded and does not allow water to drain from the driveway area. During the inspection, a significant amount of water is standing on the concrete driveway. This condition will require the assistance of a landscape company and may require driveway restoration work to be performed. It is important to note that the driveway has cracked in many areas and is most likely the result of settlement from extremely wet conditions under the concrete. The driveway will probably need to be replaced in certain sections.

STRUCTURE

The Inspector shall inspect the structural components including foundation and framing; by probing a representative number of structural components where deterioration is suspected or where clear indications of possible deterioration exist. Probing is NOT required when probing would damage any finished surface or where no deterioration is visible.

The Inspector shall describe the foundation and report the methods used to inspect the under-floor crawl space; the floor structure; the wall structure; the ceiling structure; the roof structure and report the methods used to inspect the attic.

The Inspector is NOT required to provide any engineering services or architectural services; offer an opinion as to the adequacy of any structural system or component.

Please refer to the ASHI Standards of Practice and your signed contract that contains additional information on this subject.

3.0

LIMITATIONS TO THE STRUCTURE INSPECTION Picture 1 Picture 2 Picture 3 Comments: For Information Purposes The underneath of the home was extremely obstructed and the visual inspection was very limited. The view of the crawl space was blocked by all the damaged and falling insulation under the home and can be seen in several sample pictures shown above. This poor condition under the home prevented a full and clear view of the crawl space area. It is possible that after the area is cleaned out and accessible, issues that were hidden from view may show up at a later time. A full inspection of the crawl is needed after all repairs under the home are completed. Please refer to the INSULATION and COOLING/HEAT PUMP sections of this report for additional information on issues that were present during the inspection that affect this two areas of the home.

3.1

COLUMNS, PIERS AND PILINGS Comments: Repair or Replace A series of masonry columns that were built during the construction of the home were incorrectly positioned and do not allow the 6x6 girder to fully rest upon the block columns. These series of columns run from the left side of the home starting below the kitchen area and are reflected in the picture shown above. A structural foundation specialist should evaluate this condition and suggest necessary repairs to properly support this area of the home.

ELECTRICAL SYSTEMS

The Inspector shall inspect the service drop; the service entrance conductors, cables, and raceways; the service equipment and main disconnects; the system grounding; the interior components of service panels and sub-panels; the conductors; the overcurrent protection devices; a representative number of installed lighting fixtures, switches, and receptacles; and the ground fault circuit interrupters.

The Inspector shall describe amperage and voltage rating of the service; the location of main disconnect(s) and sub-panels; and the wiring methods.

The inspector shall report on the presence of solid conductor aluminum branch circuit wiring; and on the absence of smoke detectors.

The Inspector is NOT required to inspect the remote control devices unless the device is the only control device; the alarm systems and components; the low voltage wiring, systems and components; the ancillary wiring, systems and components not part of the primary electrical power distribution system; or measure amperage, voltage, or impedance.

Please refer to the ASHI Standards of Practice and your signed contract that contains additional information on this subject.

4.0

FUSES OR BREAKERS Picture 1 Picture 2 Picture 3 Picture 4 Picture 5 Picture 6 Comments: Repair or Replace Three (3) circuit breakers in the main panel are of a different brand than panel manufacturer and are shown in pictures numbered 1 through 4 above. The manufacturer of the panel specifies that in order for the panel to be safe, only their brand and type breaker is allowed to be used inside the service 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. Many breakers are Siemens brand, Type QP. This brand and type breaker is not a designated breaker to be use in this service panel as noted on the data label attached to each door. A licensed electrician should correct this condition. Several circuit breakers are rated higher than the rating of the wiring which creates an unsafe condition within the main service panel. These breaker are shown above in pictures numbered 5 and 6. This condition must also be corrected by a licensed electrician.

4.1

ALUMINUM WIRING Comments: Repair or Replace Non-aluminum rated connections have been made inside the home electrical service panel where the aluminum wiring has been spliced with copper wiring. This is unsafe and can create a fire hazard. A licensed electrician who specializes in aluminum wiring needs to correct all splices made to comply with electrical industry standards and safety requirements.

4.3	ELECTRICAL SERVICE DISCONNECTS Comments: Repair or Replace The service disconnect next to the HVAC equipment in the garage has pulled away from the wall and should be properly secured to the home by a licensed electrician.

HEATING

The Inspector shall inspect all installed heating equipment; the vent systems, flues, and chimneys. The Inspector shall describe the energy source; the heating method by its distinguishing characteristics.

The Inspector is NOT required to inspect the interiors of flues or chimneys which are not readily accessible; the heat exchanger; the humidifier or dehumidifier; the electronic air filter; the solar space heating system. The Inspector is NOT required to determine heat supply adequacy or distribution balance.

Please refer to the ASHI Standards of Practice and your signed contract that contains additional information on this subject.

COOLING / HEAT PUMPS

The Inspector shall inspect the installed central and through-wall cooling equipment. The Inspector shall describe the energy source; the cooling method by its distinguishing characteristics.

The Inspector is NOT required to inspect electronic air filters; determine cooling adequacy or distribution balance.

Please refer to the ASHI Standards of Practice and your signed contract that contains additional information on this subject.

6.1

COOLING AND AIR HANDLER EQUIPMENT Picture 1 Picture 2 Comments: Repair or Replace A repair is needed to correct the very noisy fan motor inside the garage air handler shown in picture #1. Water from condensation is currently leaking into the air handler and spilling into the duct system. When the equipment was opened for inspection, standing water was observed inside the bottom section of the equipment cabinet shown in picture #2 above. The temperature differential was measured on the second floor system by taking temperature readings near the air handler of heat pump while the equipment was running in the cooling mode to determine if the difference in temperatures between the supply and return air fall within a range of 14 degrees to 22 degrees. The supply air temperature at the time was measured at 55 degrees and the return air temperature was measured at 70 degrees. The differential was 15 degrees. The temperature differential was checked on the first floor system while running in the cooling mode The supply air temperature was measured at 49 degrees and the return air temperature was measured at 64 degrees. The differential on the unit was also 15 degrees. A differential of between 14-22 degrees generally indicates that the unit is cooling properly.

6.2

AIR DISTRIBUTION SYSTEMS Picture 1 Picture 2 Picture 3 Comments: Repair or Replace The duct work under the home is in very poor condition. The steel duct system is now buried under the sand. It is evident during the inspection that additional sand has been added under the home in an attempt to control a water and moisture problem. The additional sand is now causing the steel duct work to rust as shown in picture #1. A section of supply duct is cut off and discharging air into the crawl space. The duct is shown in picture #2. A large section of flex duct near the center of the crawl space has been damaged and crushed from weight applied to the flexible material when crawling over the duct system over the past nine years. This damage can be seen in picture #3. A licensed HVAC company is needed to repair all damage to the air distribution system under the home.

INSULATION AND VENTILATION

The Inspector shall inspect the insulation and vapor retarders in unfinished spaces; the ventilation of attics and foundation areas; and the mechanical ventilation systems. The Inspector shall describe the insulation and vapor retarders in unfinished spaces; and the absence of insulation in unfinished spaces at conditioned surfaces.

The Inspector is NOT required to disturb insulation or vapor retarders; or determine indoor air quality.

Please refer to the ASHI Standards of Practice and your signed contract that contains additional information on this subject.

7.0

INSULATION AND VAPOR RETARDERS (in unfinished spaces) Picture 1 Picture 2 Comments: For Information Purposes, Repair or Replace The insulation is in very poor condition and is now significantly damaged throughout the majority of the crawl space. The pictures shown above reflect typical conditions observed under the home. Some areas such as under the sunken family room appear to have been replaced, but the R-value could not be determined. Unfaced insulation was used which lacks a vapor barrier and will create moisture problems to the floor areas if not replaced. The materials were also improperly installed and lack support wires to hold the insulation in between each floor joist to keep the insulation from falling onto the ground. A licensed insulation company should evaluate the condition that the insulation is presently in and suggest the appropriate costs and improvements associated with its removal and replacement with R-19 Faced fiberglass insulation. The crawl space is also very damp and musty. The plastic moisture barrier is incomplete and was never installed throughout the entire crawl space. A roll of unused plastic moisture barrier is still under the home. The plastic should be fully spread out and anchored to the ground throughout the entire crawl area. These improvements are generally performed by a professional insulation company.

7.1

VENTILATION OF ATTICS, CRAWL SPACES AND BASEMENTS Comments: For Information Purposes The crawl space has two new foundation fans that have been installed into the foundation wall along the right side of the home. Both fans are on a timer in the garage and were operating at the time the inspection was performed. An old attic gable fan was found under the front of the crawl space still wired into the electrical system. The fan blade is jammed when it sucked plastic into the motor. The fan is damaged, not designed for use under a home where wet conditions exist and should be removed by a license electrician. The fan is shown in the picture above.

PLUMBING SYSTEM

The Inspector shall inspect the interior water supply and distribution systems including all fixtures and faucets; the drain, waste and vent systems including all fixtures; the water heating equipment; the vent systems, flues, and chimneys; the fuel storage and fuel distribution systems; the drainage sumps, sump pumps, and related piping.

The Inspector shall describe the water supply, drain, waste, and vent piping materials; the water heating equipment including the energy source; the location of main and main fuel shut-off valves.

The Inspector is NOT required to inspect clothes washing machine connections; the interiors of flues or chimneys which are not readily accessible; wells, well pumps, or water storage related equipment; water conditioning systems; solar water heating systems; fire and lawn sprinkler systems; private waste disposal systems.

The Inspector is NOT required to determine whether water supply and waste disposal systems are public or private; and the quality or quantity of the water supply. The Inspector is NOT required to operate safety valves or shut-off valves.

Please refer to the ASHI Standards of Practice and your signed contract that contains additional information on this subject.

8.0

LIMITATIONS TO THE INSPECTION Comments: For Information Purposes, Not Inspected The gas was off to the water heater. The presence of hot water throughout the home could not be verified. The gas water heater pilot lit should be lit and all locations throughout the home checked for the presence of a hot water source. The jetted tub in the rear right bedroom bath could not be filled or tested. The drain stopper is missing in the tub. Some of the remaining tubs also had problems with the mechanical drain stoppers not sealing the tub drains. Consult with a licensed plumber to repair these issues.

8.1

GENERAL PLUMBING OBSERVATIONS Comments: For Information Purposes Polybutylene water supply lines were observed in the house. Polybutylene can become problematic from the development of leaks. The fittings observed on the visible sections of piping are copper. The home also has a Polybutylene service line running between the city water meter and the garage water shut off valve. Consult industry information on this subject or visit www.pbpipe.com for additional information about this type of plumbing material and information concerning its performance.

8.2

INTERIOR DRAIN, WASTE AND VENT SYSTEMS Comments: Repair or Replace A trap has been installed under the home to allow what appears to be A/C condensate drain lines to empty into the city waste system. This design can create a dry trap condition during the time of the year when the air conditioning is not in use and may allow the potential for sewer gases to enter the home through this open waste line. A licensed plumber should repair this condition and direct the condensate lines to the exterior of the home for drainage to the ground or a dry-well system.

8.3

WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES Comments: Repair or Replace Water is leaking from the handheld shower on the jetted tub in the master bath. The master tub could not be filled or tested due to this condition. A licensed plumber is needed to repair the leak and test the jetted tub for proper operation. The foot bath/waterfall tub in the master bath would not hold enough water to allow the unit to operate. The mechanical stopper will not seal the tub. The mechanical tub stopper is also missing in the rear right bath tub and will need to be installed for the tub to be tested for proper operation. The toilet in the second floor bath is turned off due to the toilet running. A toilet is also leaking into the ceiling above the rear right game room at the right end of the home. All of these plumbing related problems will need to be repaired by a licensed plumber.

8.4	HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES, AND VENTS Comments: Repair or Replace The water heater is 9 years in age and has reached the end of its normal service life. It is recommended that the water heater be replaced before leakage occurs.

INTERIORS

The Inspector shall inspect the interior walls, ceilings, and floors; the steps, stairways, and railings; the countertops and a representative number of installed cabinets; a representative number of doors and windows; and garage doors and garage door openers.

The Inspector is NOT required to inspect the paint, wallpaper, and other finish treatments; the carpeting; the window treatments; the central vacuum systems; the household appliances; and recreational facilities.

Please refer to the ASHI Standards of Practice and your signed contract that contains additional information on this subject.

9.0	CEILINGS Comments: Repair or Replace A toilet that is leaking is damaging the ceiling above the pool table/game room. The ceiling will need to be repaired after the toilet leak is corrected. This toilet problem is discussed in the PLUMBING section of this report.

9.1

FLOORS Picture 1 Picture 2 Comments: Repair or Replace Water is actively leaking into the garage from under the wall that is common to the exterior of the home. This would be the right wall of the garage if viewing the home from the street. It appears that water is entering from the outside of the home along the landscaped beds anytime rainfall occurs. The source of the water is runoff from the garage roof. This condition will need to be repaired to stop the leakage and repair the damage along the wall area.

9.3

WINDOWS AND SKYLIGHTS (REPRESENTATIVE NUMBER) Picture 1 Picture 2 Comments: Repair or Replace Many windows throughout the house appear painted or sealed shut and could not be opened. The wood on the inside of various window sashes are rotted. Rot is present to the window sashes in the finished room over the garage (FROG), the rear left master bedroom window, front second floor center bedroom, front right second floor bedroom, kitchen, front first floor office, and the front first floor right bedroom. This list of rooms is not to be considered a complete accounting of all window damage since rot may be present and can not be seen until the windows that are inoperable are opened. A sample of pictures reflecting typical damage is shown above. Due to the significant amount of problems associated with the windows and the extent of damage throughout various areas in the home, a Pella window company representative should fully evaluate all windows to suggest needed repairs and indicate what improvements are required to restore all windows to normal use.

FIREPLACES

The Inspector shall inspect the system components; the vent systems, flues, and chimneys. The Inspector shall describe the firplaces and solid fuel burning appliances; and the chimneys.

The Inspector is NOT required to inspect the interiors of flues or chimneys; the firescreens and doors; the seals and gaskets; the automatic fuel feed devices; the mantels and fireplace surrounds; the combustion make-up air devices; the heat distribution assists whether gravity controlled or fan assisted. The Inspector is NOT required to ignite or extinguish fires; determine draft characteristics; or move fireplace inserts or stoves or firebox contents.

APPLIANCES

The Inspector as a professional courtesy will at the request of the client observe and operate the basic functions of the following appliances: Permanently installed dishwashers using its normal operating cycle; range; cooktop; oven; trash compactor; waste disposal; kitchen exhaust equipment; and permanently installed microwave oven. The home inspector is will NOT required inspect or report on clocks, timers, self-cleaning oven function, or the accuracy of thermostats for calibration or automatic operation; non built-in appliances; or refrigeration equipment. The inspector will describe the laundry area facilites also as a professional courtesy and suggest any improvements.

The Inspector will NOT operate any appliances in use or any appliance that is not in service or otherwise inoperable.

Please refer to your signed contract that contains additional information on this subject.