Apple Inspections LLC

If Mrs [redacted] is willing to release the report to you I would highly recommend you take a look as I reference parts of the report The client Mrs [redacted] has signed our agreement which clearly states we will test major systems including but not limited to the central air conditioning (Weather Permitting)The day of the inspection (3/7/2016) the high was Degrees, however the low within the previous hours was DegreesOperating an AC under such conditions can cause damage to the unit and therefore we didn't test the unitFurthermore I would like to add that the client Mrs [redacted] was not present for the inspection and therefore I wasn't able to explain this to her, it is very specific in our report that we do not test the AC under such conditions and it is recommended that the client have further inspection by a qualified HVAC contractor during the inspection window if concernedThe MLS sheet from the listing agent clearly states that the condo unit had NEW HVAC, meaning both the furnace and AC should have been NEWThis is misleading to Mrs [redacted] and as I was unable to test the AC to confirm which unit is hers, I also couldn't verify the ageI will note the furnace's age was If she is willing to release the report to you, you can reference page were we state the client is advised that reading the report in its entirety is very importantOn page in the header/disclaimer it states the cooling system can not be tested if the outside temperature has been below degrees for the previous hoursOn page it states the exterior temperatures were too low; below degrees in the last hour, to safely operate the system (system not inspected)Operating the system under such conditions is likely to cause damage to the condenser unitFurther inspection by a qualified HVAC contractor during the inspection window is recommended if client is concernedOn page it states unable to verify which unit belongs to subject condo unit, suspect that Trane unit belongs to unitIt is recommended client verify prior to the end of the inspection period if concernedSuspect unit estimated age is Again I was unable to run the unit to verify this because of the temperature over the last hoursI stand behind the report and we made many recommendations for the client to verify which unit belonged to her unit

This client hired Apple Inspections LLC to perform a residential building inspection. This inspection was performed to ASHI Standards. An ASHI standards Inspection is a visual inspection of the homes systems and components at the time of the inspection. These standards can be found at...

www.[redacted].org. The client was provided our inspection agreement in advance. This agreement was reviewed and approved, signed by the client. A copy can be provided if needed.   The agreement clearly states on line #4: It is understood and agreed by the parties that Examiner is neither an insurer nor guarantor against defects in the building and improvements inspected. EXAMINER MAKES NO WARRANTY, EXPRESS OR IMPLIED, AS TO THE MERCHANTABILITY OR FITNESS FOR USE OR CONDITION OF THE IMPROVEMENTS INSPECTED. It is agreed that Client will notify Examiner of any defects discovered before repairs are made.   We were notified on Sunday 2/26 by the client’s realtor via txt that the client had some weird cracks in their master bedroom ceiling, and we received some pictures which we can provide. We offered to go by to investigate. We went by the house the next day 2/27 in the afternoon. The client already had contractors there before us that were cleaning up drywall and insulation. The client had stated the drywall had come down. The repairs were already in process when we arrived at the house and therefore the client did not satisfy that portion of the agreement. This prevented us from a full investigation.    At the time of our inspection it was noted there was typical cracking noted in the drywall at seams and corners which is common in older homes. When we toured the house on 2/27 the other rooms had some of these cracks and some nail pops but nothing out of the ordinary.  Just to clarify nail pops are small, cracked circles where the nail pulls away from the drywall or sheet rock, exposing the nail head or pushing the paint away from the wall. Drywall nail pops typically occur in the first couple of years of home life, but can occur in older homes.   During our investigation on 2/27 we asked the client’s husband if anybody was up in the attic recently and he didn’t give an answer. We then asked the client, she stated that can lights had been installed in the attic. The can lights were not present when the inspection was performed on 3/23/16. So, a contractor or the home owner, were in the attic after we had completed the inspection. When we toured the house on Monday 2/27 the can lights were visibly hanging down in the master bedroom. We do have pictures of the can lights. The pictures show the can lights were not properly supported or attached to the trusses, the weight of the can light would have been resting on the drywall ceiling. It is also possible to damage the drywall when installing can light. The pictures that we received before the drywall came down have cracks directly around the new can lights. The client did not attend the inspection we completed on 3/23/2016 and to clarify, [redacted] ACI was the inspector that completed the inspection, not [redacted]) as the client states. We certainly are sorry for the inconvenience the client is experiencing.  Apple Inspections performed the inspection to ASHI standards. Since this is a visual, non-invasive or non-destructive inspection, it is not possible to determine if there were or were not adequate nails or the correct adhesive used on the drywall ceiling. Destructive measures are needed to determine that and are well beyond the scope of our inspection. In addition, since an electrical contractor or the home owner was in the attic after our inspection, installing the can lights, this is when the drywall damage most likely occurred. The condition was not present at the time of the inspection and therefore not the responsibility of Apple Inspections LLC.

If Mrs [redacted] is willing to release the report to you I would highly recommend you take a look as I reference parts of the report.  The client Mrs [redacted] has signed our agreement which clearly states we will test major systems including but not limited to the central air conditioning (Weather...

Permitting). The day of the inspection (3/7/2016) the high was 75 Degrees, however the low within the previous 48 hours was 25 Degrees. Operating an AC under such conditions can cause damage to the unit and therefore we didn't test the unit. Furthermore I would like to add that the client Mrs [redacted] was not present for the inspection and therefore I wasn't able to explain this to her, it is very specific in our report that we do not test the AC under such conditions and it is recommended that the client have further inspection by a qualified HVAC contractor during the inspection window if concerned. The MLS sheet from the listing agent clearly states that the condo unit had NEW HVAC, meaning both the furnace and AC should have been NEW. This is misleading to Mrs [redacted] and as I was unable to test the AC to confirm which unit is hers, I also couldn't verify the age. I will note the furnace's age was 2012. If she is willing to release the report to you, you can reference page 26 were we state the client is advised that reading the report in its entirety is very important. On page 14 in the header/disclaimer it states the cooling system  can not be tested if the outside temperature has been below 60 degrees for the previous 48 hours. On page 15 it states the exterior temperatures were too low; below 60 degrees in the last 24 hour, to safely operate the system (system not inspected). Operating the system under such conditions is likely to cause damage to the condenser unit. Further inspection by a qualified HVAC contractor during the inspection window is recommended if client is concerned. On page 16 it states unable to verify which unit belongs to subject condo unit, suspect that Trane unit belongs to unit. It is recommended client verify prior to the end of the inspection period if concerned. Suspect unit estimated age is 2011. Again I was unable to run the unit to verify this because of the temperature over the last 24 hours. I stand behind the report and we made many recommendations for the client to verify which unit belonged to her unit.