www.acehomeinspections.net P.O. Box 1993 Alabaster, Alabama 35007 (205)401-3030

Customer Sample

Home Sample

Real Estate Agent Sample

Inspection Date  Friday, June 08, 2007 Weather: Clear and Sunny Report ID: 06360 FINAL REPORT

Temperature: 85 to 90 degrees Inspected By  Jeff Aiken

SUMMARY

www.acehomeinspections.net P.O. Box 1993 Alabaster, Alabama 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.

REPORT ORGANIZATION INFORMATION

1.0

REPORT ORGANIZATION INFORMATION FOR YOUR INFORMATION A GENERAL SUMMARY OF ITEMS THAT NEED ADDRESSING IS AT THE BEGINNING BEFORE THE REPORT INVOICE. THE SUMMARY CONTAINS NO PHOTOGRAPHS. ALL PHOTOGRAPHS ARE IN THE MAIN REPORT. FOR EXAMPLE SUMMARY SECTION 3.1 IS THE SAME AS MAIN REPORT SECTION 3.1 MINUS THE PHOTOGRAPHS. SECTIONS 2 THROUGH 20 HAVE ALL THE PHOTOGRAPHS AND LIST ALL ITEMS UNCOVERED DURING THE INSPECTION. SECTIONS 22 THROUGH 34 CONTAIN NO PHOTOGRAPHS AND ARE A LISTING OF ALL ITEMS INSPECTED AND CONTAINS ALL BUILDING STYLES AND GENERAL INFORMATION ALONG WITH MEASURED ITEMS SUCH AS HEATING UNIT TEMPERATURES AND WATER HEATER MANUFACTURE DATES. FOR YOUR INFORMATION IT APPEARS BASED ON WATER HEATER AND HEATING AND COOLING UNIT DATES, THAT MAJOR BUILDING RENOVATIONS TOOK PLACE IN LATE 1993 AND 1994. THE BUILDING HAS A TOTAL OF 14 SEPARATE UNITS. UNIT 5 IS THE ONLY ONE BEDROOM UNIT. ALL OTHERS HAVE TWO BEDROOMS. OVERALL BUILDING STRUCTURE APPEARED ADEQUATE AND ROBUST WITH NUMEROUS MINOR AND SAFETY REPAIRS NEEDED.

BUILDING EXTERIOR

2.5	BUILDING EXTERIOR MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2,3-ACE Home Inspections, LLC does not inspect E.I.F.S. (Exterior Insulation and Finish System) style siding. ACE Home Inspections, LLC is not a state licensed E.I.F.S. inspection company and always advises its clients to contact a state licensed E.I.F.S. contractor to obtain the proper condition of the buildings E.I.F.S. that includes a moisture content analysis and that follows all state E.I.F.S. inspection rules and regulations. The E.I.F.S. type of siding is located on the front wall of the building. E.I.F.S. is similar to a Dry-vit or Stucco type siding.
2.6	BUILDING EXTERIOR MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2-The top railing or parapet metal flashing or coping has started to oxidize. There is also one section that is raised up because it has two small attached satellite TV dishes. Repairs are recommended which may include but are not limited to painting of oxidized areas and proper attachment of the one raised area. 2,3,4,5,6,7,8,9,10,11,12-These are photos of the bitumen roof covering material. There are about a half dozen large low spots where standing water does not properly drain away, and collects until it evaporates. The roof is supposed to properly angled where all water drains down the center PVC drains that travel through the attic and out both sides of the rear wall and down to the street. Standing water is never recommended because this can break down the roof covering slowly over time. The present bitumen roof covering appears overall aged with numerous spider web type cracking, low areas, and numerous bunched up, raised, or rippled areas and some of the roof tar coatings around the roof penetrations is aged with cracks and gaps. There were no areas of interior wood roof decking that was moisture ridden or wet at the time of inspection. There was moisture discoloration, but all areas appeared to be structurally adequate at the time of the inspection. Recommend further investigation of overall roof adequacy and repairs by a licensed roof contractor which may include but are not limited to resurface the low areas where water collects and reseal around all roof penetrations and possibly resurfacing entire roof with a protective coating such as an asphalt-based emulsion. This should improve and prolong overall roof covering adequacy and life expectancy. Maintaining roof involves resurfacing with a protective coating such as an asphalt-based emulsion every 3 to 6 years. 13,14,15,16,17-Some of the upper rear and front bottom or sill exterior wood window framing is moisture deteriorated and the paint finish on the front and left side lower window framing is aged with peeled and missing areas where repairs are recommended. Repairs may include but are not limited to repair/replacement of upper window sills where needed, and heavily painting of all exterior wood members. 18-The rear cable lid is open because it has some slight damage. This is beyond the scope of the inspection, however is listed as a courtesy.
2.7	BUILDING EXTERIOR MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2,3,4,5,6,7,8-The majority of the mortar between the bricks is aged where it is somewhat soft with a sand-like composition and can be poked or pried away. The deterioration is spread out in various location. The brick siding still appears overall adequate with no major areas of cracking. There are a couple small hairline stairstep cracks one along the right side at the top of the front corner and the other along the right side at the top of the rear corner. There is no side-to-side differential where one side is not out further than other, indicating normal settlement or aging. There are also numerous bricks which have missing sections, primarily throughout the entire right side. The combination of the soft mortar and chaffing or missing and broke off sections of brick do not appear to significantly effect the overall structure because no major cracking has developed, however warrants further investigation by a licensed brick mason or brick siding contractor. This is because even though no major deterioration exists today, the sift mortar and brick deterioration could create issue in the near future? Deteriorated mortar joints are entry spots for water. Proper mortar joints have no gaps or missing mortar and are shaped in a way that diverts water out of the joint. When mortar deteriorates from exposure to weather it becomes much more absorbent. A common repair for mortar joints is called repointing or tuckpointing. In this process, the existing mortar joint is cut out and repacked with new mortar compound. 9-The brick siding along one corner of the concrete slab base for the rear stairwell is severely deteriorated where repairs by a licensed siding or brick mason contractor is recommended.

BUILDING INTERIOR

3.3

BUILDING INTERIOR MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-There is a moisture discolored and deteriorated section of plasterboard wall located to the right of the second floor exit door of Unit 4. The other side of the wall in Unit 4 was found to be adequate. Lifting the ceiling tiles above the door within Unit 4 revealed an area of moisture discolored roof decking boards. All areas were dry at the time of the inspection, indicating a previously repaired leak where the wall was never repaired/painted. Recommend owner disclosure of any previous repairs to roof covering above this area along with repairs to plasterboard. (cosmetic) 2-The upper and lower hallway carpets are dirty. 3,4,5,6-The second floor hallway center building exit stairwell emergency light fixture does not operate. The stairwell is pitch dark and a safety hazard. The main ceiling light bulb is broke off and the emergency light should be in operation. There also a couple ceiling tiles that severely moisture discolored. The tub in Unit 5 is located directly overtop the stairwell. The shower was operated for some time while this was investigated. No water leaks were uncovered, indicating this most likely has been repaired. Recommend installation of new ceiling tiles and repair of both light fixtures. (safety issue) 7-There are some small junction boxes located throughout the attic above the second floor hallway where the installation of proper covers is recommended. 8,9,10-The plywood roof decking around the rear most center roof drain closest to the roof entry scuttle hole has some discolorations indicating previous leakage. The area was dry at the time of inspection, however since all drains could not be accessed or were not readily accessible a licensed roof contractor is recommended for further investigation. Repairs may include but are not limited to sealing around all the center drains on top of the roof since the roof covering appears aged.

LAUNDRY ROOM

4.1

LAUNDRY ROOM MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2,3-The laundry room outlets tested are properly grounded, however the outlet above the small table is within six feet of the wash tub sink and is NOT GFCI protected. Recommend this one outlet be upgraded with GFCI protection by a licensed electrical contractor. (safety)

MAINTENANCE ROOM

6.4

MAINTENANCE ROOM MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-The maintenance room door does not solidly closed or lock. This room has a panel where keys can be accessed to each unit where repairs and robust locking of this room is recommended. OTHER ITEMS: -The management has a key to unlock all units except Unit 1. This unit was able to be accessed after the tenants came home for the evening. Recommend a key to Unit 1 be made and placed with rest of unit keys.

UNIT 1

7.1

UNIT 1 MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-The light switch beside the front entry door is missing a cover (safety) 2-Another layer of floor tiles has been installed in the half bathroom. Some of these tiles are missing or are loose. 3-There is a small opening beside the kitchen faucet where a vegetable spray wand or snap-in plug/cover is recommended. 4-The upper bathroom floor tiles are deteriorated along the entry door. 5-The light switch in the upper rear bedroom is missing a cover. (safety) OTHER ITEMS: -The oven handle is loose. -The metal suspended ceiling squares are rusty where painting is recommended. -The upper bathroom sink drains slow where repairs are recommended which may include but are not limited to the use of a liquid drain cleaner or removal of drain piping for cleaning. -The half bathroom commode tank water stays running. -The upper bathroom commode does not flush sometimes because the tank does not always fill with water after flushed. -The air conditioner measure temperature drop between the supply and return vents was only 8 degrees and NOT within the normal 14 to 25 degree range. System service and repairs by a licensed heat and air contractor is recommended.

UNIT 2

8.1

UNIT 2 MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-The carpet is loose at the upper bathroom threshold entry. OTHER ITEMS: -One set of upper bedroom bi-fold closet doors is missing. -The lower section of the second floor stairway wood banister is loose. -The kitchen sink aerator is aged and sprays water upward when water is turned on too much. -The dishwasher makes loud noises occasionally. The motor may be going bad where further investigation and repair by a licensed contractor is recommended.

UNIT 3

9.2

UNIT 3 MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-One upper kitchen cabinet door has been removed. 2-The 4 top elements were not turned on because of owner items. 3-The cabinet door under the kitchen sink is off the hinges. 4-The floor tiles in the kitchen are in place, however some have some gaps between them. (cosmetic) 5-Recommend caulking where tub meets the floor. OTHER ITEMS: -The garbage disposal does not operate. -The half bathroom pedestal sink is loose where it mounts to the wall. -The living room coat closet door is difficult to operate. -The lower section of the second floor stairway wood banister is loose.

UNIT 4

10.1

UNIT 4 MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-An 18 inch section of formica has come loose behind the kitchen sink faucet. 2-The front right stove element does not turn on. 3-The half bathroom exhaust fan vent hose to the exterior is missing. 4-The tub faucet has a constant water drip. 5-The caulking behind the upper bathroom wall sink is aged. 6-Wiring and wire-nuts are hanging loose below the light fixture over the kitchen sink. 7-The half bathroom GFCI type outlet no longer trips or resets where repairs are recommended. OTHER ITEMS: -The garbage disposal does not operate. -Some walls and doors need to be painted.

UNIT 5

11.1	UNIT 5 MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-The floor coverings are very dirty. (cosmetic) OTHER ITEMS: -The vinyl flooring in the bathroom is curled up along the base of the tub. -The oven element would not turn on. -The bathroom exhaust fan does not operate.

UNIT 6

12.1

UNIT 6 MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-The carpets are dirty. OTHER ITEMS: -The oven handle is loose. -The half bathroom sink stopper needs repairs. -The half bathroom towel rod is loose. -The kitchen flooring has some stains. -The tub faucet has a constant water drip. -The lower section of the second floor stairway wood banister is loose. -The sink stopper in the upper bathroom needs repairs. -The garbage disposal does not operate.

UNIT 7

13.1

UNIT 7 MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-An area of dining wall has been patched with wallboard compound, however needs sanded and painted. (cosmetic) 2-A small hole in the living room wall needs patched. 3-An area of floor tiles under the upper bathroom wall sink are deteriorated. 4-The carpet is loose at the upper bathroom entry. 5-An 18 inch section of formica has come loose behind the kitchen sink faucet. 6-The dining room ceiling mounted smoke alarm is missing. OTHER ITEMS: -The carpets are dirty. -The upper bathroom sink stopper needs repairs. -The air conditioner measure temperature drop between the supply and return vents was only 0 degrees and NOT within the normal 14 to 25 degree range. System service and repairs by a licensed heat and air contractor is recommended.

UNIT 8

14.1

UNIT 8 MINOR REPAIRS, (REFER TO REPORT PICTURES) OTHER ITEMS: -The dining room ceiling mounted smoke alarm is missing. -The garbage disposal does not operate. -There are 2 small chipped areas out of the countertop above the dishwasher, -The toilet [paper holder is loose. -The upper bathroom sink stopper needs repairs. -The tub has a constant water drip. -The front entry door knob is aged where replacement is recommended. -The thermostat is severely loose and hanging crooked where it mounts to the wall. -The air conditioner measure temperature drop between the supply and return vents was only 10 degrees and NOT within the normal 14 to 25 degree range. System service and repairs by a licensed heat and air contractor is recommended.

UNIT 9

15.1

UNIT 9 MINOR REPAIRS, (REFER TO REPORT PICTURES) OTHER ITEMS: -The oven handle is loose. -There is a small patched area of wall beside the living room closet door where sanding and painting is recommended. (cosmetic) -The half bathroom pedestal sink is loose where it mounts to the wall. -The heat pump electric coil emergency heat measured only 78 degrees where further investigation by a licensed heat and air contractor is recommended, -One side of the bi-fold closet doors in the rear bedroom have been removed and placed in the hallway.

UNIT 10

16.1

UNIT 10 MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-The bottom refrigerator door seal has come loose and sticks to the bottom of the refrigerator casing. This sticking is noticed when the door is opened or closed. The area of metal behind the seal has become very corroded. Tenant states hastily repairs were previously made by trying to glue seal on and paint bottom of door where seal now sticks to paint. OTHER ITEMS: -The oven handle is loose. -The deadbolt for the second floor entry door does not fully engage because the hole in the door frame is not deep enough. -The upper bathroom sink stopper needs repairs.

UNIT 11

17.1

UNIT 11 MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-The top part of the left cabinet door under the sink is missing leaving a noticeable gap. 2-The half bathroom pedestal sink has a sizeable water leak on the drain piping where water was observed on the floor. 3-There are a couple small gouges on the living room wall. 4-A 16 inch circular area of carpet at the front entry door at the bottom of stairs is ripped and snagged. OTHER ITEMS: -The light over the kitchen sink does not turn on. -The tub has a constant water drip.

UNIT 12

18.1

UNIT 12 MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-The right rear stove element does not turn on. 2-A section of plasterboard wall in the closet under the stairs has been cut for some reason. 3-The electrical panel cover could not be opened or removed because a large expensive and heavy wall picture light and a large 40 gallon lower fish tank are blocking it. 4-The GFCI type outlet in the upper bathroom has no power because it will no longer reset where replacement is recommended by a licensed electrical contractor. OTHER ITEMS: -The garbage disposal does not operate. -The floor tiles in the kitchen are aged, but functional. (cosmetic) -The carpets are dirty. -The interior side of the front entry door needs painted. -The tub has a constant water drip.

UNIT 13

19.3

UNIT 13 MINOR REPAIRS, (REFER TO REPORT PICTURES) OTHER ITEMS: -The thermostat is loose where it mounts to the wall. -The carpet is dirty. -The pedestal sink is loose where it mounts to the wall. -The lower dining room double pane fixed window has some minor fogging along the bottom edges and the surrounding wall enclosure needs painted. -One side of the upper bathroom toilet tissue holder is missing. -The upper bathroom towel rod is loose. -The upper bathroom wall sink is loose. -The tub has a constant water drip.

UNIT 14

20.2

UNIT 14 MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-Water heater has had covers removed. Replacement is recommended both for safety and efficiency reasons. (safety issue) 2-The upper bedroom double pane fixed windows have some minor fogging along the bottom edges and the surrounding wall enclosure needs painted. 3-The tub floor is stained where heavy cleaning will be required. OTHER ITEMS: -The thermostat is loose where it mounts to the wall. -The dishwasher is loose and needs to be secured to the countertop. -The oven handle is loose. -The carpet along the upper bathroom entry is loose and frayed.

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.

REPORT ORGANIZATION INFORMATION

BUILDING EXTERIOR

2.1

BUILDING EXTERIOR Picture 1 Picture 2 Picture 3 Picture 4 Picture 5 Picture 6 Comments: FOR YOUR INFORMATION 1-Front view from roof. 2-Rear view from roof. 3-Left side view from roof. 4-Right side view from roof. 5-Sode view from rear street. 6--Electrical service comes from underground conduit and appeared adequate and was properly grounded to a ground rod, as shown. This is good! Each Unit has their own electric meter.

2.2	BUILDING EXTERIOR Picture 1 Picture 2 Comments: FOR YOUR INFORMATION 1,2-There is 6 to 8 inch clearance between the separate building on the right side which appears to be adequate for venting purposes.

2.4

BUILDING EXTERIOR Picture 1 Picture 2 Picture 3 Picture 4 Comments: MISCELLANEOUS INFORMATION 1-Public concrete walkways have some shrinkage or hairline cracks. (These type cracks are normal, cosmetic, usually not serious and may have been caused from original concrete mix problems or from settlement after building was constructed. Most likely there should not be a problem, if the cracks have not worsened with time.) The curbs have some areas of deterioration or crumbling. 2,3-The rear second floor entrance metal stairwell appeared structurally adequate and robust and proper hand-rails were observed. The center interior stairwell exit door is metal and appeared structurally adequate and had a proper hand-rail. This is good, however some areas of corrosion were observed on the exterior stairwell where heavily painting of all areas is recommended. (Maintenance tip.) 4-Main building water meter is located in the rear.

2.5

BUILDING EXTERIOR Picture 1 Picture 2 Picture 3 Comments: MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2,3-ACE Home Inspections, LLC does not inspect E.I.F.S. (Exterior Insulation and Finish System) style siding. ACE Home Inspections, LLC is not a state licensed E.I.F.S. inspection company and always advises its clients to contact a state licensed E.I.F.S. contractor to obtain the proper condition of the buildings E.I.F.S. that includes a moisture content analysis and that follows all state E.I.F.S. inspection rules and regulations. The E.I.F.S. type of siding is located on the front wall of the building. E.I.F.S. is similar to a Dry-vit or Stucco type siding.

2.6

BUILDING EXTERIOR 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 Picture 15 Picture 16 Picture 17 Picture 18 Comments: MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2-The top railing or parapet metal flashing or coping has started to oxidize. There is also one section that is raised up because it has two small attached satellite TV dishes. Repairs are recommended which may include but are not limited to painting of oxidized areas and proper attachment of the one raised area. 2,3,4,5,6,7,8,9,10,11,12-These are photos of the bitumen roof covering material. There are about a half dozen large low spots where standing water does not properly drain away, and collects until it evaporates. The roof is supposed to properly angled where all water drains down the center PVC drains that travel through the attic and out both sides of the rear wall and down to the street. Standing water is never recommended because this can break down the roof covering slowly over time. The present bitumen roof covering appears overall aged with numerous spider web type cracking, low areas, and numerous bunched up, raised, or rippled areas and some of the roof tar coatings around the roof penetrations is aged with cracks and gaps. There were no areas of interior wood roof decking that was moisture ridden or wet at the time of inspection. There was moisture discoloration, but all areas appeared to be structurally adequate at the time of the inspection. Recommend further investigation of overall roof adequacy and repairs by a licensed roof contractor which may include but are not limited to resurface the low areas where water collects and reseal around all roof penetrations and possibly resurfacing entire roof with a protective coating such as an asphalt-based emulsion. This should improve and prolong overall roof covering adequacy and life expectancy. Maintaining roof involves resurfacing with a protective coating such as an asphalt-based emulsion every 3 to 6 years. 13,14,15,16,17-Some of the upper rear and front bottom or sill exterior wood window framing is moisture deteriorated and the paint finish on the front and left side lower window framing is aged with peeled and missing areas where repairs are recommended. Repairs may include but are not limited to repair/replacement of upper window sills where needed, and heavily painting of all exterior wood members. 18-The rear cable lid is open because it has some slight damage. This is beyond the scope of the inspection, however is listed as a courtesy.

2.7

BUILDING EXTERIOR Picture 1 Picture 2 Picture 3 Picture 4 Picture 5 Picture 6 Picture 7 Picture 8 Picture 9 Comments: MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2,3,4,5,6,7,8-The majority of the mortar between the bricks is aged where it is somewhat soft with a sand-like composition and can be poked or pried away. The deterioration is spread out in various location. The brick siding still appears overall adequate with no major areas of cracking. There are a couple small hairline stairstep cracks one along the right side at the top of the front corner and the other along the right side at the top of the rear corner. There is no side-to-side differential where one side is not out further than other, indicating normal settlement or aging. There are also numerous bricks which have missing sections, primarily throughout the entire right side. The combination of the soft mortar and chaffing or missing and broke off sections of brick do not appear to significantly effect the overall structure because no major cracking has developed, however warrants further investigation by a licensed brick mason or brick siding contractor. This is because even though no major deterioration exists today, the sift mortar and brick deterioration could create issue in the near future? Deteriorated mortar joints are entry spots for water. Proper mortar joints have no gaps or missing mortar and are shaped in a way that diverts water out of the joint. When mortar deteriorates from exposure to weather it becomes much more absorbent. A common repair for mortar joints is called repointing or tuckpointing. In this process, the existing mortar joint is cut out and repacked with new mortar compound. 9-The brick siding along one corner of the concrete slab base for the rear stairwell is severely deteriorated where repairs by a licensed siding or brick mason contractor is recommended.

BUILDING INTERIOR

3.1

BUILDING INTERIOR Picture 1 Picture 2 Picture 3 Comments: FOR YOUR INFORMATION 1-The roof is accessed through a scuttle hole located at the rear end of the upper hallway, just outside Unit 13. The metal door is hinged and opens into the hallway attic area. The actual roof opening has a tin cover that is secured in place with two screws. The top cover was secured back in place after the roof inspection. 2-Upper hallway. 3-Lower hallway.

3.2

BUILDING INTERIOR 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 Picture 15 Comments: FOR YOUR INFORMATION 1,2,3,4-Hallways have appropriate fire extinguishers, exit signs, and smoke alarms and emergency light fixtures. This is good! Some interior walls have some slight moisture discolorations along the rear doors. All areas were dry to the touch at the time of inspection. Recommend painting hallway walls and ceilings. (cosmetic issue) 5,6,7,8,9,10,11-Both the first and second floor hallway attics are accessed through a series of ceiling scuttle holes. The scuttle holes are all structurally adequate and robust with metal framing and hinged metal doors. The following photos are a sampling of the hallway attic areas. The majority of the roof decking in the second floor attic and floor decking in the first floor attic appeared adequate and relatively free of moisture discoloration and deterioration. Building construction consists of robust 12 inch steel beams and wood rafters and ceiling joists. It appears that at one time in the past there was a fire, based on some of the rear second floor attic wood members which were charred and burnt. It appears that the majority of the deteriorated wood members have been removed. The remaining original wood members have been structurally strengthened with new wood members. Proper plasterboard firewalls were observed along the lengths of the attics. A random sampling of first and second floor hallway attics were inspected around scuttle holes. Attempts were made to travel the length of the hallway attics, however most areas were blocked with pipes and structural members, causing low clearance or inaccessible areas. This report pertains to the visible areas inspected and not inaccessible and low clearance areas. 12,13,14-Front entry can be obtained by using the intercom and having tenant unlatch door from control unit located in each individual apartment or from regular key access. ACE Home Inspections, LLC does not inspect intercoms, keyless type entry entry systems, security systems, or video surveillance systems. 15-Tenant mailboxes are located in the space between the entry doors.

3.3

BUILDING INTERIOR Picture 1 Picture 2 Picture 3 Picture 4 Picture 5 Picture 6 Picture 7 Picture 8 Picture 9 Picture 10 Comments: MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-There is a moisture discolored and deteriorated section of plasterboard wall located to the right of the second floor exit door of Unit 4. The other side of the wall in Unit 4 was found to be adequate. Lifting the ceiling tiles above the door within Unit 4 revealed an area of moisture discolored roof decking boards. All areas were dry at the time of the inspection, indicating a previously repaired leak where the wall was never repaired/painted. Recommend owner disclosure of any previous repairs to roof covering above this area along with repairs to plasterboard. (cosmetic) 2-The upper and lower hallway carpets are dirty. 3,4,5,6-The second floor hallway center building exit stairwell emergency light fixture does not operate. The stairwell is pitch dark and a safety hazard. The main ceiling light bulb is broke off and the emergency light should be in operation. There also a couple ceiling tiles that severely moisture discolored. The tub in Unit 5 is located directly overtop the stairwell. The shower was operated for some time while this was investigated. No water leaks were uncovered, indicating this most likely has been repaired. Recommend installation of new ceiling tiles and repair of both light fixtures. (safety issue) 7-There are some small junction boxes located throughout the attic above the second floor hallway where the installation of proper covers is recommended. 8,9,10-The plywood roof decking around the rear most center roof drain closest to the roof entry scuttle hole has some discolorations indicating previous leakage. The area was dry at the time of inspection, however since all drains could not be accessed or were not readily accessible a licensed roof contractor is recommended for further investigation. Repairs may include but are not limited to sealing around all the center drains on top of the roof since the roof covering appears aged.

LAUNDRY ROOM

4.0

LAUNDRY ROOM Picture 1 Picture 2 Picture 3 Picture 4 Picture 5 Picture 6 Comments: FOR YOUR INFORMATION 1,2------UPGRADE-----Washer hoses that are original black hose type and susceptible to sudden leaking. It is recommended, but not required, that new wire braided permanent type hoses always be installed. See picture for an example of wire braided hoses that can be purchased at hardware and appliance stores. 3,4,5,6-There is an attic section above the laundry room that is accessed through a metal door and framed ceiling scuttle hole. The attic contains the heating an air unit for the small upstairs one bedroom unit 5. There are vents going to the laundry room ceiling that are closed off so that unit 5 will not be responsible for heating and cooling the laundry room.

4.1

LAUNDRY ROOM Picture 1 Picture 2 Picture 3 Comments: MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2,3-The laundry room outlets tested are properly grounded, however the outlet above the small table is within six feet of the wash tub sink and is NOT GFCI protected. Recommend this one outlet be upgraded with GFCI protection by a licensed electrical contractor. (safety)

LAUNDRY STORAGE ROOM

5.0

LAUNDRY STORAGE ROOM Picture 1 Picture 2 Picture 3 Picture 4 Comments: FOR YOUR INFORMATION 1,2-There are a total of two separate water heaters located within the laundry room storage room. One is a 40 gallon for the small upstairs one bedroom unit 5 that is mounted on a separate shelf while the other is a 120 gallon for the laundry room washing machines. Recommend removing stored items that are blocking water heater access. 3,4-Laundry room also has an electrical panel which controls power for the laundry room lights, washers, and dryers, hallway lights, and storage room electric water heater.

MAINTENANCE ROOM

6.2	MAINTENANCE ROOM Comments: FOR YOUR INFORMATION 1-The fire alarm controller is located in the maintenance room. Central fire alarm systems are beyond the scope of the inspection.

6.3	MAINTENANCE ROOM Comments: FOR YOUR INFORMATION 1-Complimentary view. This is basically a building maintenance work room and storage room for miscellaneous parts and is located beside the laundry room. There is a minor hole that has been made in the upper right side wall. Unknown?

6.4

MAINTENANCE ROOM Comments: MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-The maintenance room door does not solidly closed or lock. This room has a panel where keys can be accessed to each unit where repairs and robust locking of this room is recommended. OTHER ITEMS: -The management has a key to unlock all units except Unit 1. This unit was able to be accessed after the tenants came home for the evening. Recommend a key to Unit 1 be made and placed with rest of unit keys.

UNIT 1

7.0

UNIT 1 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 Picture 15 Picture 16 Comments: FOR YOUR INFORMATION UNIT 1 PHOTOS (1 - 16) -Located above the first floor suspended ceiling tiles is an attic that is about 7 feet high. The attic above the second floor suspended ceiling tiles is about 10 feet high. Many of the original wood members still reside and were either not removed or are still be used and have been structurally strengthened with additional wood joists. The majority of all floor and roof decking observed throughout the building was free of moisture discoloration and deterioration. Second floor attics were all fiberglass insulated. This is good! -All heating and air units are located above the living ceiling and are suspended from the attic ceiling. -Water piping in use throughout the building is 3/4 inch and 1/2 inch potable CPVC type. -All water heaters are located above the half bathroom ceiling on a structurally adequate wood framed type sub-base. All water heaters had an appropriate emergency leak pan and drain line. this is good!

7.1

UNIT 1 Picture 1 Picture 2 Picture 3 Picture 4 Picture 5 Comments: MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-The light switch beside the front entry door is missing a cover (safety) 2-Another layer of floor tiles has been installed in the half bathroom. Some of these tiles are missing or are loose. 3-There is a small opening beside the kitchen faucet where a vegetable spray wand or snap-in plug/cover is recommended. 4-The upper bathroom floor tiles are deteriorated along the entry door. 5-The light switch in the upper rear bedroom is missing a cover. (safety) OTHER ITEMS: -The oven handle is loose. -The metal suspended ceiling squares are rusty where painting is recommended. -The upper bathroom sink drains slow where repairs are recommended which may include but are not limited to the use of a liquid drain cleaner or removal of drain piping for cleaning. -The half bathroom commode tank water stays running. -The upper bathroom commode does not flush sometimes because the tank does not always fill with water after flushed. -The air conditioner measure temperature drop between the supply and return vents was only 8 degrees and NOT within the normal 14 to 25 degree range. System service and repairs by a licensed heat and air contractor is recommended.

UNIT 2

8.0

UNIT 2 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 Picture 15 Picture 16 Picture 17 Picture 18 Picture 19 Picture 20 Picture 21 Picture 22 Picture 23 Picture 24 Comments: FOR YOUR INFORMATION UNIT 2 PHOTOS (1 - 24) Each sink basin was filled and then allowed to drain in order to inspect the drain piping for leakage.

8.1

UNIT 2 Comments: MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-The carpet is loose at the upper bathroom threshold entry. OTHER ITEMS: -One set of upper bedroom bi-fold closet doors is missing. -The lower section of the second floor stairway wood banister is loose. -The kitchen sink aerator is aged and sprays water upward when water is turned on too much. -The dishwasher makes loud noises occasionally. The motor may be going bad where further investigation and repair by a licensed contractor is recommended.

UNIT 3

9.0

UNIT 3 Picture 1 Picture 2 Picture 3 Picture 4 Picture 5 Comments: FOR YOUR INFORMATION 1,2,3,4,5-Each of the 14 units has some degree of staining on the suspended ceiling tiles in the living room and dining room on the main level and in some of the bedrooms on the upper level. Some of the tiles were removed and the wood members have some staining, however still appear structurally adequate. No actual leakage was observed where all areas appeared dry. All tenants were questioned and said no leakage areas were known and that the discolored tiles were present when they moved in indicating prior and since repaired leakage. The dining rooms tile discolorations are from previous upper level bathroom leakage, while the living room leakage is most likely from previous air conditioning condensate leakage. One tenant reported that the PVC drain line had popped out of the emergency drain pan which caused some leakage however was secured back in place and caulked. Most likely any upstairs leaks came from previous roof leakage. 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.

9.1

UNIT 3 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 Picture 15 Picture 16 Picture 17 Picture 18 Picture 19 Picture 20 Comments: FOR YOUR INFORMATION UNIT 3 PHOTOS (1 - 20) Not all areas could be inspected throughout the building due to owner stored items.

9.2

UNIT 3 Picture 1 Picture 2 Picture 3 Picture 4 Picture 5 Comments: MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-One upper kitchen cabinet door has been removed. 2-The 4 top elements were not turned on because of owner items. 3-The cabinet door under the kitchen sink is off the hinges. 4-The floor tiles in the kitchen are in place, however some have some gaps between them. (cosmetic) 5-Recommend caulking where tub meets the floor. OTHER ITEMS: -The garbage disposal does not operate. -The half bathroom pedestal sink is loose where it mounts to the wall. -The living room coat closet door is difficult to operate. -The lower section of the second floor stairway wood banister is loose.

UNIT 4

10.0	UNIT 4 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: FOR YOUR INFORMATION UNIT 4 PHOTOS (1 - 14)

10.1

UNIT 4 Picture 1 Picture 2 Picture 3 Picture 4 Picture 5 Picture 6 Picture 7 Comments: MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-An 18 inch section of formica has come loose behind the kitchen sink faucet. 2-The front right stove element does not turn on. 3-The half bathroom exhaust fan vent hose to the exterior is missing. 4-The tub faucet has a constant water drip. 5-The caulking behind the upper bathroom wall sink is aged. 6-Wiring and wire-nuts are hanging loose below the light fixture over the kitchen sink. 7-The half bathroom GFCI type outlet no longer trips or resets where repairs are recommended. OTHER ITEMS: -The garbage disposal does not operate. -Some walls and doors need to be painted.

UNIT 5

11.0	UNIT 5 Picture 1 Picture 2 Picture 3 Picture 4 Picture 5 Picture 6 Picture 7 Picture 8 Picture 9 Picture 10 Picture 11 Picture 12 Comments: FOR YOUR INFORMATION UNIT 5 PHOTOS (1 - 12)

11.1	UNIT 5 Comments: MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-The floor coverings are very dirty. (cosmetic) OTHER ITEMS: -The vinyl flooring in the bathroom is curled up along the base of the tub. -The oven element would not turn on. -The bathroom exhaust fan does not operate.

UNIT 6

12.0	UNIT 6 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: FOR YOUR INFORMATION UNIT 6 PHOTOS (1 - 14)

12.1

UNIT 6 Comments: MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-The carpets are dirty. OTHER ITEMS: -The oven handle is loose. -The half bathroom sink stopper needs repairs. -The half bathroom towel rod is loose. -The kitchen flooring has some stains. -The tub faucet has a constant water drip. -The lower section of the second floor stairway wood banister is loose. -The sink stopper in the upper bathroom needs repairs. -The garbage disposal does not operate.

UNIT 7

13.0	UNIT 7 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 Picture 15 Comments: FOR YOUR INFORMATION UNIT 7 PHOTOS (1 - 15)

13.1

UNIT 7 Picture 1 Picture 2 Picture 3 Picture 4 Picture 5 Picture 6 Comments: MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-An area of dining wall has been patched with wallboard compound, however needs sanded and painted. (cosmetic) 2-A small hole in the living room wall needs patched. 3-An area of floor tiles under the upper bathroom wall sink are deteriorated. 4-The carpet is loose at the upper bathroom entry. 5-An 18 inch section of formica has come loose behind the kitchen sink faucet. 6-The dining room ceiling mounted smoke alarm is missing. OTHER ITEMS: -The carpets are dirty. -The upper bathroom sink stopper needs repairs. -The air conditioner measure temperature drop between the supply and return vents was only 0 degrees and NOT within the normal 14 to 25 degree range. System service and repairs by a licensed heat and air contractor is recommended.

UNIT 8

14.0	UNIT 8 Picture 1 Picture 2 Picture 3 Picture 4 Picture 5 Picture 6 Picture 7 Picture 8 Picture 9 Picture 10 Picture 11 Picture 12 Comments: FOR YOUR INFORMATION UNIT 8 PHOTOS (1 -12)

UNIT 9

15.0	UNIT 9 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 Picture 15 Picture 16 Comments: FOR YOUR INFORMATION UNIT 9 PHOTOS (1 - 16)

UNIT 10

16.0	UNIT 10 Picture 1 Picture 2 Picture 3 Picture 4 Picture 5 Picture 6