 | -RJOP.O. Box 1353 East Northport, NY 11731 Inspector: Robert O'Connor |
| Home Inspection Report | |
| Client(s): | Will B. Homeowner |
| Property address: | 123 Your Street, Newtown, NY |
| Inspection date: | Saturday, September 16, 2006 |
| -RJOP.O. Box 1353 East Northport, NY 11731 Inspector: Robert O'Connor |
| Home Inspection Report | |
| Client(s): | Will B. Homeowner |
| Property address: | 123 Your Street, Newtown, NY |
| Inspection date: | Saturday, September 16, 2006 |
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Thank you for choosing our inspection company. We appreciate the business, and are confident you will be satisfied with the services we provided. This report outlines the Inspection observations, concerns, problems, and any recommendations.
We have also included a "Summary" for your convenience, but this is just an overview of major items and/or significant safety related issues that seemed important at the time in the opinion of the Inspector, and is not a complete listing of problems, further evaluations needed, or recommendations. In addition, the photographs included may have related commentary with specific references to problems that are only noted in the photo comentary, with just a general reference in the report. Additional significant defects are possible.
So please read through the entire report and review the photographs with any commentary.
If you have any questions regarding the report, or conditions of the building, please feel free contact us. We would be happy to clarify anything that is unclear, or if you think any condition wasn’t adequately addressed we would be happy to issue a clarification right away as we understand that time is sometimes an important factor with real estate transactions.
This report is confidential and the exclusive property of the Inspector as an instrument of service. It is provided to the Client listed in the report title only for general information on the overall apparent visual condition of the inspected systems and components of the building identified in the report at the time of the Inspection. In addition, the report may have been prepared for client specific requirements or restrictions, and may also be unreliable to others due to the potential for variable inspection circumstances and the potential for rapidly changing conditions.
Use or duplication of this report by any unauthorized persons without the express written permission of Inspector is strictly prohibited, and may be a violation of copyright laws. Inspector assumes no liability for any third party misuse or reliance..
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 | Safety | Poses a risk of injury or death - Safety Hazard |
 | Major Defect | Correction likely involves significant expense - Poor Condition |
 | Repair/Replace | Recommend Replacement or Repairing - Poor Condition |
 | Repair/Maintain | Recommend Repair or Servicing - Poor or Marginal Condition |
 | Minor Defect | Correction likely involves only minor expense - Poor or Marginal Condition |
 | Maintain | Recommend Ongoing Maintenance |
 | Evaluate | Recommend Specialist Evaluation - possibility of further defects |
 | Monitor | Recommend Future Monitoring - possibility of further defects |
 | Serviceable | Appears in Satisfactory Condition but likely requires maintenance |
 | Comment | For Your Information - may also be possible general issues or further defects |
Click here for a glossary of building construction terms. Contact your inspector if there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp
| General information | Return to table of contents |
CAUTION: There appeared to be some general electrical wiring problems with the home, and these conditions can be particularly hazardous. Some of these items which could be observed at the time of the inspection are detailed in the report. It is beyond the Scope of the Inspection to check/evaluate all electrical receptacles, or to check hard wired circuits. A qualified licensed electrician should perform a complete inspection, evaluate the conditions, and make repairs as necessary throughout the building and property.
The building is occupied with furniture, boxes, carpets, and area rugs present. Therefore some wall, floor and/or ceiling surfaces were obscured by furniture and/or stored items, and some areas couldn't be fully inspected/evaluated.
Note that most of the buildings structural elements, mechanical distribution, plumbing supply and waste lines, and electrical wiring were not visible at the time of the inspection due to finished surfaces. Therefore the inspector was unable to fully inspect/evaluate theses systems, and non-visible defects are possible.
CAUTION: Structures built prior to 1979 may contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Identifying the presence of lead, asbestos, or other environmental hazards is beyond the Scope of a Home Inspection. The client(s) should consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement contractors for this type of evaluation.
It is not known if the building septic system is connected to public sewers or if there is on-site septic disposal (e.g. cesspools). Also note that on-site septic systems require periodic maintenance and cleaning, which should be planned for the near future if there is no record of that being done recently.
| Exterior | Return to table of contents |
There is a wood deck at the rear of the building. The handrails around the wood deck at the rear of the building appear to be loose and inadequately attached to the deck structure, which is considered a safety concern. A qualified contractor should make repairs as necessary. For example, installing new fasteners and/or hardware so handrails are securely attached.
 Photo 17 Deck at Rear
Note loose lattice work and inadequate deck post attachment |
Most of the wood shake siding and thin cement based siding appears to be very old, but mostly serviceable at this time. Wood shake and cement based siding requires periodic cleaning, painting, and/or sealing which appears to be needed as a minimum. Also some localized repair of damaged/missing siding is needed. In addition consideration should be given to budgeting for replacement or cover siding in the future due to the apparent age.
 Photo 14 Chimney at Rear
Note damaged siding and old sealant |
 Photo 27 Bay Window at Front
Note missing wood shingle |
Some moderate cracks (1/8 inch or less) were found in the foundation. These don't appear to be a significant structural concern at this time, but sealing them is recommend to help prevent further water infiltration. It is also recommended that the cracking be monitored in the future. If any significant future movement or water penetration occurs, further evaluation by a licensed specialist and additional repairs is recommended.
A low garden retaining wall in the front yard of the property was observed to have cracks and general deterioration. The wall was also leaning and bowing. While this does not have an impact on the house, and is not a high wall, it is noted as a courtesy. Consideration should be given to having a qualified contractor repair or replace the wall as necessary.
 Photo 4 Front Landscape/Retaining Wall
Note wall appears old, and is cracked/leaning |
Some rain downspouts have no extensions, or have extensions that are ineffective. This can result in water accumulating around the building's foundation. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Repairs should be made as necessary, such as installing or repositioning splash blocks, or installing and/or repairing tie-ins to underground drain lines, so rain water is carried at least several feet away from the building to soil that slopes down and away from the structure.
 Photo 10 Northwest Corner of House
Note roof leader discharges water close to foundation |
There appeared to be a limited amount of exterior electrical receptacles. Consideration should be given to adding a few GFCI protected exterior receptacles with weatherproof covers for convenience and improved safety.
Some cracking and significant surface deterioration was found at many sidewalk sections along the north and west sides of the property, which appear to be fairly old. They don't appear to be a structural concern, and no significant trip hazards were readily apparent. However repairs are recommended to help avoid additional deterioration and/or for aesthetic reasons.
Minor cracks were found in some sections of the brick veneer. These cracks do not appear to be significant at this time, but can allow moisture to penetrate the wall. These cracks should be sealed to help avoid any further water penetration and possible framing deterioration.
The driveway has significant cracks, general deterioration, and appears to be very old. A qualified contractor should evaluate and repair/seal driveway sections as necessary, and consideration should be given to budgeting for future replacement.
 Photo 5 Concrete Driveway
Note significant cracking |
Some of the soffit vents appear to be missing or undersized (for examples see photo referenced below). Although there are gable end vents and roof vents, a lack of adequate soffit vents can reduce air flow through the attic, reduce the life of the roof surface because of high temperatures, and/or increase the moisture content in the attic.
 Photo 15 Chimney at Rear
Note damaged siding and old sealant, as well as no soffit vents above |
 Photo 28 Eave at Front
Note small size eave vents |
Wood decks require regular maintenance. It is recommended that the deck and railings be cleaned and treated with a preservative claiming to waterproof, block ultraviolet light, and stop mildew. Consumer Reports has recommendations on suitable products, or one can be suggested by a qualified contractor.
The base for the exterior air conditioning unit (condenser) on the west side of the house is sitting on masonry. But there appears to be some soil erosion around it, which may be undermining the support. This appears to be at least partially due to a roof drainage downspout that terminates close to the building in that area. It is recommended that the downspout be repaired, and the area around the base be filled in to ensure adequate support for the equipment.
 Photo 11 AC Condenser on West Side
Note overhanging condenser pad |
The perimeter grading at the rear of the building below the wood deck is not visible, but appears marginal and may slope towards the building in that area. This can result in water accumulating around the building's foundation, or water penetration into basements and crawl spaces.
Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the building's exterior at the east side of the property. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. This is particularly problematic with wood shake/siding. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the building's exterior.
 Photo 18 Left (East) Side of House
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Trees are above the roof in several areas. This can result in impact damage to the roofing and building from falling branches, or a clogged roof drainage systems. A qualified contractor should clean the roof leaders and gutters, and make general repairs as necessary. Branches should be pruned back and/or removed as necessary to help prevent problems with the drainage system, such as clogging, and possible damage to the building.
 Photo 9 Right (West) Side of House
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 Photo 12 Rear (South) Side of House
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Chalking and sealant appears to be old or deteriorated in some areas on the exterior of the building, including sealant where the brick chimney meets the building at the rear. Chalking and sealants should be replaced and/or applied where necessary. For more information on caulking, visit The Ins and Outs of Chalking.
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Photo 14 Chimney at Rear
Note damaged siding and old sealant |
Photo 15 Chimney at Rear
Note damaged siding and old sealant, as well as no soffit vents above |
The substructure, framing, flashing, and ledger board of the wood deck is excluded from the inspection due to limited access. This should be examined and any needed repairs completed at the time deck repairs and maintenance is performed.
It is beyond the Scope of the Inspection to observe and report on site features such as fences. However, it was noticed that sections of the wood fence at the rear of the property are damaged, loose, and/or deteriorated in some areas. The client should consult with qualified specialty contractors as necessary.
It is beyond the Scope of the Inspection to identify materials that potentially contain asbestos or other hazardous materials. However, based on the appearance of the thin cement based siding and the age of this building, much of that siding material may contain fiber reinforcement that could be asbestos. The client should be aware of this when considering disturbing, repairing, or removing this siding, and consult with qualified testing labs and/or specialty contractors as necessary.
| Roof & Chimney | Return to table of contents |
The masonry chimneys at the rear (south) and east sides of the house appear to be in fair condition, except that the upper portions of the brick chimney appeared to have significant mortar deterioration and the sealant between the chimney and the building appears to be in poor condition. It is recommended that a qualified contractor completely inspect the brick chimneys, and as a minimum repoint the brick work near the tops of the chimneys and replace deteriorated sealant.
 Photo 13 Chimney at Rear
Note deteriorated mortar joints |
 Photo 21 Chimney on East Side
Note deteriorated mortar joints |
Some of the roof flashing appears to be old and deteriorated, particularly where the second floor exterior wall meets the lower roof over the kitchen/dining area. It is recommended that a qualified roofing contractor evaluate and replace flashing where necessary, with adequate clearance between roofing and siding. In addition, these areas should be periodically maintained as leaves or needles can accumulate in this area, which can also lead to leaks.
 Photo 16 Lower Roof at Rear
Note old flashing at upper wall siding |
The lower roof at the front (north) side of the house over the living room appeared to have a noticeable depression or dip in the center of the area ("roof dishing"). This can be the result of undersized roof rafters in this area, or possible movement from prior modifications to the house. While there were no readily apparent indications of active movement of the roof structure in this area, access to the attic space was restricted, so inspection of the framing and conditions was not possible.
 Photo 22 Roof at Northeast Side
Note deteriorated chimney mortar joints and slight dip in roof framing at front side of house |
Trees are overhanging the roof, and within 10 feet vertically. This is a conducive condition for pests, deterioration of the roofing, and clogging of the roof drainage system since organic debris such as leaves or needles are more likely to accumulate in these areas. Trees preferably should be pruned so they don't overhang the roof, or are at least 10 feet above roof, and the roof drainage system should be cleaned and checked on a regular basis.
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Photo 9 Right (West) Side of House
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Photo 12 Rear (South) Side of House
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Note that close up inspection of the chimneys and linings for the chimneys from the roof surface was not possible due to conditions at the time of the inspection that could be hazardous to a home inspector.
The roofing appeared to be in mostly satisfactory condition, and it was reported by the owner that it was recently replaced with documentation of that work available. It is recommended that the documentation for the roofing replacement be obtained from the owner for information, verification, and future reference.
| Garage | Return to table of contents |
Some of the wall and ceiling surfaces between the attached garage and interior living spaces have gaps, holes, or missing or inadequate surface materials. These surfaces are intended to prevent vehicle fumes from entering living spaces, and to slow the spread of fire from the garage to living spaces. A qualified contractor should evaluate and make repairs as necessary so the attached garage wall and ceiling surfaces that adjoin living spaces are tightly sealed and fire rated as per standard building practices. Typically these surfaces require about a one-hour fire rating.
 Photo 6 Garage at Front
Note no door between garage and house |
 Photo 7 Waste Pipes at Garage Ceiling
Note damaged area of drywall ceiling |
The garage overhead vehicle door appears to be fairly old, and at or near the end of it's useful life. Although the garage door appeared to operate at the time of the inspection, it is recommended that door be fully inspected and maintenance performed by a qualified contractor due to the apparent age and marginal condition . In addition, consideration should be given to budgeting for replacement in the near future.|
Photo 5 Concrete Driveway
Note significant cracking |
The garage overhead vehicle door has an electric opener installed, and the manual lock mechanism on the door does not appear to have been disabled. Damage or injury may occur if the vehicle door opener is operated with the manual lock engaged. A qualified contractor should disable or remove the lock mechanism.
There did not appear to be a door for passage from the garage into the house. If one is present but wasn't visible, or if one is added in the future, it should be verified that such door is self closing and has an adequate fire rating (metal or special construction) to help prevent the spread of fire from the garage to the house. Hollow wood doors, or ones with a thin metal facing, do not have adequate fire rating.
| Attic | Return to table of contents |
No access hatch was found for the attic above the main level living room and kitchen/dining room areas. The inspector was unable to evaluate the attic, and it's excluded from this inspection. Recommend having a qualified contractor install access hatches as necessary and as per standard building practices to allow periodic evaluation of attic spaces and framing in that area.
The attic soffit vents appear to be limited in size and may be blocked by insulation and/or debris. This can reduce air flow through the attic, reduce the life of the roof surface because of high temperatures, and/or increase moisture levels in the attic. Repairs should be made as necessary, such as adding soffit vents, and moving insulation or debris as needed so vents are unobstructed.
Ceiling insulation could not be readily/completely observed due to limited access. Recommend installing insulation where missing for better energy efficiency.
No insulation is installed over the second floor attic access hatch. Recommend installing insulation above hatch for better energy efficiency.
Stains were visible on the underside of the roof structure in some areas. These areas appeared to be dry at the time of the inspection. The stains may be caused by a past leak. Recommend asking the property owner about past leaks. The client should monitor these areas in the future, especially after heavy rains, to determine if active leaks exist. If leaks are found, a qualified roofing contractor should evaluate and repair as necessary.
The attic for the second floor area was only inspected from the access hatch in the north bedroom. Some of these attic areas were inaccessible due to limited space, stored items, mechanical systems, lack of permanently installed walkways, the possibility of damage to loose fill insulation or finished ceilings, and/or low height. These areas are excluded from this inspection.
Wiring and installation of recessed "can" lights in the attic could not be fully inspected due to limited access. It is recommended that if an electrician is called in for further inspections, repairs, or other items that a more complete inspection of wiring in the attic be performed at that time, and any defects or concerns be addressed accordingly.
The attic exhaust fan near the access hatch for the second floor attic appeared to be operating as intended. Other attic exhaust fans/vents were present, but were not readily accessible for inspection.
| Interior rooms | Return to table of contents |
There appear to be a limited number of smoke and CO alarms in the building. Based on the age of this building and the appearance of existing alarms, the alarms may be old. According to NFPA, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years.
Many of the three-pronged grounding type receptacles that were spot checked in the building were found to have an open/bad ground. This is a safety hazard due to the risk of shock.
Two-pronged electric receptacles rather than three-pronged grounded receptacles are installed in some of the interior rooms. They are considered to be unsafe by today's standards and limit the ability to use appliances and tools that require a ground in these rooms.
Guardrails appear to be missing on one side of the steps leading from the den up to the hallway with high drop-offs. This is considered a safety hazard due to the risk of falling. Standard building practices require guardrails to be installed at drop-offs higher than 30 inches, but in some cases it is advised to install them at shorter drop-offs where a hazard appears to exist. A qualified contractor should evaluate and install guardrails as necessary and as per standard building practices.
 Photo 60 Steps at Living Room and Kitchen/Hall Area
Note lack of guard/hand rail along edge of steps at near side (safety hazard) |
The stairs from the hallway to the upper level bedroom area did not have a light directly in the area of the steps. In addition the switch at the top is somewhat remote from the steps, and the switch at the bottom did not appear to activate the hall light unless it was switched on upstairs. Many falls in homes occurs at poorly lit stairs. As an additional safety measure, consideration should be given to adding a light directly near the stairs with correctly operating 3-way switches at the top and bottom of the steps.
 Photo 64 Steps Between Main Level and Second Floor
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Relatively few electric receptacles are installed in many of the interior rooms. This can result in "octopus" wiring with extension cords, which can be a fire hazard. A qualified electrician should evaluate and install additional receptacles as necessary and as per standard building practices.
 Photo 65 Desk at Second Floor Office/Room (South Side of House)
Note limited wall receptacles and power strip with indication of open/bad ground (safety hazard) |
Some of the interior doors bind in their jamb and cannot be closed and latched, or are difficult to open and close (e.g. second floor bathroom and north side bedroom). A qualified contractor should evaluate and repair as necessary. For example, adjusting jambs or trimming doors. This condition should also be monitored over time to ensure there is not ongoing movement of the building.
Many of the bedroom doors have no gap between it and the floor below, or has a gap substantially less than one inch. This house has a forced air cooling system, with centrally located return air ducts in the hallway outside bedrooms. When bedroom doors are closed, the only effective path for return air out of the bedrooms is under the doors. This can significantly limit the effectiveness of the cooling system in these areas.
For improved energy efficiency, and as a matter of routine maintenance, it is recommended that all exterior doors and windows have the weatherstriping and caulking checked and replaced as required.
Minor cracks were found in ceilings in some areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.
The interior rooms in building generally had finished sheetrock ceilings and walls. Interior floors generally had carpet or exposed hardwood floors, and tile in bathrooms. Note that some hardwood floors had area rugs installed over the flooring (e.g. living room).
Many of the windows appeared to be of a newer type as compared to the apparent age of the building. A sampling of windows were checked, and these appeared to be in reasonable good or satisfactory condition, and should be serviceable. Note that some windows appeared to be a little small as compared to current construction standards.| Bathrooms | Return to table of contents |
Some of the ground fault circuit interrupter (GFCI) electric receptacles in bathrooms did not trip when tested (e.g second floor bathroom). This is a safety hazard due to the risk of shock. In addition all the bathroom receptacles appeared old and consideration should be given to upgrading them with newer self-testing GFCI type receptacles (e.g. Leviton "SmartLock"). A qualified electrician should evaluate and repair as necessary.
 Photo 66 Second Floor Bathroom (South Side of House)
Note GFCI receptacle that does not trip on pushing test button (safety hazard) |
The small bathroom on the lower level adjacent to the den appeared to be in fair condition, but there was no apparent receptacle in the room. Consideration should be given to adding a receptacle according to current construction standards.
As a matter of routine maintenance, and to reduce potential mildew/mold buildup, it is recommended that grout and caulking in the shower/bath areas be cleaned and filled in, or simply removed and replaced. There were some marginal areas, but most areas appeared serviceable.
The faucet handles in the bathroom shower areas appeared to be older and somewhat loose. It is recommended that these fixtures be monitored, and if they become very loose repairs will be needed at that time.
The bathroom fixtures, shower/bath stalls, and visible drains appeared serviceable, with no readily apparent significant defects other than normal wear and tear.
| Kitchen | Return to table of contents |
The kitchen receptacles were not GFCI type receptacles, which is considered a safety hazard. In addition many of the kitchen receptacles had standard 3-prong receptacles with an open/bad ground. This combination is considered a significant safety hazard. A qualified electrician should evaluate and make repairs as necessary. All kitchen receptacles should be replaced with newer self-testing GFCI receptacles, and the circuit wiring should be checked and corrected as required.
From stains on the floor/framing below the kitchen sink area, it is possible that was or is a leak in the piping for the sink. It is recommended that the condition be monitored, and repairs performed in the future as required.
 Photo 37 Ceiling at Laundry Room
Note staining of floor/framing (kitchen above) |
The dishwasher drain line is not configured with a "high loop" or "air gap" before it connects into the waste line below the sink. A high loop is created by routing the drain line up to the bottom surface of the counter top above, and securely fastening it to that surface. It is meant to prevent water from siphoning out of the dishwasher, and to prevent water from the sink drain or food disposal from entering the dishwasher.
 Photo 61 Kitchen Sink Cabinet at South Side
Note dishwasher hose hanging free |
Kitchen appliances were excluded from the inspection, and therefore not inspected or operated. Most heavy appliances have an intended service life of 10 to 15 years. It is recommended that the client check and operate all appliances prior to closing, and budget for replacements as necessary.
The kitchen floor, ceilings, counters, and cabinets appeared be be in fair condition and should be serviceable.
| Crawl space | Return to table of contents |
No insulation is installed under the floor in the crawl space. Consideration should be given to installing R19 or better (6" thick fiberglass batt) insulation under the floor for better energy efficiency.
Evidence of prior water intrusion was found in some areas of the crawl space. For example, sediment stains on the vapor barrier or foundation, and/or efflorescence (white powder like crystalline deposits) on the foundation. Accumulated water is a conducive condition for wood destroying insects and organisms, can lead to development of mold or foundation problems, and preferably should not be present in the crawl space. The client should review any disclosure statements available and ask the property owner about past accumulation of water in the crawl space. The crawl space should be also monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, a qualified professional who specializes in these issues should evaluate and recommend repair as necessary.
The building has a partial full basement and partial crawl space. The crawl space is located at the front (north) side of the house, below the living room area.| Basement | Return to table of contents |
The stairs leading down to the basement from the den are substandard, have inadequate clearance height (headroom) at the bottom, and are missing a handrail along the steps. This is a safety hazard due to the risk of falling.
 Photo 29 Basement Stairs
Note lack of handrail and very low headroom at stair |
 Photo 31 Basement Area Looking West
Note lack of stair handrail |
Many of the three-prong grounding type receptacles that were spot checked in the basement were found to have an open/bad ground. In addition, receptacles in unfinished areas of the basement and areas near sinks should be GFCI type safety receptacles. These conditions are considered a safety hazard due to the risk of shock.
Evidence of prior water intrusion was found in some areas of the basement. For example, water stains and/or efflorescence on the foundation or floor, water stains at bases of support posts, etc. Accumulated water is a conducive condition for wood destroying insects and organisms, can lead to foundation problems or mold, and should not be present in the basement. The client(s) should review any disclosure statements available and ask the property owner(s) about past accumulation of water in the basement. The basement should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, a qualified contractor who specializes in drainage issues should evaluate and repair as necessary.
Some cracks (1/8 inch or less) were found in the foundation basement walls, with signs of active leaks. These don't appear to be a significant structural concern at this time, but sealing them is recommend to help prevent further water infiltration. It is also recommended that the cracking be monitored in the future. If any significant future movement or water penetration occurs, further evaluation by a licensed specialist and additional repairs is recommended.
 Photo 38 Laundry Room Wall at Dryer
Note cracking wall |
 Photo 45 Storage Room at West Side of Basement
Note cracking and indications of water penetration |
There appears to be a 3-prong cord being used for wiring some type of equipment or appliance for the kitchen visible in the basement laundry room. The cord connects to a receptacle box in the laundry room, and then runs up through the floor and possibly the wall above. This is not considered good wiring practice, and it is recommended that a qualified electrician run a correctly wired circuit to that equipment or appliance.
 Photo 35 Laundry Room Above Refrigerator
Note receptacle box with cord for wiring up to kitchen and connection of loose ground wire to water pipe |
There appears to a be loose sheathed electrical cable run across the foundation wall on the rear (south) side of the basement walls. Since this cable is subject to damage it should be adequately supported above or installed within the floor joist space as needed to avoid the risk of damage and potential shock hazards.
 Photo 41 Laundry Room Wall at Refrigerator
Note indications of water penetration, and unprotected/loose electrical romex cable |
The building has a partial full basement and partial crawl space. The basement area is located at the rear (south) side of the house, below the kitchen and dining rooms.| Electric service | Return to table of contents |
The electric service to this property appears to have been upgraded to a 200 Amp service/capacity, and the service mast and service weather head appeared to be fairly newer compared to some of the electrical systems.
There appears to be a number of fairly old sheathed electric cables entering an older 100A electrical sub-panel (on the right) that lack a safety ground wire, and the panel had a limited number of safety ground wires. This would indicate that there are a number of older 2-wire circuits in the building without a safety ground. This is a concern if newer 3-prong receptacles have been installed without a safety ground, which would result in a 3-prong receptacle with a potentially hazardous ungrounded receptacle or appliance (open ground).
 Photo 53 Basement Electrical Panels
Note newer service panel on left side, and older sub-panel on right side |
 Photo 56 Ground Lug in Sub-Panel
Note limited number of ground wires and lack of ground bar |
Neutral wires are doubled or bundled together on the neutral bus bar. This is a concern due to the need to turn off multiple circuit breakers to work on any of the circuits using these wires. There is also the possibility of loose connections on live wires since the bolt or screw may tighten securely against one wire, but leave the others loose. Arcing, sparks and fires may result. In addition, neutral wires should be white/ light-grey in color, or at least re-identified at ends. A qualified electrician should evaluate and repair as necessary.
 Photo 54 Basement Sub-Panel
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 Photo 55 Neutral Bar at Sub-Panel
Note double lug neutral wires, as well as black feeder and red circuit wires used as neutral wires |
One or more bushings are missing or dislodged from where wires enter holes in the main service panel, such as one for a sheathed electrical cable entering the top right of the service panel. This is a concern since the wiring insulation can be cut or abraded on the metal edge of the hole(s). A qualified electrician should install/secure bushings as required.
 Photo 57 Basemet Service Panel
Note loose cable protector at top right of enclosure |
The legend for overcurrent protection devices (breakers or fuses) in the main service panel is somewhat unreadable or incomplete. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.
 Photo 52 Electrical Panels in Basement
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The main service panel and sub-panel are located in a basement room closet with a clothes/coat rack in front. The rack should be permanently removed to provide ready access to shut off circuits in an emergency, due to operational, safety, and fire concerns.
 Photo 49 Basement Storage/Office Room at Southeast Corner
Note electrical panels in closet and coat rack |
| Plumbing and laundry | Return to table of contents |
The upper portion of the clothes dryer is equipped with a vinyl , accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow. This duct should be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. Most clothes dryer manufacturers specify the use of a rigid or corrugated semi-rigid metal duct. In addition, the existing exhaust duct should be inspected and cleaned as needed. For more information on dryer safety issues, see http://www.cpsc.gov/CPSCPUB/PUBS/5022.html
 Photo 36 Laundry Room at Dryer
Note upper portion of dryer vent has thin plastic exhaust flex |
The laundry room does not appear to have an exhaust fan, which is recommended. Consideration should be given to installing an exhaust fan wired to a timer to operate the fan automatically. Timers such as these are installed to prevent moisture from accumulating, which can lead to mold growth and/or damage to building components. They are especially important in the relatively airtight houses that have been built recently. It is also recommended that the timer be configured to run at least twice a day for a minimum of one and a half hours.
The washing machine waste line discharges directly into a slop sing. Consideration should be given to having a dedicated trapped waste riser installed for this purpose.
The inspector was not able to find the water meter. Recommend that the client(s) attempt to find the water meter by consulting with the property owner(s) or consulting with the local water municipality. It is especially important to find the meter if no main shut-off valve is found because the meter may be the only way to turn off the water supply in the event of an emergency, such as when a supply pipe bursts.
No expansion tank is installed on this building's water heating system (one is only present at the heating system boiler). Expansion tanks for water heaters are recommended when a building is on a public water supply system and the property's water system is "closed" via a pressure reducing valve (PRV), check valve, or backflow preventer. No room for expansion of water exists in this type of system. Thermal expansion occurs when water is heated during non-use periods. Problems and leaks can result from a closed system with no provision for expansion.
Some of the old waste piping appeared to be threaded galvanized material. This type of material can be susceptible to internal corrosion which reduces the effective capacity and life of the waste piping system. In addition, while the visible portions of the waste piping appeared to be in fair condition, there was some minor rust noted at some of the threaded connections. Accordingly, it is recommended that the waste piping be monitored over time for leaks.
Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection. It is recommended that the client fully inspect and operate these appliances if they will remain prior to closing.
Some of the main water supply plumbing lines in the basement appeared to have somewhat older restrictive globe type valves. This can significantly restrict flow to fixtures in the building.
 Photo 42 Wall at West End of Laundry Room
Note water pipes and valves |
 Photo 43 Valves for Main Water Lines at Laundry Room
Note what appears to be somewhat restrictive globe type valves on main piping |
| Water heater | Return to table of contents |
The estimated useful life for most water heaters is 8 to 12 years. Although the water heater appeared to operate, the appearance was marginal and the age has exceeded the typical useful life for most water heaters. In addition, corrosion was found in one or more areas on the water heater, and the safety valves appear to be old and may not operate. The water heater may be failing. It is recommended to budget for replacement in the very near future.
 Photo 46 Water Heater in Basement Mechanical Area
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The inner flame shield and outer cover for the water heater combustion chamber are missing, loose, or improperly fitted. This is a concern, and should be corrected/repaired.
Note that the main water service shut-off valve is located in the crawl space at the front (north) side of the building.
| Heating System | Return to table of contents |
The estimated useful life for baseboard heating system water boilers is about 25 to 35 years. Although the heating equipment appeared to operate, the appearance was marginal and seemed to be fairly old. The unit is likely approaching the end of it's useful life. In addition, corrosion was found in one or more areas on the unit, burner flames appeared to be off color, and the safety valves appear to be old and may not operate. The heating equipment may be failing. Based on the appearance and age of the equipment, It is recommended to budget for replacement in the very near future.
 Photo 47 Boiler in Basement Mechanical Area
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 Photo 48 Boiler in Basement Mechanical Area
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The condition of the flue penetration to the chimney appeared marginal. Maintenance of this connection is recommended.
The last service date of this system appears to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. This servicing should be performed annually in the future.
| Cooling | Return to table of contents |
There is a safety switch in the condensate pan for the AC air handler in the attic which does not appear to operate properly. When the switch is lifted up the unit should shut down, but the switch was not operating correctly at the time of the inspection. In the event of excessive/overflow condensate water from the system it is possible that leaks and damage to the ceiling below the unit could occur.
The last service date for the AC system is unknown. It is generally recommended that routine maintenance, including changing filters, checking system charge and operation, and cleaning/changing filters be performed about once a year at the start of the cooling season, and consideration should be given to having that maintenance performed in the near future.
The house has a Luxaire split system central air conditioning system.
