• I represent that I am a full member in good standing of The American Society of Home Inspectors (ASHI)

• I will Conduct a home inspection of the previously mentioned property in accordance with the American Society of Home Inspectors code of ethics and the Standards of Practice.

• I am in compliance with the Pennsylvania Home Inspection Law.

• I carry all the required insurance.

PLEASE READ CAREFULLY

INTRODUCTION: The following numbered and attached pages are your home inspection report. The report includes photographs, comments, and the Standards of Practice. This inspection was performed in accordance with the current Standards of Practice and Code of Ethics of the American Society of Home Inspectors.  The Standards contain certain and very important limitations, exceptions, and exclusions to the inspection. A copy is available prior to, during, and after the inspection, and it is part of the report. Please find a copy of the ASHI Standards of Practice in the attachment section of the report. All components designated in the ASHI standards of practices, except for limitations that may be noted in the report, will be inspected. The inspection is for the most part a limited visual inspection only. A representative sampling of the building components is viewed in areas that are accessible at the time of the inspection. No destructive testing or dismantling of components is performed. Be sure to keep your signed copy of the home inspection agreement with the report for future reference. Your report will be accessible via the web link you have been sent for five years.

SCOPE:  This inspection complies and reflects with the provision of Act 114, Section 75, known as the PA Home Inspection Law. A home inspection is intended to assist in evaluating the overall condition of the dwelling. The inspection is based on observation of the visible, readily accessible and apparent condition of the structure and its components on this day. The results of this inspection are not intended to make any representation regarding the presence or absence of latent or concealed defects that are not reasonably ascertainable or readily accessible in a competently performed inspection.

NO WARRANTY IS EXPRESSED OR IMPLIED.  It is the goal of the inspection to put a home buyer in a better position to make a buying decision. Not all defects will be identified during this inspection. Unexpected repairs should still be anticipated. The inspection is not and should not be considered a guarantee, warranty or insurance policy of any kind. The inspection is not a code compliant inspection. This report does not include inspection for mold, lead, asbestos, or wood destroying insects.

The person conducting your inspection is not a licensed structural engineer or other professional whose license authorizes the rendering of an opinion as to the structural integrity of a building or its other component parts.

You are advised to seek two professional opinions and acquire estimates of repair as to any defects, comments, improvements or recommendations mentioned in this report. We recommend that the professional making any repairs inspect the property further, in order to discover and repair related problems that were not identified in the report. We recommend that all repairs or corrections should be completed and documented before the closing or purchase of the property. Feel free to hire other professionals to inspect the property prior to closing, including HVAC professionals, electricians, engineers, or roofers.

Please refer to the pre-inspection agreement and the ASHI Standards of Practice for a full explanation of the scope of the inspection, its limitations and exclusions.

Limitations of the Roof inspection:  We Inspected the roof-covering materials, flashings, skylights, chimneys, and roof penetrations if accessible. This inspection is not a guarantee that a roof leak in the future will not happen. Roofs leak. Even a roof that appears to be in good, functional condition may leak under certain circumstances. We will not take responsibility for a roof leak that happens in the future. This is not a warranty or guarantee of the roof system. It is virtually impossible for anyone to detect a leak except as it is occurring or by specific water tests, which are beyond the scope of our inspection service.

All accessible areas of the attic will be inspected.  We inspect the roof structure. We inspect the insulation and vapor retarders. We inspect ventilation and mechanical ventilation systems.

We inspect siding, flashing and trim, all exterior doors, eaves, soffits, and fascia where accessible from the ground. We inspect attached or adjacent decks, balconies, stoops, steps, porches, and their associated railing. We inspect vegetation, grading, surface drainage, and retaining walls that are likely to adversely affect the building. We inspect adjacent or entryway walkways, patios and driveways.

We inspect the garage doors and garage door openers. We check the accessible receptacles for GFCI protection. We inspect the walls, ceiling and floor.

Limitations of the heating system inspection: This inspection of the heating system is a visual inspection only using the normal operating controls for the system. The inspection of the heating system is general and not technically exhaustive. A detailed evaluation of the interior components of the heating system is beyond the scope of a home inspection. It is essential that any recommendation that we make for service, correction, or repair be scheduled before the end of inspection contingency, because the hired-professional could reveal additional defects or recommend further repairs that may affect your evaluation of the property.

Limitations of the Cooling system inspection: This inspection of the cooling system is a visual inspection only using the normal operating controls for the system. The inspection of the cooling system is general and not technically exhaustive. A detailed evaluation of the interior components of the cooling system is beyond the scope of a home inspection. It is essential that any recommendation that we make for service, correction, or repair be scheduled before the end of inspection contingency, because the hired-professional could reveal additional defects or recommend further repairs that may affect your evaluation of the property.

We inspect water heating equipment and hot water supply systems. We inspect the water heating equipment for function and configuration.  We do not guarantee that the water heater will not leak in the future. Water heaters leak. We will not take responsibility for water heater leaks that happen in the future.

Limitations of the plumbing inspection: Plumbing standards and codes have evolved over the years and home plumbing systems and their components are only required to comply with codes that were in effect at the time the home was built. The issue with various plumbing systems is not code compliance but the degree to which the installed system adequately provides for the  requirements of the home. This is our concern as Home Inspectors. If in our opinion the installed plumbing system or any of its components is failing to adequately provide for the  requirements of the home, we will recommend evaluation and/or correction by a qualified plumbing contractor.

Limitations of the Electrical inspection: If we feel that it is safe enough to open the electrical panel, we will check the interior components of service panels and sub panels, the conductors, and the overcurrent protection devices. Inside the house, we will check a representative number of installed lighting fixtures, switches, receptacles, and ground fault circuit interrupters. This is not an exhaustive inspection of every component and installation detail. We are not electricians. Therefore, it is essential that any recommendations that we may make for correction should be completed before the end of inspection contingency, because an electrician could reveal other problems or recommend additional repairs that may affect your evaluation of the property.

We 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 done when probing would damage any finished surface or where no deterioration is visible or presumed to exist.

Limitations of the interior inspection: We check only a representative number of doors and windows for basic function. We are not required to inspect the paint, wallpaper, the carpeting, the window treatments and screens. We do not move furniture, lift carpets or rugs, empty closets or cabinets, and we do not comment on cosmetic deficiencies. We may not comment on the cracks that appear around windows and doors, or which follow the lines of framing members and the seams of drywall and plasterboard. These cracks are usually a consequence of movement, such as wood shrinkage and common settling, and will often reappear. We do not report on odors from pets and cigarette smoke.

Limitations of the bathroom inspection: We inspect all bathroom fixtures, including toilets, tubs, showers, and sinks. Water is run at each fixture. Readily visible water-supply and drain pipes are inspected. Plumbing access panels are opened, if readily accessible and available to open. Saunas and steam showers are not operated but will be examined for visual defects. The inspector does not perform leak-testing of shower pans or shower enclosures but will comment on obvious leakage when fixtures are operated during the inspection.

We check built in appliances as a courtesy. We are not required to evaluate them for their performance nor for the accuracy of their settings or cycles. If they are older than ten years, they may well exhibit decreased efficiency. Also, many older ovens are not secured to the wall to prevent tipping. Be sure to check the appliance, especially if children are in the house. We recommend installing a minimum five pound ABC-type fire extinguisher mounted on the wall inside the kitchen area.

CONCLUSION:  
    We are proud of our service, and trust that you will be happy with the quality of our report. We have made every effort to provide you with an accurate assessment of the condition of the property and its components and to alert you to any significant defects or adverse conditions. However, we may not have tested every outlet, and opened every window and door, or identified every minor defect. Also because our inspection is essentially visual, latent defects could exist. We can not see behind walls. Therefore, you should not regard our inspection as a guarantee or warranty. It is simply a report on the general condition of a property at a given point in time. As a homeowner, you should expect problems to occur. Roofs will leak, drain lines will become blocked, and components and systems will fail without warning. We can not predict future events. For these reasons, you should keep a comprehensive insurance policy current. Thank you for taking the time to read this report, and Please call us if you have any questions. We are always attempting to improve the quality of our service and our report.

PRE-CLOSING WALK THROUGH:
The pre-closing walk through is the final time for you the buyer to inspect the property. Conditions can change between the time of the Home Inspection and the time of closing. Restrictions that existed during the Home Inspection may not exist during the final walk through. Defects that were not noted in the Home Inspection Report may become evident during the pre-closing walk through. The buyer should take time and look closely at the home.
    Any defect discovered during the pre-closing walk through should be addressed with the seller prior to closing. Purchasing a home with a known defect relieves Peach Inspection of all responsibility. The buyer should be aware that they assume responsibility for all known defects after settlement.
    Conditions can change between the time of the inspection and the time of closing, the following are some of the items recommended for the pre-closing walk through inspection.

1.  Check the heating and cooling system. Turn the thermostat to heat mode and turn the temperature setting up. Confirm that the heating system is running and making heat. Turn the thermostat to off and wait 20 minutes. Turn the thermostat to cool mode and turn the temperature setting down. Confirm the condenser is spinning and the system is making cool air. The cooling system should not be checked if the temperature is or was below 60 degrees the previous 24 hours or if the temperature was below freezing the night before the walk-through. And you should not operate a heat pump in the heating mode when it is over 75 degrees outside.

2.  Operate all appliances.

3.  Run water at all fixtures and flush toilets. Look for plumbing leaks.

4.  Operate all exterior doors, windows, and locks.

5.  Test smoke and carbon monoxide detectors.

6.  Ask for all remote controls to any garage door openers, fans, gas fireplaces, etc.

7.  Inspect areas that may have been restricted at the time of the inspection.

8.  Ask seller questions about anything that was not covered during the home inspection.

9.  Ask seller about prior infestation treatment and warranties that may be transferable.

10. Read the seller's disclosure.