Candid Home Inspection Service 3 Elk Trail Court Arnold, MO 63010 (636) 282.2747

Home 123 Main Street BALLWIN, MO 63021

Real Estate Agent Joe Agent

Report ID: 0204017

Inspection Date  Monday, February 09, 2004

Inspected By  Steve Shorette

ROOFING AND DRAINAGE

The home inspector shall observe: Roof covering; Roof drainage systems; Flashings; Skylights, Chimneys, and roof penetrations; and Signs of' leaks or abnormal condensation on building components.The home inspector shall: Describe the type of roof covering materials; and Report the methods used to observe the roofing.The home inspector is not required to: Walk on the roofing; or Observe attached accessories including but not limited to solar systems, antennae, and lightning arrestors.

1.0

DOES THE ROOF COVERING APPEAR TO BE IN SERVICEABLE CONDITION Picture 1 Picture 2 Picture 3 Picture 4 Comments: OBSERVED Roof covering is showing signs of wear indicating a material that is at the end of its useful service life. Signs of wear include: Degranulation,Cupping, Drying Shingles, and Cracks. Exposed nail heads at ridge vent installation locations should be sealed to reduce unwanted moisture penetration. Stains at garage ceiling at skylight perimeter indicating a history of leaks. Stains at chimney stack area visible from attic also indicating a history of leaks. A qualified roofing contractor should be retained to evaluate and make repairs as deemed necessary. Due to the age of roof covering replacing is eminent.

1.1	FLASHING DETAIL Comments: OBSERVED Tar type flashing being used and periodic resealing should be anticipated as part of homeowners maintenance.

EXTERIOR,FOUNDATION,GROUNDS

The home inspector shall observe: Wall cladding, Flashings, and Trim; Eaves, Soffits, and Fascias; The home inspector shall: Describe wall cladding materials; Probe exterior wood components where deterioration is suspected. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.

2.2	VINYL SIDING Picture 1 Picture 2 Comments: OBSERVED Loose sections of vinyl siding at upper left side and lower left side exterior in need of securing.

DECKS, BALCONIES, PORCHES, STOOP, STEPS, RAILINGS

The home inspector shall observe: Decks, Balconies, Stoops, Steps, Areaways, Porches and applicable railings.

3.1

DECKS, STAIRS AND HANDRAILS OR BALCONIES Comments: OBSERVED Earth to wood contact at deck posts and perimeter lattice at rear deck . All wood to earth contact should be eliminated. Spacing at guard rail should be reduced at isolated locations in keeping with current safety standards. NOTE: Deck appears to be an addition to the original structure. Client is reminded a deck is inspected for immediate performance and significant safety conditions. Our general inspection is not to be construed as code compliant. Building requirements vary with location and time of original construction. A history of permit can usually be obtained by the local municipality if concerned.

WINDOWS, DOORS

The home inspector shall observe Entryway doors and a representative number of windows. Operate all entryway doors and a representative number of windows. The home inspector is not required to observe: Storm windows, storm doors, screening, shutters, awnings, and similar seasonal accessories; Presence of safety glazing in doors and windows.

GARAGE

The home inspector shall observe: Garage door operators; Operate garage doors manually or by using permanently installed controls for any garage door operator; Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance during closing. The home inspector is not required to observe: Garage door operator remote control transmitters.

5.1

OVERHEAD DOOR PERFORMANCE Comments: OBSERVED Safety reverse feature at left side overhead door did not operate at time of inspection. Adjusting and or providing this feature is advised in the interest of safety. Providing safety springs at right side overhead vehicle door is also needed, none present.

DRIVEWAY, WALKS, RETAINING WALL

The home inspector shall observe: vegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect to their effect on the condition of the building. The home inspector is not required to observe: Fences; Geological conditions; Soil conditions; Recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities); Detached buildings or structures; or Presence or condition of buried fuel storage tanks.

EXTERIOR HOSE BIBBS

ATTIC AND ROOF STRUCTURE

The home inspector shall observe: Insulation and vapor retarders in unfinished spaces; Ventilation of attics and foundation areas; Kitchen, bathroom, and laundry venting systems; and the operation of any readily accessible attic ventilation fan, and, when temperature permits, the operation of any readily accessible thermostatic control. The home inspector shall describe: Insulation in unfinished spaces; and Absence of insulation in unfinished space at conditioned surfaces.The home inspector is not required to report on: Concealed insulation and vapor retarders; or Venting equipment that is integral with household appliances. The home inspector is not required to disturb insulation except when readily visible evidence indicates the need to do so; and Move insulation where chimneys penetrate roofs.

KITCHEN (Coverings, Windows, Outlets and Doors)

The home inspector shall observe: Walls, ceiling, and floors; and a representative number of doors and windows. The home inspector shall: Operate a representative number of windows and interior doors. The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments; Move personal items, panels, furniture, equipment, plant life or debris that obstructs accerss or visibility.

KITCHEN COMPONENTS, WASHER/DRYER CONNECTIONS

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

INTERIOR ROOMS

MASTER BATH

SECOND LEVEL HALLWAY BATH

MAIN LEVEL HALF BATH

INTERIOR STAIRS, RAILINGS AND BALCONIES

The home inspector shall observe: Steps, stairways, balconies, and railings

ELECTRICAL

The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main overcurrent device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their overcurrent devices, and the compatibility of their ampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and Smoke detectors. The home inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; and Location of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector shall report on presence or absence of smoke detectors, and operate their test function, if accessible, except when detectors are part of a central system. The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any overcurrent device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment.

14.2

CONDITION OF WIRING, CIRCUITS, OR FUSES INSIDE MAIN PANEL (Branch circuit conductors, Over-current devices, and compatibility of their amperage and voltage) Comments: OBSERVED The following conditions should be corrected as needed by a licensed electrician: Ground and neutral wiring not properly isolated at subpanel in keeping with current electrical standards.

14.4

POLARITY AND GROUNDING OF RECEPTACLES WITHIN 6 FEET OF INTERIOR PLUMBING FIXTURES, AND ALL RECEPTACLES IN GARAGE, CARPORT, EXTERIOR WALLS OF INSPECTED STRUCTURE Comments: OBSERVED Improper reversed polarity at 120 Volt receptacle at left front exterior in need of corrections and usually easily corrected at the individual wiring location. Improper open wiring splices in middle main attic area should be encased in junction boxes. Open junction boxes at lower left side attic should also be covered properly. Exposed/unprotected wiring at right joist area of unfinished basement should be protected properly. Conduit enclosure is the correction of choice.

STRUCTURAL COMPONENTS

The Home Inspector shall observe and report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components; and structural components including foundations, floors, walls, columns or piers, ceilings and roof. The home inspector shall describe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The home inspector shall: Probe structural components where deterioration is suspected; Move insulation where readily visible evidence indicates the need to do so; and Move insulation where plumbing drain/waste pipes penetrate floors, adjacent to earth filled stoops or porches, and at exterior doors; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces and attics; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to: Enter any area or perform any procedure that may damage the property or it's components or be dangerous to or adversely effect the health of the home inspector or other persons.

PLUMBING

The home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets; functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and functional drainage; Hot water systems including: water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks; and Sump pumps.The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; Water heating equipment; and Location of main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance.The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials.

HEATING

The home inspector shall observe permanently installed heating systems including: Heating equipment; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of an installed heat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distribution type.The home inspector shall operate the systems using normal operating controls.The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms.

17.3

CHIMNEYS, FLUES AND VENTS (FOR FURNACE) Comments: OBSERVED Vent stack at right roofing field should be extended above ridge line of roof structure to assure proper drafting. Most manufacturers advise extending vent stack a minimum two feet above any obstruction within ten feet. This is considered a minor but important modification.

CENTRAL AIR CONDITIONING

The home inspector shall observe: Central air conditioning and permanently installed cooling systems including: Cooling and air handling equipment; and Normal operating controls. Distribution systems including: Fans, pumps, ducts and piping, with associated supports, dampers, insulation, air filters, registers, fan-coil units; and The presence of an installed cooling source in each room. The home inspector shall describe: Energy sources; and Cooling equipment type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance The home inspector is not required to: Observe window air conditioners; or Operate cooling systems when weather conditions or other circumstances may cause equipment damage; Observe non-central air conditioners; or Observe the uniformity or adequacy of cool-air supply to the various rooms.

FIREPLACES

19.2

INTERIOR CHIMNEY FIREBOX AND FLUE PARTIALLY INSPECTED Comments: OBSERVED Staggered/offset brick visible in smoke chamber and viewed above firebox. Parging smoke chamber is advised in keeping with optimum fire safety standards when using a wood burning fireplace. Blower inoperable at fireplace also noted. Corrections best performed by a certified chimney sweep.

SUMMARY

Candid Home Inspection Service 3 Elk Trail Court House Springs, MO. 63010 (636) 282.2747

Customer JASON CHUMLEY AMANDA AUBERRY

Home 754 STONE CANYON DRIVE BALLWIN, MO 63021

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.

ROOFING AND DRAINAGE

1.0

DOES THE ROOF COVERING APPEAR TO BE IN SERVICEABLE CONDITION OBSERVED Roof covering is showing signs of wear indicating a material that is at the end of its useful service life. Signs of wear include: Degranulation,Cupping, Drying Shingles, and Cracks. Exposed nail heads at ridge vent installation locations should be sealed to reduce unwanted moisture penetration. Stains at garage ceiling at skylight perimeter indicating a history of leaks. Stains at chimney stack area visible from attic also indicating a history of leaks. A qualified roofing contractor should be retained to evaluate and make repairs as deemed necessary. Due to the age of roof covering replacing is eminent.

EXTERIOR,FOUNDATION,GROUNDS

2.2	VINYL SIDING OBSERVED Loose sections of vinyl siding at upper left side and lower left side exterior in need of securing.

DECKS, BALCONIES, PORCHES, STOOP, STEPS, RAILINGS

3.1

DECKS, STAIRS AND HANDRAILS OR BALCONIES OBSERVED Earth to wood contact at deck posts and perimeter lattice at rear deck . All wood to earth contact should be eliminated. Spacing at guard rail should be reduced at isolated locations in keeping with current safety standards. NOTE: Deck appears to be an addition to the original structure. Client is reminded a deck is inspected for immediate performance and significant safety conditions. Our general inspection is not to be construed as code compliant. Building requirements vary with location and time of original construction. A history of permit can usually be obtained by the local municipality if concerned.

GARAGE

5.1	OVERHEAD DOOR PERFORMANCE OBSERVED Safety reverse feature at left side overhead door did not operate at time of inspection. Adjusting and or providing this feature is advised in the interest of safety. Providing safety springs at right side overhead vehicle door is also needed, none present.

KITCHEN COMPONENTS, WASHER/DRYER CONNECTIONS

10.3	COOKTOP/OVEN OR RANGE OPERATIONAL OBSERVED Delayed ignition detected at oven in need of further review by a qualified service technician.

INTERIOR ROOMS

11.5

WINDOWS OBSERVED Condensation was observed in living room, second level bedrooms, and dining area and breakfast area bay thermopane windows which will reduce the visibility and insulating capability of the window. To restore the visibility and insulating capability replacement of the window is required. Both breakfast area and dining area fixed thermopane windows cracked in need of replacement. Broken tilt in feature at breakfast area, living room, and lower level bedroom windows noted. Broken/disconnected springs at right side living room window also in need of repair.

ELECTRICAL

14.2	CONDITION OF WIRING, CIRCUITS, OR FUSES INSIDE MAIN PANEL (Branch circuit conductors, Over-current devices, and compatibility of their amperage and voltage) OBSERVED The following conditions should be corrected as needed by a licensed electrician: Ground and neutral wiring not properly isolated at subpanel in keeping with current electrical standards.
14.4	POLARITY AND GROUNDING OF RECEPTACLES WITHIN 6 FEET OF INTERIOR PLUMBING FIXTURES, AND ALL RECEPTACLES IN GARAGE, CARPORT, EXTERIOR WALLS OF INSPECTED STRUCTURE OBSERVED Improper reversed polarity at 120 Volt receptacle at left front exterior in need of corrections and usually easily corrected at the individual wiring location. Improper open wiring splices in middle main attic area should be encased in junction boxes. Open junction boxes at lower left side attic should also be covered properly. Exposed/unprotected wiring at right joist area of unfinished basement should be protected properly. Conduit enclosure is the correction of choice.
14.5	OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS) OBSERVED Ground fault circuit interrupters partially present and should be provided at left front exterior and kitchen in keeping with current electrical safety standards.

PLUMBING

16.0	WAS THE MAIN WATER VALVE LOCATED OBSERVED Unable to locate "stop box" at front exterior of property. Client is reminded the meter box and or stop box is customer owned and assumed. Verifying its location and acceptability prior to close is advised.

HEATING

17.3	CHIMNEYS, FLUES AND VENTS (FOR FURNACE) OBSERVED Vent stack at right roofing field should be extended above ridge line of roof structure to assure proper drafting. Most manufacturers advise extending vent stack a minimum two feet above any obstruction within ten feet. This is considered a minor but important modification.
17.5	IS THERE A HUMIDIFIER OBSERVED Humidifier not operational at time of inspection. Further review by a qualified service technician is needed

CENTRAL AIR CONDITIONING

18.0

COOLING AND AIR HANDLER EQUIPMENT NOT INSPECTED A/C was not tested for proper operation due to the outside air temperature being below 60 degrees. Approximate temperature at time of inspection was 30 degrees. We did not inspect the cooling system and client should obtain a history of conditions prior to close if concerned.

FIREPLACES

19.2

INTERIOR CHIMNEY FIREBOX AND FLUE PARTIALLY INSPECTED OBSERVED Staggered/offset brick visible in smoke chamber and viewed above firebox. Parging smoke chamber is advised in keeping with optimum fire safety standards when using a wood burning fireplace. Blower inoperable at fireplace also noted. Corrections best performed by a certified chimney sweep.

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.