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Inspection report (optional power-up — AI turns it into a plain-English condition, cost-to-cure & leverage file)

# Property Inspection Report - 1428 Elm Street
**Date:** March 15, 2026
**Inspector:** Certified Home Inspections, LLC

## 1. Exterior & Roof
- **Roof:** Asphalt shingles appear to be roughly 15-18 years old. Showing signs of granular loss. Will likely need replacement within 3-5 years.
- **Gutters:** Downspout on the NE corner is disconnected, discharging water directly against the foundation.

## 2. Electrical
- **Service Panel:** 100 Amp service. Panel is an older Federal Pacific model, which has known safety issues and is often uninsurable. Highly recommend upgrading to a 200 Amp modern panel.
- **Wiring:** Found evidence of active knob-and-tube wiring in the attic serving the second-floor lighting circuits. Un-grounded 3-prong outlets found in two bedrooms.

## 3. Plumbing
- **Supply Lines:** Mix of copper and older galvanized steel. Galvanized pipes show minor surface corrosion but no active leaks visible.
- **Water Heater:** Manufactured in 2016. Functioning normally.

## 4. Basement & Foundation
- **Moisture:** Elevated moisture readings (18%) detected in the lower drywall of the finished basement along the NE wall. Visible efflorescence on the unfinished utility room floor. The disconnected exterior downspout is the likely culprit. Recommend mitigating exterior drainage immediately. Must monitor for mold.
- **Foundation:** Poured concrete. Typical minor settling cracks, no structural bowing observed.

## 5. HVAC
- **Furnace/AC:** 2018 Lennox units. Filter is dirty, but systems operated normally upon testing.

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Decision-support estimates, not an appraisal. Confirm cost ranges with local quotes before relying on them in a binding offer.