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10/19/2010 SUMMARY REPORT Page 1 of 23

Porter's Wisconsin Inspections, LLC
6938 Otter Creek Rd.
Avoca, WI 53506
Ph#: (608) 583-6024

SUMMARY ITEMS

Doc #: 3494 Client Name: Kelly Knock
Dwelling Address: N1728 Hwy 80 Inspector: Warren Porter
Elroy, WI

This Summary Report is designed to assist the reader as an overview of the full report. We will not be held liable for any
omissions on this report. This Summary is a recap of conditions noted to components that require attention prior to closing on
the property.

Please understand that the recommendations in our report are just that, recommendations, as we have no legal authority to
require anyone to make repairs. The real estate purchase contract should guide you in making repair decisions and requests
to the property seller(s).

Roofs & Chimneys

35. Roof conditions Repairs recommended. Sheathing at east overhang was cut
near facia and has lost support. Some lacks nails there as well.
West valley has a wide spaced rafter and sagged sheathing.
36. Flashings Trough flashing used instead of step flashing at 3 season porch.
38. Vents See attic.

Grounds & Deck

1ba. Other steps Repairs recommended. Loose stone at west.
2. Grade/Slope Repairs recommended. Re-grading needed at east
and north end and sides.
7.5. LP Tank and Repairs recommended. These tanks when filled are at 80% to
Regulator leave room for gas expansion. Especially in cold weather they
should be filled prior to 15% or risk poor gas flow.
Gas line is not buried.
8. Trees and bushes Repairs recommended. Trees that are dead should be removed.

Walls & Gutters

52. Guttering Repairs recommended. Gutters need cleaning. Downspout
should be longer.
57. Windows Repairs recommended. Cracked or broken glass at N/W
58. Patio doors Repairs recommended. Door hardware needs repair. Door can
This is a confidential report prepared for the client only. Any Use by Unauthorized Persons Prohibited. For additional information on home maintenance
please go to our links section on our website. porterwisconsin.com.


Avoca, WI 53506
Ph#: (608) 583-6024

not be locked so it will stay closed.

Porches

40. Porch Not completed.

Garage

121. Roofing Repairs recommended. Membrane or flashing is leaking or
windows were left open. OSB sheathing is stained and wet.
Confirmed with moisture meter.
122. Roof Structure Stained.
126. Floor Lacks control joints.
128. Opener(s) Down force should be reduced. Should lessen limit.
129. Interior walls Repairs recommended. Lacks fire rated material.
130. Electrical Repairs recommended. Lacks GFI outlets

Heating/Cooling

88. Manufacturer 2 Ton York.
(cooling)
89. Cooling System Exterior temperature too low to safely operate the system
(system not inspected)

Basement

03b. Sill insulation Sill insulation has reversed vapor retarder. Should puncture to
allow ventilation. It is possible to trap moisture when vapor
retarder is reversed. Sill insulation is missing in areas. Should
fill in where missing.

General Plumbing

64. Clean-out Behind laundry sink
67. Water Softener Out of salt and brine tube disconnected.

Interior Electric Service

160. Unfinished area Repairs recommended. Unprofessional work. Un-
wiring secured/hanging wire should be fastened.


Avoca, WI 53506
Ph#: (608) 583-6024

All Interior Rooms

10. Kitchen Repairs recommended. Sink sprayer damaged. Reverse
Osmosis needs service.
20. Living Room Repairs recommended. Upper fan and light not functional.
20aa. Breezeway room 3 way switches not identified.
40. Bath Repairs recommended. Sink loose at south sink. Light should
not be on GFI.
40a. Bath #2 Repairs recommended. Door not plumb.
50. Bedroom Repairs recommended. Window is above 44" in basement
bedroom. Should add permanent step or ladder for emergency
egress. Window is not secondary egress acceptable. Window
is not secondary egress acceptable. Window should not be over
44 inches from floor or need to add a fixed step or ladder.
Window should be able to be opened to at least 20"X24", not
just the size of the window, but the window open size.
50a. Bedroom #2 Repairs recommended. Window is not secondary egress
acceptable. Window should not be over 44 inches from floor or
need to add a fixed step or ladder. Window should be able to be
opened to at least 20"X24", not just the size of the window, but
the window open size.Window is above 44" in basement
bedroom. Should add permanent step or ladder for emergency
egress.
50ab. Bedroom #3 Repairs recommended. Window is not secondary egress
acceptable. Window should not be over 44 inches from floor or
need to add a fixed step or ladder. Window should be able to be
opened to at least 20"X24", not just the size of the window, but
the window open size. Window glass cracked & 2 doors not
plumb.
60. Laundry Room Repairs recommended.
70. Stairway Repairs recommended. Railing is loose and should be secured

Smoke and CO detectors

. Smoke Detectors Repairs recommended. Smoke detectors present but not in all
recommended locations. Smoke detectors are recommended to
be placed in all bedrooms plus the hallway adjacent to
bedrooms. Placement should be between around 12 inches on
wall from ceiling edge or on ceiling and at least 12" from wall.


Avoca, WI 53506
Ph#: (608) 583-6024

There should be a minimum of one detector per floor as well.
Follow manufacturer battery changing recommendations.
. Carbon Monoxide Co recommendations; The International Association of Fire
Detectors Chiefs recommend a carbon monoxide detector on every floor
of your home, including the basement. A detector should be
located within 10 feet of each bedroom door and there should
be one near or over any attached garage. Each detector should
be replaced every five to six years. Should follow manufacturer
recommendations as to operation and maintenance

Attic

24. Ventilation Repairs recommended. Kitchen is venting into attic. Bath vent
should vent to exterior not 3 season room.
25. Insulation Repairs recommended. Insulation value typically is R-3.2
times the depth of fiberglass bat.
Insulation at cathedral ceiling appears to be 9" but should not
be touching sheathing which prohibits venting.
26. Electrical Not Visible.
Conditions


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Avoca, WI 53506
Ph#: (608) 583-6024

Doc #: 3494 Inspector: Warren Porter

Date: 10/19/2010

Dwelling Address: N1728 Hwy 80
Elroy, Wi

Client Name: Kelly Knock
2859 285th, Avenue
Hopkington, Iowa

Client's Agent: Jeanie Olson Real Estate Company: Evergreen

The inspection agreement and contract is a separate document presented at the time of this inspection or prior if Client is not
to be present and is included as a part of this report for the Client and this Inspector. This inspection is not considered
complete till the agreement is signed by the Client. This report is not to be sold or transferred or used by another party unless
permission is granted by the Client. The only purpose for this report in the hands of the Realty professional is to assist the
Client with negotiations with the Seller and this report is not to be shared with other individuals such as other potential
buyers.


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Avoca, WI 53506
Ph#: (608) 583-6024

TABLE OF CONTENTS
SECTION PAGE

Right-click here and select "Update Field" to see the table of contents.


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Avoca, WI 53506
Ph#: (608) 583-6024

DEFINITION OF TERMS

FUNCTIONAL - Performing its function and its condition is appropriate for its age and use.

MARGINAL - Performing some or all of its functions, but not as intended, and/or its condition is not
appropriate for its age and use.

NON-FUNCTIONAL - Not performing its function or its condition is not appropriate for its age or use.
Replacement or extensive repair will be required to make FUNCTIONAL.

Possible HAZARD - A potential or current safety hazard. Correction of condition is recommended.

COMMENTS - condition requiring further explanation. Does not necessarily represent an improper
condition or need for repair.

REPAIRS NEEDED - Currently functioning, but appearance and/or age indicates that some repair is
needed for optimum function.

Minor Repairs Recommended - These are mostly an upkeep type of repair that most home owners can
do themselves at little cost.

Not Visible - Not visible/not inspected.

N/A - Not applicable/not inspected.

Not Present - Component not in location inspected.

Not Inspected - Due to certain limitations or reasons this component was not inspected.


10/19/2010 N1728 Hwy 80 Page 8 of 23
Pre-Purchase Inspection

GENERAL CONDITIONS

003. Estimated/Repo The age of the home is approximately 10 yrs.
rted Age

Roofs & Chimneys
Step # Component Comment

30. Method of Walked the roof.
Inspection
31. Roof Design Gable.
32. Type of roofing Composition shingles.
33. Low pitch Roof NA.


10/19/2010 N1728 Hwy 80 Page 9 of 23
35. Roof conditions Repairs recommended. Estimated age: 10 yrs. Sheathing at
east overhang was cut near facia and has lost support. Some
lacks nails there as well and torn shingles.

West valley has a wide spaced rafter and slightly sagged
sheathing. Picture does not show it clearly.

Overall the shingles appear in good condition.


10/19/2010 N1728 Hwy 80 Page 10 of 23
36. Flashings Metal. Trough flashing used instead of step flashing at 3
season porch. Appears to not leak.

37. Chimneys/Flue Functional. Metal for gas fireplace.
38. Vents Ridge vent; Soffit venting.

Grounds & Deck

1. Driveway Functional. Gravel; Asphalt.
1a. Walks Functional. Stepping stones or pads.
1b. Main steps Functional. Wood.
1ba. Other steps Repairs recommended. Stone. Loose stone at west door.
2. Grade/Slope Repairs recommended. Re-grading needed at east
and north end and sides.


10/19/2010 N1728 Hwy 80 Page 11 of 23
2a. Grade Should remove some dirt at north end. Siding is close to
Clearance at soil.
Walls

2e. Basement N/A.
Windows
3. Patio Functional. Stone or pavers.
3b. Deck Functional. Front.
4. Retaining Walls Functional. Stone.
6. Electrical Functional. Underground.
Entrance and
fixtures
7.5. LP Tank and Repairs recommended. LP Tank; Regulator and piping.
Regulator These tanks when filled are at 80% to leave room for gas
expansion. Especially in cold weather they should be filled
prior to 15% or risk poor gas flow.
Gas line not buried.
8. Trees and Repairs recommended. Trees that are dead should be
bushes removed.

Walls & Gutters

40. Foundation Functional. Concrete.
45. Exterior Finish Functional. Wood.
50. Soffits/Fascia/T Functional. Aluminum/vinyl covered.
rim
52. Guttering Maintenance recommended. Metal. Gutters need cleaning.
Downspout should be longer.


10/19/2010 N1728 Hwy 80 Page 12 of 23
53. Exterior Lights Functional. Light fixtures.
54. Electric/Outlets Functional. GfI Outlets.
55. Hose faucet Functional. Frost free type.
56. Doors Functional. Insulated doors; Steel.
57. Windows Repairs recommended. Thermo pane; Double/single hung;
Casement; Fixed type. Cracked or broken glass at N/W
58. Patio doors Repairs recommended. Door hardware needs repair. Door
can not be locked so it will stay closed.

Porches

40. Porch Frame; Enclosed. Not completed inside yet.

Garage

120. Garage Type: 2-car; Tuck under.


10/19/2010 N1728 Hwy 80 Page 13 of 23
121. Roofing Repairs recommended. Membrane. Membrane or flashing
is leaking or windows were left open?. OSB at ceiling in
garage is stained and wet. Confirmed with moisture meter.

122. Roof Structure Trusses; OSB is moisture stained.

123. Exterior Walls N/A.
124. Gutters/Drainag N/A.
e
125. Foundation Functional. Concrete.
125b. Service door Functional.
126. Floor Concrete. Lacks control joints.
127. Vehicle Doors Functional. Overhead; 1 door; Metal.
128. Opener(s) 1 opener; Electronic eye(s). Down force should be reduced.
Should lessen limit and tighten the drive chain.


10/19/2010 N1728 Hwy 80 Page 14 of 23
129. Interior walls Repairs recommended. Concrete; Chipboard. Lacks fire
rated material separating the garage from the home.
130. Electrical Repairs recommended. Wiring lights & outlets. Lacks GFI
outlets

Heating/Cooling

75. Manufacturer Hot water. Weil McLain
(heating)
75.5. Thermostat Functional. Manual.
76. Age Functional. Age is 10 years old
79. Cabinet Functional.
81a. BTU Rating Functional. 100K btu.
82. Fuel Supply Functional. LP Gas.
83. Burners/Eleme Functional.
nts
84. Venting Functional. PVC power vent. This type of venting indicates
that the unit is a "high efficiency" appliance and an induced
fan is installed.
85.5. Boiler Functional. In floor heating appears to be working properly.

The water heater and furnace are connected to the boiler and
are functioning.
86. Filter/Humidifi Functional. Disposable filter.
er

10/19/2010 N1728 Hwy 80 Page 15 of 23
87. Ductwork Functional. Metal.
88. Manufacturer 2 Ton York.
(cooling)
89. Cooling System Central. Exterior temperature too low to safely operate the
system (system not inspected)

Basement

01. Description Functional. Full basement; partially finished.
01.5. Basement stairs N/A.
02. Basement Functional. Concrete.
Floors
03. Bearing Functional. Partition walls.
Structure
03a. First Floor Functional. 2"x10"; Plywood sub floor; 16" on center.
Design
03b. Sill insulation Maintenance. Sill insulation has reversed vapor retarder.
Should puncture to allow ventilation. It is possible to trap
moisture when vapor retarder is reversed. Sill insulation is
missing in areas. Should fill in where missing.
04. Foundation Functional. Poured concrete.
Walls
05. Moisture Functional.
Evidence
06. Floor Drains Functional. One drain.
07. Sump Pit/Pump N/A.
08. Crawl Space N/A.

General Plumbing

50. Water & Sewer Private Well & Septic.
source
60. Main Water Functional. Plastic.
Service
61. Main Shut-off Functional. Well tank.
Valve
62. Supply Piping Functional. Copper.
63. Drainage Functional. PVC/ABS plastic.
Piping

10/19/2010 N1728 Hwy 80 Page 16 of 23
64. Clean-out Stack. Its behind the laundry sink
65. Fixture Venting Functional.
66. Laundry Functional. Washer; Electric; Dryer.
Connections
67. Water Softener Out of salt and brine tube disconnected.

Water Heater

69. Age Functional. 10
70. Manufacturer 50 gal.; Weil McLain.
71. Fuel Supply Functional. Energy recovery unit.
72. Operations/Con Functional.
nections
73. Venting N/A.
74. Relief Valve Functional.
Piping

Interior Electric Service

142. Manufacturer & Functional. GE
conditions
143. Panel Location Functional. Utility room; Basement.


10/19/2010 N1728 Hwy 80 Page 17 of 23
145. Main Functional. Aluminum main conductor; 200 Amp.
Disconnect &
Conductors

148. Grounding Functional. Ground rods.
155. Branch Wiring Functional. Knob & Tube.
Conductors in ***Path=G:Documents600.jpg:scaling=50
Panel


10/19/2010 N1728 Hwy 80 Page 18 of 23
160. Unfinished area Repairs recommended. Grounded Romex. Unprofessional
wiring work. Unsecured/hanging wire should be properly fastened.

All Interior Rooms

10. Kitchen Repairs recommended. East. Sink sprayer damaged.
Reverse Osmosis needs service.
20. Living Room Repairs recommended. West; Main level. Upper fan and
light not functional.
20a. Hall Functional. Basement.
20a. Dining Room Functional. East; Main level.
20aa. Breezeway East side. 3 way switches not identified.
room
25. Family Room Functional. Basement.
40. Bath Repairs recommended. Basement. Sink loose at south
sink. Light should not be on GFI.
40a. Bath #2 Repairs recommended. N/E; Main level. 2 Doors are not
plumb.


10/19/2010 N1728 Hwy 80 Page 19 of 23
50. Bedroom Repairs recommended. N/W; Basement. Window is above
44" in basement bedroom. Should add permanent step or
ladder for emergency egress. Window is not secondary
egress acceptable. Window is not secondary egress
acceptable. Window should not be over 44 inches from
floor or need to add a fixed step or ladder. Window should
be able to be opened to at least 20"X24", not just the size of
the window, but the window open size.


10/19/2010 N1728 Hwy 80 Page 20 of 23
50a. Bedroom #2 Repairs recommended. N/E; Basement. Window is not
secondary egress acceptable. Window should not be over
Window should be able to be opened to at least 20"X24",
not just the size of the window, but the window open size.
Window is above 44" in basement bedroom. Should add
permanent step or ladder for emergency egress.

50ab. Bedroom #3 Repairs recommended. N/W; Main level. Window is not
secondary egress acceptable. Window should not be over
Window should be able to be opened to at least 20"X24",
not just the size of the window, but the window open size.

Window glass cracked Door not plumb.
60. Laundry Room Repairs recommended.

10/19/2010 N1728 Hwy 80 Page 21 of 23
70. Stairway Repairs recommended. Basement. Railing is loose and
should be secured

Smoke and CO detectors

. Smoke Repairs recommended. Smoke detectors present but not in
Detectors all recommended locations. Smoke detectors are
recommended to be placed in all bedrooms plus the hallway
adjacent to bedrooms. Placement should be between around
12 inches on wall from ceiling edge or on ceiling and at
least 12" from wall. There should be a minimum of one
detector per floor as well. Follow manufacturer battery
changing recommendations.
. Carbon Co recommendations; The International Association of Fire
Monoxide Chiefs recommend a carbon monoxide detector on every
Detectors floor of your home, including the basement. A detector
should be located within 10 feet of each bedroom door and
there should be one near or over any attached garage. Each
detector should be replaced every five to six years. Should
follow manufacturer recommendations as to operation and
maintenance

Fireplaces & stoves

160. Location Functional. Main Level; Living Room.
161. Firebox Functional. Gas only; Prefab/metal. This unit is equipped
for gas logs only.
162. Flue Functional. Metal. This chimney review was limited to the
visible and/or accessible components only. Examination of
concealed or inaccessible portions was not possible and is
beyond the scope of this inspection. This was a limited
inspection. If further review is desired, client is advised to
consult with a qualified chimney sweep or fireplace
technician prior to closing.


10/19/2010 N1728 Hwy 80 Page 22 of 23
Attic

20. Attic Accessed Bathroom; Closet.
at:
20.5. Attic hatch & Functional.
or Door
21. Attic type & 2 Attic areas, One south and one north.
number
22. Structure Functional. Trusses; Rafters.
23. Decking Functional. Plywood.
24. Ventilation Repairs recommended. Kitchen is venting into attic. Bath
vent should vent to exterior not 3 season room.


10/19/2010 N1728 Hwy 80 Page 23 of 23
25. Insulation Repairs recommended. Fiberglass bats. Insulation value
typically is R-3.2 times the depth of fiberglass bat.
Insulation at cathedral ceiling appears to be 9" but should
not be touching the sheathing “of which it is” to prevent
moisture buildup. Air can not move properly.

Insulation at front and rear appears to be 12”, which is
normal.
26. Electrical Not Visible.
Conditions


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