ACE Home Inspections, LLC P.O. Box 1993 Alabaster, AL 35007 (205)401-3030

Customer Sample

Home Sample

Real Estate Agent Sample

Inspection Date  Wednesday, October 24, 2007 Weather: Cloudy Report ID: 07030 FINAL REPORT

Temperature: 65 to 70 degrees Inspected By  Jeff Aiken

SUMMARY

ACE Home Inspections, LLC P.O. Box 1993 Alabaster, AL 35007 (205)401-3030

Customer Sample

Home Sample

This summary shall not contain recommendations for routine upkeep of a system or component to keep it in proper functioning condition or recommendations to upgrade or enhance the function, efficiency, or safety of the home.

This Summary is not the entire report. The complete report may include additional information of concern to the customer. It is recommended that the customer read the complete report.

WALKWAYS, DRIVEWAYS, LANDSCAPING, RETAINING WALLS

1.1

WALKWAYS, DRIVEWAYS, LANDSCAPING, RETAINING WALLS MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1-The water meter basin is located at the street beside the driveway entrance. The soil or ground around the recessed basin is low where the sides are partially visible where additional soil or landscaping completion is recommended. This is an aesthetic issue which does not effect overall functionality or operation.

1.2

WALKWAYS, DRIVEWAYS, LANDSCAPING, RETAINING WALLS MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) It is always recommended that soil against all foundation walls be sloped gently down and away for proper drainage. This prevents water from draining down along the foundation. The numbers correspond to the appropriate pictures. 1,2,3,4,5,6,7,8,9,10,11,12,13,14-The house has been constructed on the side of a modest hill where all water drains down to the far right wooded area. There is a sunken area or trench along the front, rear, and right foundation walls, where the tops of the concrete footer are exposed. These low areas have caused water draining down from the left to settle against and seep through into the crawlspace based on the darker discolored areas of dampness and/or moisture observed on the interior walls and ground. Owner stated exact new owner landscaping desires are unknown where plans are to perform all needed landscaping at one time after discussing with new owner, so as to be able to minimize backhoe expenses. The soil directly against the left wall slopes gently down and away, however water from the left drains directly down and towards this wall where the installation of a wide shallow v-shaped drainage depression, parallel with the wall, is highly recommended. Depressions such as this can be planted with grass and are simply just part of the yard and are barely noticeable, however play a key role in directing water away from the wall and off to the far sides. After landscaping has been completed, recommend monitoring during a storm and further investigation by a licensed landscaping contractor if any drainage issues such as sizeable collections should develop, especially near or against the foundation. Repairs or drainage enhancements at that time may include but are not limited to additional compacted soil in any low areas or a more profound wide shallow v-shaped drainage depression. ACE Home Inspections, LLC is not responsible for any drainage issues that may be uncovered during a future storm because it was not raining at time of the inspection and any conclusions are based solely on only what was inspected. Repair or drainage enhancement ideas are listed only as a courtesy and does not always infer that an actual problem exists where further investigation during a storm and by a licensed landscaping contractor(s) or engineer(s) along with any repairs deemed necessary, are always recommended. ACE Home Inspections, LLC is not a licensed landscaping contractor or engineer and has no intent to supercede any of their conclusions and since opinions may vary it is always recommended, especially in any situations of disagreement, that multiple licensed landscaping contractors or engineers be contacted for an opinion.

PORCHES, DECKS, PATIOS, STEPS, STAIRS, RAILINGS, BANISTERS

2.0

PORCHES, DECKS, PATIOS, STEPS, STAIRS, RAILINGS, BANISTERS MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2,3-The bottom of the banisters along the porch steps have some wobble because the two bottom 4x4 wood posts have been attached only to the sides of the stringers. Present construction is adequate however may continue to loosen over time where a more robust type construction is always recommended, but is NOT required. Strengthening may include but is not limited to removal of the two bottom 4x4 wood posts and installation of two new 4x4 wood posts secured in concrete footers along with a small poured concrete slab bottom step or landing area.

2.1

PORCHES, DECKS, PATIOS, STEPS, STAIRS, RAILINGS, BANISTERS MINOR REPAIRS, (REFER TO REPORT PICTURES) 1,2-The front porch and rear deck "Deck Band joists" are toed in with only nails and are NOT attached properly to the wall or band of home with 5/8 galvanized "Lag Screws" or "Carriage Bolts" approximately every 36 inches. Even if determined not to be required in the jurisdiction where the house is constructed, a proper and ROBUST porch and deck attachment is always recommended for safety reasons.

EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY

3.4	EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2-The front and rear entry door deadbolt striker holes are NOT deep enough, preventing the deadbolt from fully becoming engaged. A deadbolt that is not fully engaged in the out position, poses a security issue and can sometimes be readily opened with a knife or screwdriver. It is recommended that the striker holes be made deeper by carefully using a small drill bit. (security issue)
3.5	EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1-Weatherstripping along the front and rear entry door frames is missing and is always recommended.
3.6	EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1-Entry door wood framing and outer trim boards have been covered with aluminum. This is good, however it is always recommended that the lower edges be slightly above and not touch the threshold or be heavily caulked if they do make contact because they can absorb water and become deteriorated over time. All entry door framing boards are flush with the threshold where clear silicone caulking is recommended.
3.7	EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1-There are gaps around the piping from the exterior located air conditioner condenser unit where it pierces the right wall. Recommend filling gaps with clear silicone caulking or mortar.
3.8	EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1-There are gaps around the PVC drain pipe from the crawlspace located air conditioner evaporator coils where it pierces the rear wall. Recommend filling gaps with clear silicone caulking or mortar.
3.9	EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1-There is a small gap between the rear wall dryer vent cover and the siding where clear silicone caulking along the top is recommended.
3.10	EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-The front entry door is difficult to close because the top side rubs or hits against the door frame. This appears to be from the hinges being loose where repair for a smoother closing is recommended.

ATTIC, ROOF INTERIOR

4.5

ATTIC, ROOF INTERIOR MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1-The hallway attic entry scuttle hole does not cete down flush in place because of two nails where nail removal is recommended.

4.6

ATTIC, ROOF INTERIOR MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-The exhaust fan in each bathroom was found to be completely covered with insulation where they do NOT terminate properly to the exterior. Exhaust vents that terminate into the attic can cause excess moisture/humidity within the attic and possibly lead to moisture damaged ceiling plasterboard. A vinyl or metal flex hose can be ran from each fan to the closest gable or soffit vent. These kits are rather inexpensive and can be purchased at major home centers and are always recommended.

KITCHEN, BATHROOMS, INTERIOR ROOMS

5.6	KITCHEN, BATHROOMS, INTERIOR ROOMS MISCELLANEOUS INFORMATION The stove and oven unit has excessive wobble where proper leveling or balancing to floor is recommended.
5.7	KITCHEN, BATHROOMS, INTERIOR ROOMS MISCELLANEOUS INFORMATION The refrigerator has excessive wobble where proper leveling or balancing to floor is recommended.
5.8	KITCHEN, BATHROOMS, INTERIOR ROOMS MISCELLANEOUS INFORMATION The living room ceiling fan has noticeable wobble on high speed where proper alignment or balancing is recommended.
5.9	KITCHEN, BATHROOMS, INTERIOR ROOMS MINOR REPAIRS, (REFER TO REPORT PICTURES) 1,2-The electrical receptacle to the right of the kitchen sink and another on the right exterior wall within the master bedroom are loose where they move around whenever a plug is inserted or removed. recommend both be properly secured where movement is prohibited.

PLUMBING (Main, Exterior, Water Heater, Washer, Dryer)

6.6

PLUMBING SYSTEM MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2-Both exterior hose bibs are missing a bacflow preventer. They are relatively inexoensive and can be purchase at major home centers. Even if determined not to be required in the jurisdiction where the house is constructed, they are always recommended for safety reasons. ADDITIONAL BACFLOW PREVENTER INFORMATION: 1-The simplest backflow protection is the simple air gap between the end of a sink faucet where the water exits and the flood rim of the sink as explained in the bathroom section. Another place where backflow protection is needed is on outside hose bibs or faucets. This involves purchasing a relatively inexpensive backflow preventer that easily screws on to the end of the faucet that will allow water to flow in only one direction, out of your faucet. This prevents any contaminated water in your hose from being sucked back through the house water supply. It is recommended that all hose bibs have a backflow preventer such as one shown in picture 2.

6.7

PLUMBING SYSTEM MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-The water heater side mounted TPR valve does not have a 3/4 inch sized extension pipe ran to within 6 inches of the floor. Extension pipes are always recommended for all water haters, wherever they are located. (safety) ADDITIONAL TPR VALVE INFORMATION: Water heaters have a TPR valve (Temperature Pressure Relief) or T&P valve, which is a safety device that releases pressure if the pressure or the temperature reach an unsafe level. All tank type units must have a TPR valve, otherwise they could blow up. The purpose of the TPR valve is to provide an important safety mechanism that allows for the immediate discharge of excess temperature and pressure that builds up inside the tank as the water is heated. Due to the scalding potential of the discharge from the TPR valve, the outlet from the valve should be piped to a safe area. Typically TPR valve discharges are piped down to within 6 inches of the floor or outside of the dwelling at near ground level. A TPR Valve that has been fitted with a discharge pipe that is smaller than the size of the valve outlet is a common defect that is strictly prohibited because smaller discharge pipes restrict the flow of the pressurized water released by the valve. This creates a dangerous bottleneck, building-up even more pressure at the point of discharge that can cause the tank to explode. Personal injury (or death) and property damage may result. The discharge pipe must be made of a material that's rated for both high temperature and pressure. This includes most rigid wall copper, iron and, in most places, chlorinated polyvinylchloride (CPVC plastic not regular PVC) pipe. The pipe size must match the opening size of the TPR valve discharge (usually : inch). It must terminate 6"-12" above the floor, and the end cannot be threaded or have a fitting which permits connecting a plug or cap.

ELECTRICAL (Service, Interior Distribution Panels, Exterior)

7.5

ELECTRICAL SYSTEM MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2,3-All outlets were tested with a SureTest outlet tester and found to have proper voltage and grounding. GFCI protected outlets were observed in bathrooms, kitchen, and exterior outlets. This is good! (GFCI issue) The rear deck is GFCI protected through the left side hallway bathroom GFCI type outlet. The front porch outlets are GFCI protected through the master bathroom GFCI type outlet. This is functional, however is no longer an acceptable new construction method where all bathrooms outlets should have their own isolated GFCI protection, and all kitchen outlets within six feet of a sink basin should have their own isolated GFCI protection. Only exterior, garage and basement outlets are allowed to still be tied together with the same GFCI protection. This may not be required within the jurisdiction where the house was constructed, where builder may not be required to isolate, however is always recommended. (AFCI issue) Since this house was constructed after January 1, 2002 it is required by the National Electrical Code to have proper AFCI protected bedroom outlets. Normally each bedroom will have an AFCI type breaker in the electrical panel that has a green or blue reset button. No AFCI protection was observed at time of the inspection. These may not be required within the jurisdiction where the house was constructed, where builder may not be required to install, however are always recommended. Opinions by licensed electrical contractors on this issue may vary where contacting. There are hundreds of various jurisdictions throughout the state of Alabama. The knowing of each's specific rules or codes is beyond the scope of the inspection, where the contacting of the local jurisdiction is always recommended, and correcting if required. Remember that breakers are only designed to protect the wiring, while a GFCI and AFCI are designed to protect you! GENERAL GFCI AND AFCI INFORMATION: A GFCI or Ground-Fault-Circuit Interrupter is a device intended for the protection of personnel that functions to de-energize a circuit within an established period of time when a current to ground exceeds the values established for a Class A device. Class A ground-fault circuit interrupters trip when the current to ground has a value in the range of 4ma (milli-amps) to 6ma (milli-amps). All outlets within 6 feet of any water source, whirlpool tubs, hot tubs, swimming pools, unfinished basement or crawlspace, exterior, and garage outlets should always be properly GFCI protected. Starting January 1, 2002, The National Electrical Code, Section 210-12, requires that all branch circuits supplying 125 volts, single phase, 15 and 20 ampere outlets installed in bedrooms be protected by an arc-fault circuit interrupter. They may eventually be required elsewhere, but for now just in bedrooms because a CPSC study showed many home fire deaths were related to bedroom circuits. The AFCI - arc-fault-circuit-interrupter will shut off a circuit in a fraction of a second if arcing develops. The current inside of an arc is not always high enough to trip a regular breaker. There is a difference between AFCIs and GFCIs. AFCIs are intended to reduce the likelihood of fire caused by electrical arcing faults: whereas, GFCIs are personnel protection intended to reduce the likelihood of electric shock hazard.

7.6

ELECTRICAL SYSTEM MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-The rear deck outlet receptacle and another to the left of the front entry door are missing an exterior weatherproof type cover. (safety)

FOUNDATION INTERIOR

10.4	BASEMENT, CRAWLSPACE, FOUNDATION INTERIOR MINOR REPAIRS, (REFER TO REPORT PICTURES) 1,2-The crawlspace vent opening covers are laying on the ground where installation is recommended to keep small animals from entering.

Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanently installed. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control or remove suspected hazardous substances; Predict future condition, including but not limited to failure of components; Since this report is provided for the specific benefit of the customer(s), secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current information concerning this property.

WALKWAYS, DRIVEWAYS, LANDSCAPING, RETAINING WALLS

1.0	WALKWAYS, DRIVEWAYS, LANDSCAPING, RETAINING WALLS Comments: MISCELLANEOUS INFORMATION 1-The yard has not been seeded or planted with sod because the overall landscaping plan has yet to be finalized. Refer to report section 1.2 for additional information.

1.1

WALKWAYS, DRIVEWAYS, LANDSCAPING, RETAINING WALLS Comments: MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1-The water meter basin is located at the street beside the driveway entrance. The soil or ground around the recessed basin is low where the sides are partially visible where additional soil or landscaping completion is recommended. This is an aesthetic issue which does not effect overall functionality or operation.

1.2

WALKWAYS, DRIVEWAYS, LANDSCAPING, RETAINING WALLS Picture 1 Picture 2 Picture 3 Picture 4 Picture 5 Picture 6 Picture 7 Picture 8 Picture 9 Picture 10 Picture 11 Picture 12 Picture 13 Picture 14 Comments: MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) It is always recommended that soil against all foundation walls be sloped gently down and away for proper drainage. This prevents water from draining down along the foundation. The numbers correspond to the appropriate pictures. 1,2,3,4,5,6,7,8,9,10,11,12,13,14-The house has been constructed on the side of a modest hill where all water drains down to the far right wooded area. There is a sunken area or trench along the front, rear, and right foundation walls, where the tops of the concrete footer are exposed. These low areas have caused water draining down from the left to settle against and seep through into the crawlspace based on the darker discolored areas of dampness and/or moisture observed on the interior walls and ground. Owner stated exact new owner landscaping desires are unknown where plans are to perform all needed landscaping at one time after discussing with new owner, so as to be able to minimize backhoe expenses. The soil directly against the left wall slopes gently down and away, however water from the left drains directly down and towards this wall where the installation of a wide shallow v-shaped drainage depression, parallel with the wall, is highly recommended. Depressions such as this can be planted with grass and are simply just part of the yard and are barely noticeable, however play a key role in directing water away from the wall and off to the far sides. After landscaping has been completed, recommend monitoring during a storm and further investigation by a licensed landscaping contractor if any drainage issues such as sizeable collections should develop, especially near or against the foundation. Repairs or drainage enhancements at that time may include but are not limited to additional compacted soil in any low areas or a more profound wide shallow v-shaped drainage depression. ACE Home Inspections, LLC is not responsible for any drainage issues that may be uncovered during a future storm because it was not raining at time of the inspection and any conclusions are based solely on only what was inspected. Repair or drainage enhancement ideas are listed only as a courtesy and does not always infer that an actual problem exists where further investigation during a storm and by a licensed landscaping contractor(s) or engineer(s) along with any repairs deemed necessary, are always recommended. ACE Home Inspections, LLC is not a licensed landscaping contractor or engineer and has no intent to supercede any of their conclusions and since opinions may vary it is always recommended, especially in any situations of disagreement, that multiple licensed landscaping contractors or engineers be contacted for an opinion.

PORCHES, DECKS, PATIOS, STEPS, STAIRS, RAILINGS, BANISTERS

2.0

PORCHES, DECKS, PATIOS, STEPS, STAIRS, RAILINGS, BANISTERS Picture 1 Picture 2 Picture 3 Comments: MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2,3-The bottom of the banisters along the porch steps have some wobble because the two bottom 4x4 wood posts have been attached only to the sides of the stringers. Present construction is adequate however may continue to loosen over time where a more robust type construction is always recommended, but is NOT required. Strengthening may include but is not limited to removal of the two bottom 4x4 wood posts and installation of two new 4x4 wood posts secured in concrete footers along with a small poured concrete slab bottom step or landing area.

2.1

PORCHES, DECKS, PATIOS, STEPS, STAIRS, RAILINGS, BANISTERS Picture 1 Picture 2 Comments: MINOR REPAIRS, (REFER TO REPORT PICTURES) 1,2-The front porch and rear deck "Deck Band joists" are toed in with only nails and are NOT attached properly to the wall or band of home with 5/8 galvanized "Lag Screws" or "Carriage Bolts" approximately every 36 inches. Even if determined not to be required in the jurisdiction where the house is constructed, a proper and ROBUST porch and deck attachment is always recommended for safety reasons.

EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY

3.1	EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY Picture 1 Picture 2 Picture 3 Picture 4 Comments: FOR YOUR INFORMATION 1,2,3,4-The roof covering and flashing appear adequate with no loose or missing areas. This is good!

3.2

EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY Comments: MISCELLANEOUS INFORMATION 1-Once landscaping is complete and grass is present, a splashblock under or vinyl extension to the bottom of all gutter downspouts is always recommended to help direct water away from the foundation walls. These are inexpensive and can be purchased at major home centers. (Maintenance tip.)

3.3

EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY Picture 1 Picture 2 Picture 3 Picture 4 Picture 5 Picture 6 Comments: MISCELLANEOUS INFORMATION 1,2,3,4,5,6-The concrete block foundation walls are relatively level and free of major cracking. There is one 4 foot vertical hairline wide crack located under the right side of the front entry door. This crack travels all the way through where it is also noticeable on the interior side within the crawlspace. There is no side-to-side differential where both sides are even and one side is NOT out further than the other, indicating there has been no shifting and this most likely was caused from normal settlement and should not pose an issue unless it continues to worsen with time. Periodic monitoring is recommended.

3.4

EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY Picture 1 Picture 2 Comments: MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2-The front and rear entry door deadbolt striker holes are NOT deep enough, preventing the deadbolt from fully becoming engaged. A deadbolt that is not fully engaged in the out position, poses a security issue and can sometimes be readily opened with a knife or screwdriver. It is recommended that the striker holes be made deeper by carefully using a small drill bit. (security issue)

3.5	EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY Comments: MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1-Weatherstripping along the front and rear entry door frames is missing and is always recommended.

3.6

EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY Picture 1 Picture 2 Comments: MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1-Entry door wood framing and outer trim boards have been covered with aluminum. This is good, however it is always recommended that the lower edges be slightly above and not touch the threshold or be heavily caulked if they do make contact because they can absorb water and become deteriorated over time. All entry door framing boards are flush with the threshold where clear silicone caulking is recommended.

3.7

EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY Comments: MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1-There are gaps around the piping from the exterior located air conditioner condenser unit where it pierces the right wall. Recommend filling gaps with clear silicone caulking or mortar.

3.8

EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY Comments: MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1-There are gaps around the PVC drain pipe from the crawlspace located air conditioner evaporator coils where it pierces the rear wall. Recommend filling gaps with clear silicone caulking or mortar.

3.9	EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY Comments: MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1-There is a small gap between the rear wall dryer vent cover and the siding where clear silicone caulking along the top is recommended.

3.10

EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY Comments: MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-The front entry door is difficult to close because the top side rubs or hits against the door frame. This appears to be from the hinges being loose where repair for a smoother closing is recommended.

ATTIC, ROOF INTERIOR

4.0

ATTIC, ROOF INTERIOR Picture 1 Picture 2 Picture 3 Picture 4 Picture 5 Picture 6 Picture 7 Picture 8 Picture 9 Picture 10 Picture 11 Comments: FOR YOUR INFORMATION 1,2,3,4,5,6,7,8,9,10,11-The wood members throughout the attic appeared free of moisture discoloration and deterioration. The insulation under readily accessible roof penetrations was scooped away in order to inspect the plasterboard ceilings. Overall attic construction is adequate with 2x6 rafters, 2x6 ceiling joists, sufficient purlin and collar-tie bracing boards, and the majority of the rafters are properly aligned onto the ridge and valley boards. This is good! ACE Home Inspections, LLC is not responsible for any leakage within the attic that may be uncovered during a future storm because it was not raining at time of the attic inspection and only readily accessible areas are inspected and any conclusions are based solely on only what was inspected.

4.1	ATTIC, ROOF INTERIOR Comments: FOR YOUR INFORMATION 1-All necessary attic areas have insulation with an R-value or resistance to heat loss value of R-30. This is good!

4.2

ATTIC, ROOF INTERIOR Comments: FOR YOUR INFORMATION 1-Overall attic ventilation is adequate where air travels up through lower soffit vents and out through 3 upper gable vents and a center wind turbine. Soffit vents appeared clear or open and foam baffles are used where needed to keep air flows around insulation. This is good!

4.3

ATTIC, ROOF INTERIOR Comments: FOR YOUR INFORMATION GENERAL RECESSED LIGHT INFORMATION: Basically recessed can lights consist of the recessed can housing, a lamp, and trim. They are required to be thermally protected with an internal thermostat switch. The power is cut if the temperature gets above a certain temperature, usually around 194 degrees. Once the temperature drops below a certain temperature, usually 184 degrees, the switch resets. However this does not guarantee complete safety. There are two types of fixtures, IC(insulated ceiling) type and Non-IC type. IC type fixture are usually safety rated for insulation. Non-IC rated fixtures have a warning label, "Warning, Risk of fire, Non-type IC only, Do not install insulation within 3 inches of sides or wiring compartment." This applies to all insulation because it retains heat causing items to possibly catch fire. Non-IC rated fixtures can not have insulation within 3 inches. IC rated fixtures are permitted to be covered with insulation. ACE Home Inspections, LLC does not hunt for recessed can lights that are completely buried under insulation and are not readily accessible. Note that there are some circumstances where lighting is permitted to be covered with insulation when special trims are used. This is normally stated on the fixture by the manufacturer. Opinions on this issue sometime vary among insulation installation contractors, however ACE Home Inspections, LLC has previously called several recessed light manufacturers, who all stated that whenever the sticker is present stating "keep all insulation 3 inches away" it MUST be kept 3 inches away and if a warning sticker is not present to check the interior side for any warning information along with a manufacturer and model number. The determination of proper trim types is beyond the scope of the inspection. Verification can sometimes be as simple as a phone call to the manufacturer.

4.5	ATTIC, ROOF INTERIOR Comments: MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1-The hallway attic entry scuttle hole does not cete down flush in place because of two nails where nail removal is recommended.

4.6

ATTIC, ROOF INTERIOR Comments: MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-The exhaust fan in each bathroom was found to be completely covered with insulation where they do NOT terminate properly to the exterior. Exhaust vents that terminate into the attic can cause excess moisture/humidity within the attic and possibly lead to moisture damaged ceiling plasterboard. A vinyl or metal flex hose can be ran from each fan to the closest gable or soffit vent. These kits are rather inexpensive and can be purchased at major home centers and are always recommended.

KITCHEN, BATHROOMS, INTERIOR ROOMS

5.0	KITCHEN, BATHROOMS, INTERIOR ROOMS Picture 1 Picture 2 Picture 3 Picture 4 Picture 5 Picture 6 Picture 7 Picture 8 Picture 9 Comments: FOR YOUR INFORMATION 1,2,3,4,5,6,7,8,9-Each bathroom and kitchen sink basin was filled in order to pressurize the piping to inspect for leakage.

5.1	KITCHEN, BATHROOMS, INTERIOR ROOMS Comments: FOR YOUR INFORMATION 1-The refrigerator ice-maker and door dispenser units are functional. This is good!

5.2	KITCHEN, BATHROOMS, INTERIOR ROOMS Picture 1 Picture 2 Picture 3 Comments: FOR YOUR INFORMATION 1,2-The stove and oven elements are functional. This is good!

5.9

KITCHEN, BATHROOMS, INTERIOR ROOMS Picture 1 Picture 2 Comments: MINOR REPAIRS, (REFER TO REPORT PICTURES) 1,2-The electrical receptacle to the right of the kitchen sink and another on the right exterior wall within the master bedroom are loose where they move around whenever a plug is inserted or removed. recommend both be properly secured where movement is prohibited.

PLUMBING (Main, Exterior, Water Heater, Washer, Dryer)

6.0

PLUMBING SYSTEM Comments: FOR YOUR INFORMATION 1-House water cut-offs are located at street and on crawlspace ceiling near the right side entry door. A pressure regulator also exists along the ceiling and can be used to adjust house water pressure. Water pressure appeared adequate and should not need to be adjusted. This is good!

6.1

PLUMBING SYSTEM Picture 1 Picture 2 Picture 3 Picture 4 Comments: MISCELLANEOUS INFORMATION 1,2,3,4-This house utilizes Wirsbo AQUAPEX water tubing lines instead of rigid copper tubing pipes. Wirsbo AQUAPEX tubing is a cross-linked polyethylene which makes it extremely flexible, durable and able to withstand high temperatures and pressures. The AQUAPEX tubing and a PEX ring compress over the PROPEX fitting for a connection that is permanent, leakproof, and reliable. AQUAPEX tubing has been used around the world for over 25 years. Its unique properties give it many advantages over rigid metal and other plastic plumbing systems. AQUAPEX is corrosion resistant, unlike copper and it is more freeze resistant. It is also flexible, thus eliminating many of the joints that used in rigid copper or metal systems. According to the manufacturer, it is rare that Wirsbo tubing will burst as traditional copper piping does when temperatures get below freezing. It is normally good down to 0 degrees and should not burst even though the water in the line freezes, however the concern is NOT about bursting pipes, but water service. RAUPEX recommends that potable or drinking water piping not be placed in areas where temperatures get below 40 degrees because if the water freezes in the tubing, then water flow is gone and nothing will come out of the faucets. It is always recommended, but NOT required, that all Wirsbo water tubing be covered with insulation. (Maintenance tip.) It appears that all Wirsbo water piping in this house is located throughout the crawlspace and not within the attic. If within the attic then it would be covered with insulation, however since it is all within the crawlspace, and not covered with insulation, there could be rare instances when freezing or water flow restriction could occur? ACE Home Inspections, LLC lists this information as a courtesy and does not endorse any type of water piping, with the only intent being to give additional information which was obtained from the product manufacturer.

6.2

PLUMBING SYSTEM Comments: MISCELLANEOUS INFORMATION 1-The electric water heater is functional. Tank size, however is only 38 gallon, which may be adequate, however if a robust or a prolonged amount of hot water will be required then a larger tank may be desired. Standard Water Heater Sizing Number of Bathrooms 1 to 1.5 / 2 to 2.5 / 3 to 3.5 Number of Bedrooms 1 2 3 / 2 3 4 5 / 3 4 5 6 Nominal Tank Size 20 30 40 / 50 50 50 66 / 50 66 66 80 *****Based on above chart this 2 bathroom, 3 bedroom home would require a 50 gallon tank.

6.3

PLUMBING SYSTEM Picture 1 Picture 2 Comments: MISCELLANEOUS INFORMATION 1-----UPGRADE-----Washer hoses that are original black hose type are susceptible to sudden leaking. It is always recommended, but not required, that new wire braided permanent type hoses be installed like the ones shown. These can be purchased at major home and appliance centers and are relatively inexpensive. (Maintenance tip.) Present hoses in this house are black rubber where replacement with robust wire braided hoses is recommended, but is NOT required.

6.4	PLUMBING SYSTEM Comments: FOR YOUR INFORMATION 1-The two hose bibs have been made more rigid and less susceptible to damage through the installation of a small section of copper tubing through the foundation walls, as shown. This is good!

6.5

PLUMBING SYSTEM Comments: FOR YOUR INFORMATION There was no potable water expansion tank observed which are always recommended but are NOT required. Water piping is Wirsbo plastic tubing which is less susceptible to damage from jumping from sudden bursts of water pressure, however a water expansion tank can only make the entire system more robust which is it is alwys recommended, even though it is not required. (Maintenance tip.) ADDITIONAL EXPANSION TANK INFORMATION: A potable water expansion tank is always recommended, but not required between the cold water line and the water pressure reducing valve. It is designed to absorb thermal expansion and to maintain balanced pressure throughout the potable water supply system. Heated water expands and in a domestic hot water system the system may be closed when isolated by a pressure reducing valve. Provisions should be made for this expansion. The expansion tank absorbs the increased volume of water created when the hot water storage tank is heated and keeps the system pressure below the relief setting of the T & P relief valve. It is a pre-pressurized steel tank with an expansion membrane that prevents contact of water with the air in the tank. This prevents loss of air to the water and ensures a longer system life. The tank has a polypropylene liner, butyl diaphragm and a field adjustable pre-charge. Refer to sample picture.

6.6

PLUMBING SYSTEM Picture 1 Picture 2 Comments: MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2-Both exterior hose bibs are missing a bacflow preventer. They are relatively inexoensive and can be purchase at major home centers. Even if determined not to be required in the jurisdiction where the house is constructed, they are always recommended for safety reasons. ADDITIONAL BACFLOW PREVENTER INFORMATION: 1-The simplest backflow protection is the simple air gap between the end of a sink faucet where the water exits and the flood rim of the sink as explained in the bathroom section. Another place where backflow protection is needed is on outside hose bibs or faucets. This involves purchasing a relatively inexpensive backflow preventer that easily screws on to the end of the faucet that will allow water to flow in only one direction, out of your faucet. This prevents any contaminated water in your hose from being sucked back through the house water supply. It is recommended that all hose bibs have a backflow preventer such as one shown in picture 2.

6.7

PLUMBING SYSTEM Comments: MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-The water heater side mounted TPR valve does not have a 3/4 inch sized extension pipe ran to within 6 inches of the floor. Extension pipes are always recommended for all water haters, wherever they are located. (safety) ADDITIONAL TPR VALVE INFORMATION: Water heaters have a TPR valve (Temperature Pressure Relief) or T&P valve, which is a safety device that releases pressure if the pressure or the temperature reach an unsafe level. All tank type units must have a TPR valve, otherwise they could blow up. The purpose of the TPR valve is to provide an important safety mechanism that allows for the immediate discharge of excess temperature and pressure that builds up inside the tank as the water is heated. Due to the scalding potential of the discharge from the TPR valve, the outlet from the valve should be piped to a safe area. Typically TPR valve discharges are piped down to within 6 inches of the floor or outside of the dwelling at near ground level. A TPR Valve that has been fitted with a discharge pipe that is smaller than the size of the valve outlet is a common defect that is strictly prohibited because smaller discharge pipes restrict the flow of the pressurized water released by the valve. This creates a dangerous bottleneck, building-up even more pressure at the point of discharge that can cause the tank to explode. Personal injury (or death) and property damage may result. The discharge pipe must be made of a material that's rated for both high temperature and pressure. This includes most rigid wall copper, iron and, in most places, chlorinated polyvinylchloride (CPVC plastic not regular PVC) pipe. The pipe size must match the opening size of the TPR valve discharge (usually : inch). It must terminate 6"-12" above the floor, and the end cannot be threaded or have a fitting which permits connecting a plug or cap.

ELECTRICAL (Service, Interior Distribution Panels, Exterior)

7.0	ELECTRICAL SYSTEM Picture 1 Picture 2 Comments: FOR YOUR INFORMATION 1,2-The main electrical panel appeared free of discoloration, corrosion, and deterioration. This is good! Please see rest of electrical section for all items inspected.

7.2	ELECTRICAL SYSTEM Comments: FOR YOUR INFORMATION 1-The electrical system is grounded to aground water. This is good! The water piping is Wirsbo plastic tubing which does not require grounding.

7.3	ELECTRICAL SYSTEM Comments: FOR YOUR INFORMATION 1-The 240 volt dryer receptacle appears adequate and is functional. This is good!

7.4	ELECTRICAL SYSTEM Comments: MISCELLANEOUS INFORMATION 1-The service entry cable appears adequate, however travels through the tree limbs where periodic trimming maintenance is recommended. (Maintenance tip.)

7.5

ELECTRICAL SYSTEM Picture 1 Picture 2 Picture 3 Comments: MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2,3-All outlets were tested with a SureTest outlet tester and found to have proper voltage and grounding. GFCI protected outlets were observed in bathrooms, kitchen, and exterior outlets. This is good! (GFCI issue) The rear deck is GFCI protected through the left side hallway bathroom GFCI type outlet. The front porch outlets are GFCI protected through the master bathroom GFCI type outlet. This is functional, however is no longer an acceptable new construction method where all bathrooms outlets should have their own isolated GFCI protection, and all kitchen outlets within six feet of a sink basin should have their own isolated GFCI protection. Only exterior, garage and basement outlets are allowed to still be tied together with the same GFCI protection. This may not be required within the jurisdiction where the house was constructed, where builder may not be required to isolate, however is always recommended. (AFCI issue) Since this house was constructed after January 1, 2002 it is required by the National Electrical Code to have proper AFCI protected bedroom outlets. Normally each bedroom will have an AFCI type breaker in the electrical panel that has a green or blue reset button. No AFCI protection was observed at time of the inspection. These may not be required within the jurisdiction where the house was constructed, where builder may not be required to install, however are always recommended. Opinions by licensed electrical contractors on this issue may vary where contacting. There are hundreds of various jurisdictions throughout the state of Alabama. The knowing of each's specific rules or codes is beyond the scope of the inspection, where the contacting of the local jurisdiction is always recommended, and correcting if required. Remember that breakers are only designed to protect the wiring, while a GFCI and AFCI are designed to protect you! GENERAL GFCI AND AFCI INFORMATION: A GFCI or Ground-Fault-Circuit Interrupter is a device intended for the protection of personnel that functions to de-energize a circuit within an established period of time when a current to ground exceeds the values established for a Class A device. Class A ground-fault circuit interrupters trip when the current to ground has a value in the range of 4ma (milli-amps) to 6ma (milli-amps). All outlets within 6 feet of any water source, whirlpool tubs, hot tubs, swimming pools, unfinished basement or crawlspace, exterior, and garage outlets should always be properly GFCI protected. Starting January 1, 2002, The National Electrical Code, Section 210-12, requires that all branch circuits supplying 125 volts, single phase, 15 and 20 ampere outlets installed in bedrooms be protected by an arc-fault circuit interrupter. They may eventually be required elsewhere, but for now just in bedrooms because a CPSC study showed many home fire deaths were related to bedroom circuits. The AFCI - arc-fault-circuit-interrupter will shut off a circuit in a fraction of a second if arcing develops. The current inside of an arc is not always high enough to trip a regular breaker. There is a difference between AFCIs and GFCIs. AFCIs are intended to reduce the likelihood of fire caused by electrical arcing faults: whereas, GFCIs are personnel protection intended to reduce the likelihood of electric shock hazard.

7.6	ELECTRICAL SYSTEM Picture 1 Picture 2 Comments: MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-The rear deck outlet receptacle and another to the left of the front entry door are missing an exterior weatherproof type cover. (safety)

HEATING SYSTEM

8.0

HEATING SYSTEM Comments: FOR YOUR INFORMATION ACE Home Inspections, LLC does not inspect the ductwork for the heating and cooling system. A periodic ductwork cleaning by a licensed contractor is always recommended, but not required. 1-All heating and cooling system ductwork is located throughout the crawlspace. The flexible insulated round type ductwork sections are all connected and secured. This is good!

8.1

HEATING SYSTEM Comments: FOR YOUR INFORMATION 1-The heat side of heat pump located in the crawlspace could not be operated since it was greater than 65 degrees where damage could result to system components after running the air conditioner. Annual heating system service is always recommended by a licensed heating and air contractor.

COOLING SYSTEM

9.1

COOLING SYSTEM Picture 1 Picture 2 Comments: FOR YOUR INFORMATION 1,2-The exterior located condenser coil cooling unit is level on a proper base. This is good! The difference between the measured supply temperature and measured return temperature was 20 degrees which is within the normal 14 to 22 degree range. This is good!

9.5

COOLING SYSTEM Comments: MISCELLANEOUS INFORMATION 1-All interior attic evaporator coil units have condensation water that drips down through a primary PVC pipe that runs directly out of the bottom of the coils to the exterior. There is also an emergency drain pan under each coil unit located within and attic or an interior living space, which is there to prevent any leakage from above from getting onto the house ceilings or floors. This emergency pan is supposed to have both or at least one of the following means of overflow protection. A PVC pipe out of the side of the pan to the exterior which allows any water to drain away and/or a float switch to cut power to the unit if a high water level is obtained in the pan. It is always better to have both forms of protection, however only one or the other is required. These are are considered a back-up leak prevention system. *****This houses's unit is located within a crawlspace where back-up prevention enhancements are NOT required, however always recommended. This system has only a primary PVC pipe which gravity feeds to the exterior through the rear wall. It is always considered important that crawlspace areas be kept as dry as possible which in this case would involve the installation of an emergency drain pan with a float switch under the unit. The float switch would turn the system off if the pan should reach a high water level. (Maintenance tip.)

FOUNDATION INTERIOR

10.0

BASEMENT, CRAWLSPACE, FOUNDATION INTERIOR Picture 1 Picture 2 Picture 3 Comments: FOR YOUR INFORMATION 1,2-The concrete block center piers are all doubled and relatively level and free of cracking and deterioration. Doubling is normally required on crawlspace heights greater than 32 inches. This is good! . Overall crawlspace construction is adequate and ROBUST with full concrete block walls on solid poured concrete footers, two separate center rows of five doubled up concrete block piers under doubled up 2x10 wood floor joists, and 2x8 wood floor joists spaced 16 inches apart. this is good! 3-Crawlspace joists appear to all be No. 2 grade as shown. This is good! GRADE 2 VS. GRADE 3 LUMBER: Dimension lumber grade No.3 assigned design values, according to the Southern Pine Council, meet a wide range of design requirements. Recommended for general construction purposes where appearance is not a controlling factor. Many pieces included in this grade would qualify as No.2 except for a single limiting characteristic. Grade No. 3 dimension lumber has more load limiting characteristics, such as knots and pitches, thus creating smaller maximum span lengths. Grade No. 2 is always recommended, but is not required.

10.1

BASEMENT, CRAWLSPACE, FOUNDATION INTERIOR Picture 1 Picture 2 Picture 3 Picture 4 Picture 5 Picture 6 Picture 7 Picture 8 Comments: FOR YOUR INFORMATION 1,2,3,4,5,6,7,8-The crawlspace wood members appear adequate and free of discoloration and deterioration of the kind associated with moisture, and water and drain piping was free of leakage after operating the fixtures. This is good!

10.2

BASEMENT, CRAWLSPACE, FOUNDATION INTERIOR Picture 1 Picture 2 Picture 3 Picture 4 Picture 5 Picture 6 Comments: FOR YOUR INFORMATION 1,2,3,4,5,6-The crawlspace wood members are new and free of moisture discolorations. This is good! Some wood members may obtain a slight covering of what could be a moisture discoloration overall period of time. Possible causes of future discolorations and moisture reduction maintenance tips may include but are not limited to the items discussed below. (SOIL BANKING) It is always recommended that all soil against the exterior walls be sloped gently down and away for proper drainage. (GUTTERS) The presence of gutters and proper gutter maintenance are always recommended. (VAPOR BARRIER) A plastic vapor barrier is always recommended to keep inherent ground water to a minimum. (PLUMBING LEAKS) Previous and present plumbing leaks from aged and corroded water and drain piping can raise the moisture content where periodic inspection and leakage repairs are always recommended. (EXHAUST VENTS) All dryer or downdraft kitchen hoods should always exhaust to the exterior. (VENTILATION) Additional ventilation is always welcomed, which may include but is not limited to the installation of small fans designed to fit in the existing crawlspace vents or larger fan(s) within the entry door(s). Fans help circulate the air and remove moisture to the exterior. *****There are a total of 8 vents in the walls around the perimeter. This is good, however fans are always recommended, but are not required. (DEHUMIDIFIER) Crawlspace areas are normally damp from inherent ground moisture. Moisture can be reduced through the installation of a dehumidifier. (GROUND WATER) Sometimes inherent ground water is determined to be the issue where the contractor may recommend, the banked soil be removed, the walls coated, and a proper designed drainage system be installed along the exterior walls, and/or a trench or mote installed around the perimeter of the walls where all water drains to a centrally located sump pump, where these would be the more involved and costly approach. Moisture issues are sometimes difficult to diagnose where a system of trial and error sometimes must be undertaken. Usually the obvious and least costly approaches such as proper soil banking, downspout issues, full plastic vapor barriers, maintenance and repair of water and drain piping, robust ventilation, and the use of dehumidifiers are taken care of before proceeding. These responses are purely speculative and are provided as a courtesy. ACE Home Inspections, LLC is not a licensed remediator and makes no claims on how to determine any discoloration characteristics, and does not sample, test, remove, or repair any areas of moisture discoloration or deterioration and only reports on the findings observed at the time of the inspection. When dealing with a crawlspace, especially ones where discolorations of any kind were observed which may cause allergic reactions in some individuals, and when all the heating and air ductwork is in the crawlspace where some of the crawlspace air can be recycled throughout the house interior, a licensed contractor is always recommended to further investigate which may include air sample and discoloration testing. SMALL AMOUNTS OF DISCOLORATIONS ARE COMMON AS A CRAWLSPACE AGES AND USUALLY ONLY CREATE CONCERNS FOR INDIVIDUALS PRONE TO ALLERGIES OR ASTHMA, HOWEVER STILL MERIT CONSIDERATION ALONG WITH PROPER MAINTENANCE AND THE CORRECTION OR REDUCTION OF ANY MOISTURE ISSUES ON AN ON-GOING PRO-ACTIVE OR PREVENTIVE MAINTENANCE BASIS.

10.3

BASEMENT, CRAWLSPACE, FOUNDATION INTERIOR Picture 1 Picture 2 Picture 3 Comments: MISCELLANEOUS INFORMATION 1,2,3-The crawlspace ground is covered with a plastic vapor barrier with the exception of a small estimated 10ft x 15ft area on the left side. A full 100& percent vapor barrier is not recommended because some ground moisture is needed to prevent wood dry rot from occurring over a long period of time, however in this case the open or missing area happens to be on the left side which is the closet to the ground where the presence of a vapor barrier is more important than on the higher clearance right side. It is recommended that this small left side area be covered with a plastic vapor barrier and some small isolated areas on the right side be uncovered. (Maintenance tip.)

10.4	BASEMENT, CRAWLSPACE, FOUNDATION INTERIOR Picture 1 Picture 2 Comments: MINOR REPAIRS, (REFER TO REPORT PICTURES) 1,2-The crawlspace vent opening covers are laying on the ground where installation is recommended to keep small animals from entering.

COMPLIMENTARY PHOTOS

11.0	COMPLIMENTARY PHOTOS Picture 1 Picture 2 Picture 3 Picture 4 Picture 5 Picture 6 Picture 7 Picture 8 Picture 9 Picture 10 Comments: FOR YOUR INFORMATION 1,2,3,4,5,6,7,8,9,10-Complimentary photos.