Property Condition Report 100 Main Street Anytown, TN 12345 Prepared for: John & Jane Doe Prepared by: BT Home Inspections 103 Fairway Drive Covington, TN 38019 Developed by BT Home Inspections We focus on the Details, License #1069 BT Home Inspections John & Jane Doe 100 Main Street Anytown, TN 12345 Page 1 of 18 Table of Contents Definitions 2 General Information 2 Roof 3 Exterior Surface and Components 4 Structure 5 Lots and Grounds 6 Living Space 6 Bedroom 7 Bathroom 8 Kitchen 9 Laundry Room/Area 10 Garage/Carport 10 Fireplace/Wood Stove 11 Plumbing 12 Heating System 13 Air Conditioning 14 Electrical 15 Attic, Insulation and Ventilation 15 Palm-Tech Inspector, Copyright © 1998-2014, PDmB, Inc. BT Home Inspections John & Jane Doe 100 Main Street Anytown, TN 12345 Page 2 of 18 Definitions NOTE: As each item is inspected it will receive one of the ratings listed below. All ratings refer to a visual observation and assessment of the condition of the item at the time of the inspection. For quick reference, all comments about items that receive a C (Closer Look) rating will be printed in blue, all comments about items that receive an F (Faulty) rating will be printed in green, and all comments about items that receive an S (Safety Issue) rating will be printed in red. All other comments are printed in black. A C F S NI NP Appears Serviceable Closer Look Faulty Safety Issue Not Inspected Not Present Functional with no obvious signs of defect, normal wear and tear, or minor repairs. This item should be checked. Repairs may be required. Item needs immediate repair or replacement. It is unable to perform as intended. There may be a safety issue related to this item. Item was unable to be inspected due to safety reasons, lack of power, inaccessible, temperature, etc. Item not present or not found. General Information Property Information Property Address 100 Main Street City Anytown State TN Zip 12345 Estimated Age 2002 - 12 years Estimated sq. ft. 2,100 sq. ft. Amount received $200 Key Available at... At the inspection house Client Information Client Name John & Jane Doe Client Address (mail report) [email protected] Client has seen the Contract Agreement Yes No Directed to wesite Client has seen a Sample Inspection Report Yes No Directed to wesite Inspection Company Inspector Name Bret Thomas Company Name BT Home Inspections Address 103 Fairway Drive City Covington State TN Zip 38019 Inspection Company Phone 901-444-2550 E-Mail [email protected] Inspection Date 02/23/2014 Start Time 8:00 a.m. End Time 11:15 a.m. Conditions Entrance Faces East Temperature 65 degrees Weather Sunny Soil Conditions Damp Building Type Single family Garage Attached Others Present Buyer Property Occupied Vacant Electric On Yes No Not Applicable Gas/Oil On Yes No Not Applicable Palm-Tech Inspector, Copyright © 1998-2014, PDmB, Inc. BT Home Inspections John & Jane Doe 100 Main Street Anytown, TN 12345 Page 3 of 18 General Information (Continued) Water On Yes No Not Applicable Home Inspector: Bret Thomas, Tennessee Licenses #1069 Roof A = Appears Serviceable, C = Closer Look, F = Faulty, S = Safety Issue, NI = Not Inspected, NP = Not Present A C F S NI NP Main Roof Surface Roof Covering: Asphalt shingles- Multiple nails have been covered with a caulking/sealant material. Recommend monitoring these areas. Valleys: Flashing (side/front walls): Plumbing Vents: PVC Gutter System: -- Recommend cleaning all gutters periodically to prevent rain water from backing up under the shingles and/or behind the gutters. Method of Inspection: On roof Unable to Inspect N/A Palm-Tech Inspector, Copyright © 1998-2014, PDmB, Inc. BT Home Inspections John & Jane Doe 100 Main Street Anytown, TN 12345 Page 4 of 18 Exterior Surface and Components A = Appears Serviceable, C = Closer Look, F = Faulty, S = Safety Issue, NI = Not Inspected, NP = Not Present A C F S NI NP Flashing/Drip Edge: Eaves/Fascia/Soffits -- A small amount of paint peel and/or wood rot was noted on the exterior wood trim. Recommend replacing any rotten wood and repaint. Recommend trimming trees away from the roof to extend the life of the roof. Trim: Wall Cladding (surface): Brink- The brink wall has begun to separate from the framing structure. The inspector was able to move the wall with his bear hand toward and away from the framing structure approximately a half inch. This evaluation was repeated by the client with the same results. Windows: Hose Bibs: -- Due to the outside temperature during the inspection, the outside hose bibs were not turned on. Exterior Electric Outlets: - Palm-Tech Inspector, Copyright © 1998-2014, PDmB, Inc. BT Home Inspections John & Jane Doe 100 Main Street Anytown, TN 12345 Page 5 of 18 Exterior Surface and Components (Continued) Dryer Vent: Vents to exterior wall Stairs: Porch (covered): -- Settlement cracks where noted during the inspection. --- Outside Electrical Service --Electric Service Conductors: Overhead service Electric Service Equipment: Grounding Equipment: Buried grounding rod Structure A = Appears Serviceable, C = Closer Look, F = Faulty, S = Safety Issue, NI = Not Inspected, NP = Not Present A C F S NI NP Footing/Foundation: Poured Foundation Floor Structure Poured slab Wall (Bearing) Structure: Wood frame Columns/Piers/Posts: Decorative surround Roof & Ridge Line No obvious signs of roof and/or ridge structure weakness. Palm-Tech Inspector, Copyright © 1998-2014, PDmB, Inc. BT Home Inspections John & Jane Doe 100 Main Street Anytown, TN 12345 Page 6 of 18 Lots and Grounds A = Appears Serviceable, C = Closer Look, F = Faulty, S = Safety Issue, NI = Not Inspected, NP = Not Present A C F S NI NP Walks & Driveways: Concrete- Multiple settlement cracks were noted during the inspection. Grading: Flat Lot Drainage: Surface drain Vegetation: Cut grass Main Water Shutoff: At the utility meter box Living Space A = Appears Serviceable, C = Closer Look, F = Faulty, S = Safety Issue, NI = Not Inspected, NP = Not Present A C F S NI NP Living Room Living Space Ceiling, Walls, Floor: -- Multiple previously repaired stains noted throughout the house, but no active moisture was detected by the moisture meter. Windows & Doors: Electrical: HVAC Source: Central HVAC register Exterior Door: Dining Room Living Space Ceiling, Walls, Floor: Windows & Doors: A representative number of doors and windows were operated without issue Palm-Tech Inspector, Copyright © 1998-2014, PDmB, Inc. BT Home Inspections John & Jane Doe 100 Main Street Anytown, TN 12345 Page 7 of 18 Living Space (Continued) Electrical: HVAC Source: Central HVAC register Bedroom A = Appears Serviceable, C = Closer Look, F = Faulty, S = Safety Issue, NI = Not Inspected, NP = Not Present A C F S NI NP Master Bedroom Ceiling, Walls, Floor: Windows & Doors: -- It was noted that the bedroom door would not stay open, but would swing closed when not being held. Electrical: HVAC Source: Central HVAC register Smoke Detection: #1 Bedroom Ceiling, Walls, Floor: Windows & Doors: Electrical: HVAC Source: Central HVAC register Smoke Detection: #2 Bedroom Ceiling, Walls, Floor: Windows & Doors: Electrical: HVAC Source: Central HVAC register Smoke Detection: Palm-Tech Inspector, Copyright © 1998-2014, PDmB, Inc. BT Home Inspections John & Jane Doe 100 Main Street Anytown, TN 12345 Page 8 of 18 Bathroom Master Bathroom Ceiling, Walls, Floor: Windows & Doors: A representative number of doors and windows were operated without issue Bathroom Electrical: 120 volt GFCI circuit HVAC Source: Central HVAC register Ventilation: Cabinets & Countertops: Shutoffs/Supply/Faucets: -- Hot water not present, see Plumbing section. Drain/Waste Pipes: PVC Tub/Shower: Spa Tub: Decorative jacuzzi tub Toilets: -- A complete flush and refill cycle completed without fault, no water/sewer leaks or sewer odor were observed. Hallway Bathroom Ceiling, Walls, Floor: Windows & Doors: Bathroom Electrical: 120 volt GFCI circuit HVAC Source: Central HVAC register Ventilation: Cabinets & Countertops: Shutoffs/Supply/Faucets: -- Hot water not present, see Plumbing section. Drain/Waste Pipes: PVC Tub/Shower: -- During the shower inspection a leak at the showerhead, sprayed water on the wall above the shower. Palm-Tech Inspector, Copyright © 1998-2014, PDmB, Inc. BT Home Inspections John & Jane Doe 100 Main Street Anytown, TN 12345 Page 9 of 18 Bathroom (Continued) Toilets: -- A complete flush and refill cycle completed without fault, no water/sewer leaks or sewer odor were observed. A = Appears Serviceable, C = Closer Look, F = Faulty, S = Safety Issue, NI = Not Inspected, NP = Not Present A C F S NI NP Kitchen A = Appears Serviceable, C = Closer Look, F = Faulty, S = Safety Issue, NI = Not Inspected, NP = Not Present A C F S NI NP Main Kitchen Kitchen Ceiling, Walls, Floor: Windows & Doors: -- A small water stain was noted on the window sill. No current moisture was detected. Kitchen Electrical: 120 volt GFCI circuit HVAC Source: Central HVAC register Smoke Detection: -- The smoke detector did not sound an alarm during testing. Strongly recommend correction of this issue, and re-testing before occupying the house. Cabinets & Countertops: Shutoffs/Supply/Faucets: -- Hot water not present, see Plumbing section. Drain/Waste Pipes: PVC --- Appliances --Dishwasher: - Palm-Tech Inspector, Copyright © 1998-2014, PDmB, Inc. BT Home Inspections John & Jane Doe 100 Main Street Anytown, TN 12345 Page 10 of 18 Kitchen (Continued) Cooking Appliances: Appears Serviceable Microwave: Ventilator: Appears Serviceable Garbage Disposal: Appears Serviceable Trash Compactor: Refrigerator: Laundry Room/Area A = Appears Serviceable, C = Closer Look, F = Faulty, S = Safety Issue, NI = Not Inspected, NP = Not Present A C F S NI NP Located near kitchen Laundry Room/Area Ceiling, Walls, Floor: Windows & Doors: Electrical: HVAC Source: Central HVAC register Smoke Detection: Ventilation: Cabinets & Countertops: Exterior Door: Exterior solid-core door- Back door porch light did not function during the inspection (possible bad bulb). Washer and Dryer Electrical: Washer 115 vac, Dryer 220 vac Washer Hose Bib: Built-in wall unit Washer Drain: Built-in wall unit Dryer Vent: Vents to exterior wall Garage/Carport A = Appears Serviceable, C = Closer Look, F = Faulty, S = Safety Issue, NI = Not Inspected, NP = Not Present A C F S NI NP Attached Garage Garage Number of Car Spaces: 2 Palm-Tech Inspector, Copyright © 1998-2014, PDmB, Inc. BT Home Inspections John & Jane Doe 100 Main Street Anytown, TN 12345 Page 11 of 18 Garage/Carport (Continued) Ceiling, Walls, Floor: -- It was noted that some of the wood has deteriorated. The inspector was able to push the awl through the wood with very little force. Recommend evaluation by an insect specialist. Windows & Doors: -- It was noted that the sheetrock sagged a little below the horizontal ceiling plain in the middle of the garage. Garage Electrical: 120 volt GFCI circuit- The Light fixtures are missing globes in the garage. Register/Grill Present: Smoke Detection: Exterior Door: Exterior solid-core door --- Garage Door Checklist --Door & Weather Stripping: Track/Rollers & Spring: -- Multiple garage door panels have become loose, and fall away from the garage door frame as they are raised to a horizontal position. Opener & Safety Features: Full safety functionality of the contact and light beam features was observed during the inspection. Fireplace/Wood Stove A = Appears Serviceable, C = Closer Look, F = Faulty, S = Safety Issue, NI = Not Inspected, NP = Not Present A C F S NI NP Living Room Fireplace Freestanding Stove: Decorative Fireplace Construction: Prefab Type: Ornamental, Gas logs Hearth: Flush mounted Palm-Tech Inspector, Copyright © 1998-2014, PDmB, Inc. BT Home Inspections John & Jane Doe 100 Main Street Anytown, TN 12345 Page 12 of 18 Plumbing A = Appears Serviceable, C = Closer Look, F = Faulty, S = Safety Issue, NI = Not Inspected, NP = Not Present A C F S NI NP Service Line (Supply): Copper Water Lines (Distribution): Copper Pipe Supports Pipe Insulation Garage Water Heater --- Water Heater Checklist --Fuel Type: Natural Gas Capacity: 50 Gallon Water System: -- Hot water was not tested during the inspection. When the inspector arrived, both the water and the gas had been turned off to the water heater. A large rust spot was noted at the bottom of the unit near the gas burner. Based on the manufacturer's label the unit is 17 years old. At whatever point it is replaced in the future, it is recommended that it be raised a minimum of 18 inches above the garage floor (current building code). Gas System: Combustion Gases: -- Multiple previous water stains around the vent at the ceiling. No current moisture was detected. Safety Controls: - Palm-Tech Inspector, Copyright © 1998-2014, PDmB, Inc. BT Home Inspections John & Jane Doe 100 Main Street Anytown, TN 12345 Page 13 of 18 Heating System A = Appears Serviceable, C = Closer Look, F = Faulty, S = Safety Issue, NI = Not Inspected, NP = Not Present A C F S NI NP Entire house Heating System --- Description --Fuel Type: Natural gas Heater Type: Forced air with HVAC Ducts --- Thermostat Checklist --Operational Condition: Appears Serviceable Temperature Differential: -- 36 degrees - difference between the air temperature at the cool air return grille, and the hot air supply register. Thermostat: --- Furnace --Gas Service Lines: Gas Burner & Controls: No scorching observed. Burner controls (pilot light & thermocouple, or electronic ignition) allow the burner to light, flame stable/blue. Heat Exchanger: 4 Burner Combustion Gas Venting: --- Distribution System --Blower Fan/Filter: Distribution (Ductwork): - Palm-Tech Inspector, Copyright © 1998-2014, PDmB, Inc. BT Home Inspections John & Jane Doe 100 Main Street Anytown, TN 12345 Page 14 of 18 Air Conditioning A = Appears Serviceable, C = Closer Look, F = Faulty, S = Safety Issue, NI = Not Inspected, NP = Not Present A C F S NI NP Entire house AC System --- Thermostat Checklist --Operational Condition: -- Operating the air conditioning system with an outside temperature of 65 degrees or less may damage the compressor. Therefore during the winter months the inspector will check the physical installation of the air conditioning system. This includes things like; pad/level mount, electrical disconnect, condenser clearance, insulation, oil spots, drain lines, etc. However, the inspector does not turn the system on. Temperature Differential: Thermostat: --- Condenser Unit Checklist --Compressor Unit: Condenser Coil: The coil has collected a normal amount of dirt/debris. Recommend annual service before first use. Condenser Fan: Refrigerant Lines: --- Evaporator Unit Checklist --Evaporator Coil: Condensate Removal: -- The inspector noticed a rust-trail running from the evaporator unit to the top of the heater. Any condensation at this location would be caught in the drain pan under the air conditioning system. Recommend monitoring this area for condensation leak. Evaporator Fan: Recommend installing a new filter. Air Duct System: - Palm-Tech Inspector, Copyright © 1998-2014, PDmB, Inc. BT Home Inspections John & Jane Doe 100 Main Street Anytown, TN 12345 Page 15 of 18 Electrical A = Appears Serviceable, C = Closer Look, F = Faulty, S = Safety Issue, NI = Not Inspected, NP = Not Present A C F S NI NP Smoke Detectors: -- Smoke detectors are recommended in each bedroom, and the hallways leading to the bedrooms. Inside of exterior wall Electric Panel Description: Main Panel Main Breaker/Fuse: 200 amp Panel Ampacity: 200 amps Enclosure Inspection: Service Conductor: Copper - 2/0 AWG - 200 amp Service Panel Inspection: No safety issues observed during the inspection Aluminum Wiring: No readily accessible single strand aluminum branch wiring observed during the inspection Breaker/Conductor Mismatch: Voltage & Amperage Rating: 120/240 volts, 200 amps Attic, Insulation and Ventilation A = Appears Serviceable, C = Closer Look, F = Faulty, S = Safety Issue, NI = Not Inspected, NP = Not Present A C F S NI NP Main Attic Roof/Ceiling Framing: Sheathing: Moisture Penetration: No obvious signs of water penetration Insulation: Loose fill (blown or poured) Insulation Depth: Average depth 5 - 7 inches Vapor Barrier: Attic (air flow) Ventilation: Soffit vents Kitchen, Bath, Laundry Venting: Attic Electrical: Attic (thermostat) Fan: Electronically controlled Method of Inspection: In the attic Palm-Tech Inspector, Copyright © 1998-2014, PDmB, Inc. BT Home Inspections John & Jane Doe 100 Main Street Anytown, TN 12345 Page 16 of 18 Attic, Insulation and Ventilation (Continued) Unable to Inspect: Some parts of the attic were not floored, and therefore not inspected Final Comments Roof - Inspection Notes: i)Much of the roof system (such as decking, nailing, and flashing) is hidden and cannot be visually inspected. Therefore the inspection focuses on those components that are visually accessible. Included are the roof cover (asphalt shingles, metal, or other), the valleys, and visible flashing. In addition, those areas prone to leakage such as chimneys, skylight, and plumbing vents are inspected, as-well-as the roof's drainage system (gutters, downspouts, leaders). ii)Leakage can develop at any time and may depend on rain intensity, wind direction, ice buildup, etc. This inspection of the roof does not preclude the possibility of leakage, and does not provide any guarantee or warranty. It is often impossible to detect a specific leak except for while it is occurring, and then can be difficult to isolate the water penetration area. iii)Per the Tennessee Regulatory Board, roof attached accessories such as solar power systems, antennae, and lightning arrestors are defined as outside the scope of the inspection. Any estimate of the remaining life of the roof is an approximation only. Exterior - Inspection Notes: i). From the outside of the home, external building components are inspected. These include; wall cladding (brink and/or siding material), eaves, soffits, fascias, trim work, and flashing. Exterior wood components are probed where deterioration is suspected. All entryway doors are operated, as-well-as a representative number of windows. Attached components are inspected including decks, walkways, balconies, steps, patios, and porches. ii). Per the Tennessee Regulatory Board, the following are defined as outside the scope of the inspection: screens, shutters, awnings, storm windows and doors, the presence of safety glazing, fences, and recreational facilities including swimming pools, playground equipment, spas, and whirlpool baths. Soil and site stability, geological conditions, the presence of buried fuel tanks, and detached building are also defined as outside the scope of the inspection. Structure - Inspection Notes: i.Many structural components are concealed behind walls, ceilings, flooring, and even below ground level, and cannot be inspected. Therefore the inspection includes only a sampling of visibly accessible structural components. Assessing the structure and foundation integrity of the building is beyond the scope of the inspection, and should be performed only by a certified professional structural engineer. Lots & Grounds - Inspection Notes: i.Away from the house, outside components are inspected with respect to their effect on the condition of the structure. Included in the inspection are: vegetation, grading, drainage, retaining walls and driveways. ii.The possibility of flooding and/or proximity to a flood plain are defined as outside the scope of the inspection. BT Home Inspections is pleased to provide home inspection services and this report. We appreciate the opportunity to service you. If you have any questions regarding this report or any other service please don't hesitate to contact us. Living Space - Inspection Notes: i.The interior inspection includes all of the inside living spaces; bedrooms, living room, dining room, bathrooms, kitchen, Laundry Room, etc. The walls, ceiling and floors are checked for structural issues, as-well-as signs of water penetration and/or condensation. A representative number of doors and windows are operated throughout the home. Where applicable steps/stairways/balconies/railings, and a representative number of built-in counters and cabinets are checked. Also inspected are: 1.The presence or absence of smoke detectors. 2.The operation of a representative number of electric outlets, switches, and lights/ceiling fans. 3.A heating source (central heating, baseboard heating, etc) for each room. ii.Assessing the quality and condition of interior cosmetic finishes can be highly subjective. Per the Tennessee state regulations, the inspection does not include carpeting, draperies, blinds, window treatments, and/or paint and wallpaper on interior walls, ceilings, and floors. Palm-Tech Inspector, Copyright © 1998-2014, PDmB, Inc. BT Home Inspections John & Jane Doe 100 Main Street Anytown, TN 12345 Page 17 of 18 Final Comments (Continued) Kitchen - Inspection Notes i.In addition to common structural functionality, all kitchens are inspected for serviceable plumbing. (water supply, plumbing fixtures, drains, and vents), and appliances with the following limitations: 1.Appliances are tested by operating them the same way that a home owner would operate them, but for a shorter period of time. Thermostats, timers, self-cleaning, auto-defrost, ice makers and other specialized features and controls are beyond the scope of the inspection. 2.It is always recommended that a Homeowner's Warranty or Service Contract be purchased to cover the operation and repair of appliances. 3.Like any mechanical device appliances can malfunction at any time, therefore it is recommended that they are tested again during a pre-closing walk- through the day of closing. Garage - Inspection Notes: i)The inspection of the Garage is an extension of the interior house inspection. In addition to those component associated with all interior spaces, garage door operation (manually, or permanently installed controls) is inspected, as-well-as applicable safety features. ii) Per the Tennessee Regulatory Board inspection and testing of remote control devices for the garage door are outside the scope of the inspection. Fireplace/Wood Stove - Inspection notes: i.It is always considered a good practice to have the fireplace/wood stove checked and clean by a licensed professional prior to its first use. ii.All vented and ventless fireplaces may release Carbon Monoxide gas into the room air. It is a colorless, odorless gas that, in high quantities, is poisonous and can be deadly. It is highly recommended that carbon monoxide detectors are used in homes with vented and ventless fireplaces and/or any other ventless heating or cooking system. iii. Gas fireplaces are not lite (tested) during the inspection process. Recommend service by a licensed professional before first use. Plumbing - Inspection Notes: i. Many plumbing components are concealed behind finished walls, floors, and ceiling surfaces and cannot be inspected. Therefore the inspection focuses on those components that are visually accessible. The plumbing system is inspected for functional water flow, the presence of hot and cold water at the faucets, leaks, drainage, traps, toilets, and venting. ii. The water heater(s) is inspected with an extensive checklist, for safe and efficient operation. iii. Per the Tennessee Regulatory Board, the following are defined as outside the scope of the inspection: anti-siphon devices, water conditioning systems, fire and lawn sprinkler systems, water quality, on-site waste disposal systems, system valves, automatic safety controls, faucets that are connected to appliances, and stating whether the water supply and waste systems are public or private. Heating System - Inspection note: i.As an evaluation of the performance of the heating system the inspector will operate normal controls to establish the temperature differential between the cool air return and the warm air supply. The inspector may open readily accessible maintenance panels to allow for a visual inspection of some of the internal components. ii.Depending on the time of year, the outside temperature may be too warm to test the heating systems. If this is the case, it shall be noted in the report. iii.It is always prudent to have a heating system checked by a licensed contractor before first-time use. iv.Asbestos and Urea Formaldehyde Foam Insulation (UFFI) cannot be positively identified without a laboratory examination Air Conditioning - Inspection Notes: i.As an evaluation of the performance of the Air Conditioning, system the inspector will operate normal controls to establish the temperature differential between the warm air return and the cool air supply. This is typically a good indicator as to the serviceability of the system. The inspector may open readily accessible maintenance panels to allow for a visual inspection of some of the internal components. ii.Operating a central air conditioning unit in the cold weather may cause damage to the system, therefore the outside temperature may not permit it to be tested. iii.Window units are outside the scope of the inspection. iv.Please note that it is always prudent to have your air conditioning system serviced by a licensed contractor before first-time use. Electrical - Inspection Notes: i.Many electrical components are concealed behind finished walls and ceiling surfaces, and cannot be inspected. Therefore the inspection focuses on those components that are visually accessible. The electrical system is inspected from the utility pole, to the outside meter box, and continues into the service panel. The service panel is inspected extensively for possible issues such as Palm-Tech Inspector, Copyright © 1998-2014, PDmB, Inc. BT Home Inspections John & Jane Doe 100 Main Street Anytown, TN 12345 Page 18 of 18 Final Comments (Continued) wire type, breaker size, arcing, and branch wiring. A representative sampling of outlets and light fixtures are tested throughout the house. ii.The presence or absence of smoke detectors is reports. Individual (stand alone) smoke detectors are tested, however if the smoke detectors are incorporated into an alarm system the recommendation is to have the entity that monitors the alarm system test it before anyone occupies the home. Smoke detectors are recommended for each bedroom, the hallways leading to the bedrooms, and at least one on each floor. Additional safety can be obtained by putting them in laundry, kitchen, garage and attic areas. iii.Per the Tennessee Regulatory Board, the following are defined as outside the scope of the inspection: operation of all breakers, dismantling electrical devices, low voltage systems, telephone wiring, intercoms, security systems, built-in vacuum equipment, TV system, remote garage door openers, carbon monoxide detectors, and timers. Attic, Insulation, and Ventilation - Inspection Notes: i.Insulation is one of the primary defenses that homeowners have against cold winters nights, and high utility bills. The inspection includes an assessment (type and depth) of the insulation, and any absence of insulation in unfinished spaces at conditioned surfaces. ii.Proper attic ventilation is a key component to the longevity of a home's attic insulation and roof structure. The inspection includes an examination of the attic ventilation (passive and electrical), vapor barriers, and any interior venting systems that may existing in bathrooms, kitchens and/or laundry rooms. iii.Per the Tennessee state regulations, the inspection will not include insulation and vapor barriers that are concealed (like insulation inside the walls). Reported insulation depths are rough average values, due to variations in depth across the entire home. BT Home Inspections is pleased to provide home inspections services and this report. We appreciate the opportunity to service you. If you have any questions regarding this report or any other service please don't hesitate to contact us (901-444-2550). Bret Thomas, Owner Palm-Tech Inspector, Copyright © 1998-2014, PDmB, Inc.