| PROPERTY INSPECTION REPORT | |
| Client(s): | Elena Homeowner |
| Property address: | 123 Any Street Astoria, NY 11501 |
| Inspection date: | Tuesday, January 6, 2009 |
This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
This inspection and report was completed by Debra Monte, New York State Home Inspector, License Number 16000040194, an InterNACHI member, #0910302 in good standing.
 | Safety | Poses a risk of injury or death |
 | Major Defect | Correction likely involves a significant expense |
 | Repair/Replace | Recommend repairing or replacing |
 | Repair/Maintain | Recommend repair and/or maintenance |
 | Minor Defect | Correction likely involves only a minor expense |
 | Maintain | Recommend ongoing maintenance |
 | Evaluate | Recommend evaluation by a specialist |
 | Monitor | Recommend monitoring in the future |
 | Comment | For your information |
Structural Pest Inspection Concerns
Items of concern relating to the structural pest inspection are shown as follows:
 | WDO/WDI Infestation | Evidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.) |
 | WDO/WDI Damage | Damage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.) |
 | WDO/WDI Conducive conditions | Conditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.) |
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 |
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. Evaluating for the presence of lead and/or asbestos is not included in this 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. For information on lead, asbestos and other hazardous materials in homes, visit these websites:
Some wall, floor and/or ceiling surfaces were obscured by furniture and/or stored items. Some areas couldn't be evaluated.
| Exterior | Return to table of contents |
One or more trip hazards were found in sidewalk and/or patio sections due to cracks, settlement and/or heaving. A qualified contractor should evaluate and repair or replace sidewalk and/or patio sections as necessary to eliminate trip hazards.
 Photo 5 Trip hazard in front of house, sidewalk upheaved from large tree roots.
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One or more outside faucets are missing backflow prevention devices. These devices reduce the likelihood of polluted or contaminated water entering the potable water supply. This condition can occur when an outside faucet is left in the "on" position with a hose connected and the sprayer head turned off. When pressure in the system fluctuates, water can be drawn back into the water supply pipes from the house. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes.  Photo 2 Hose bibb in rear of house missing backflow prevention device.
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 Photo 35 Backflow prevention devices missing from hose bibbs in front of house.
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The driveway has moderate size and amount of cracks and/or deterioration in one or more areas. A qualified contractor should evaluate and repair driveway sections as necessary. Recommend resealing asphalt driveway.
 Photo 1 Minor to moderate cracks in driveway asphalt surface.
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Fences and/or gates in rear/southeast are damaged and/or deteriorated in some areas. A qualified contractor should evaluate and make repairs or replace sections as necessary.
One or more downspouts have no extensions, or have extensions that are ineffective. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. 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 structure to soil that slopes down and away from the structure.
One or more downspouts are dented, damaged and/or crushed. This can restrict the water flow and result in clogging and overflowing gutters. Water may accumulate around the structure's foundation, or in basements and crawl spaces if they exist. 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. Damaged downspouts should be repaired or replaced as necessary, and by a qualified contractor if necessary.
 Photo 4 Red arrow: Dented downspout.
Yellow circle: Damage/deterioration to garage door and frame. |
 Photo 9 Damaged downspout/leader at the gutter joint.
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 Photo 10 |
One or more gutters are damaged. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. 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. A qualified contractor should replace or repair gutters where necessary.
 Photo 7 |
 Photo 8 |
One or more gutters are missing. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. 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. A qualified contractor should install gutters and downspouts where missing. Also, extensions such as splashblocks or tie-ins to underground drain lines should be installed as necessary to carry rain water away from the house.
 Photo 23 Missing gutter on garage overhang.
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One or more minor cracks (1/8 inch or less) were found in the foundation. These don't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitoring them in the future. Numerous products exist to seal such cracks including: Photo 3 |
| Roof | Return to table of contents |
One or more slate roofing tiles on attached home to the left of the owner's/client's front entrance have slipped, and are loose. This poses a safety hazard since the tile(s) may fall and strike someone. The owner/client has been informed and advised to recommend to the owner of the attached home that a qualified roofing contractor should evaluate and repair as necessary.
 Photo 12 |
 Photo 13 |
One or more roofing tiles are deteriorated and may result in water penetration between and around tiles . A qualified roofing contractor should evaluate and replace tiles as necessary.
 Photo 6 |
 Photo 51 |
Because of the roof covering type and/or the configuration of the roof, the inspector was unable to traverse the roof and wasn't able to fully evaluate the entire roof.
| Garage | Return to table of contents |
Most areas inside the garage, including the perimeter, areas in the center, and one or more vehicle doors were obscured by stored items and/or debris and couldn't be fully evaluated.
 Photo 40 Items stored in center and perimeter of attached garage.
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| Electric service | Return to table of contents |
Grounding and/or bonding appears to be missing and may be a safety hazard for electric shock. The owner/client has been informed and recommend that a qualified electrician should evaluate and repair immediately to avoid injury or death.
Inadequate working space exists for the main service panel. Standard building practices require the following clearances:
One or more overcurrent protection devices (circuit breakers or fuses) are "double tapped", where 2 or more wires are clamped in a terminal designed for only one wire. This is a safety hazard since the bolt or screw may tighten securely against one wire, but leave others loose. Arcing, sparks and fires may result. A qualified electrician should evaluate and repair as necessary.
 Photo 42 Double tap.
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One or more clamps that secure the electric service's grounding electrode and/or bonding conductor(s) to pipe(s) are rusted or corroded. Grounding and/or bonding may be inadequate as a result and may be a safety hazard for shock. A qualified electrician should evaluate and repair as necessary.
 Photo 41 Ground not attached/grounded to rod or metal pipe.
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One or more white "neutral" wires are being used as "hot" conductors and should be properly labeled as such. A qualified electrician should evaluate and label correctly as needed.
 Photo 50 Neutral (white) conductor used as a hot wire, not marked.
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The legend for overcurrent protection devices (breakers or fuses) in the main service panel is missing, unreadable or incomplete. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.
| Water heater | Return to table of contents |
Based on the location of the water heater and the visible venting, the water heater may have an inadequate source of combustion and/or dilution air. All gas appliances require adequate air (approximately 50 cubic feet per 1000 BTU) for combustion, dilution and ventilation. This is a potential safety hazard, and may result in combustion fumes entering living spaces. A qualified contractor should evaluate and make repairs as necessary, such as installing exterior vents, or grills in walls or doors.
Temperature-pressure relief valve drain line is too short. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. A qualified plumber should extend the drain line to 6 inches from the floor, or route it so as to drain outside.
| Heating and cooling | Return to table of contents |
Parts of the ceiling in the boiler room were missing fire rated material, exposing the wood joists above. This is a fire hazard and should be corrected immediately. A qualified contractor should evaluate and repair as necessary.
 Photo 39 Missing section of fire rated ceiling in boiler room.
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Missing drain line on temperature-pressure relief valve. This is a potential safety hazard due to the risk of scalding if someone is standing next to the boiler when the valve opens. A qualified plumber should install the drain line to 6 inches from the floor, or route it so as to drain outside. (Red arrow)
 Photo 38 Red arrow: Drain extension missing from temperature presure relief valve on boiler.
Yellow arrow: Boiler emergency cutoff switch located on wall behind boiler. |
Emergency cut off switch for boiler is located on the southeast basement wall inside the boiler room and very difficult to access due to the wall which was installed too close to the front of the boiler. This may be a potential safety hazard if the switch cannot be quickly and easily accessed. The boiler room, in effect, appears to be too small to easily access the boiler for inspection, maintenance and repair. A qualified contractor should evaluate and move the wall as necessary. See photo in section (yellow arrow).
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. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. For more information visit: http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
| Plumbing | Return to table of contents |
Copper water supply pipes in homes built prior to 1986 may be joined with solder that contains lead. Lead is a known health hazard, especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained about 50 percent lead. The client(s) should be aware of this, especially if children will be living in this structure. Evaluating for the presence of lead in this structure is not included in this inspection. The client(s) should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions such as these may be advised:
Some, most, or all of the water supply pipes in this structure are made of galvanized steel. Based on the age of this structure, these pipes may be nearing or may have exceeded their estimated useful life of 40 to 60 years. Internal corrosion and rust can reduce the inside diameter of these pipes over time, resulting in reduced flow and eventually, leaks. The inspector performed a "functional flow test" during the inspection where multiple fixtures were run simultaneously, and found the flow to be adequate. For example, the shower flow didn't decrease substantially when the toilet was flushed. Despite this, and because of their apparent age, these pipes may need replacing at any time.
No clothes washer or dryer on premises.
| Chimney | Return to table of contents |
Unable to inspect the inside of the chimney and flue (behind wall). Therefore, the inspector was unable to determine if a metal liner is installed. A metal flue liner is recommended for gas fired appliances, which in this case, two appliances (hot water heater and boiler) are using the chimney as a flue . This should be evaluated upon inspection of the chimney and flue.
| Basement | Return to table of contents |
Extension cords are being used as permanent wiring in one or more areas and too many appliances are being used on one circuit. Too many wires are bundled up in the area, which also pose a trip hazard. They should only be used for portable equipment on a temporary basis. Using extension cords as permanent wiring poses a fire and shock hazard, and is an indication that wiring is inadequate and should be updated. Extension cords may be undersized. Connections may not be secure, resulting in power fluctuations, damage to equipment, and sparks that could start a fire. Extension cords should be removed as necessary, or a qualified electrician should evaluate and make repairs as necessary. For example, install additional circuits and/or electric receptacles.
 Photo 44 |
Due to the age of the basement floor tile, it may contain asbestos. A section of tiles appears to have been broken off, which may be a potential health hazard. A qualified flooring contractor should evaluate the condition of the floor tiles and proper removal and/or replacement may be necessary.
 Photo 34 Tiles are broken/deteriorated and may contain asbestos.
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A section of the ceiling is deteriorated or missing over the sink and covered in plastic and another section is exposed inside the cabinet. As per the client/owner, the plastic is a shield to cover the pipe that appears to be covered with asbestos insulation. This may pose a safety hazard. A qualified contractor should evaluate and advise on repair and/or removal of asbestos insulation.
 Photo 36 May be asbestos plaster covering on pipe in ceiling.
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 Photo 37 May be asbestos plaster covering on pipe in ceiling inside cabinet.
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One or more electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
The weatherstrip around one or more exterior entry doors is missing and/or deteriorated. Weatherstrip should be installed where missing and/or replaced where deteriorated, and by a qualified contractor if necessary.
 Photo 43 |
| Kitchen (1st floor) | Return to table of contents |
One or more electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
The range can tip forward, and no anti-tip bracket appears to be installed. This is a safety hazard since the range may tip forward when weight is applied to the open door, such as when a small child climbs on it, or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free standing ranges since 1985. An anti-tip bracket should be installed to eliminate this safety hazard. For more information, visit http://www.hgtv.com/hgtv/remodeling/article/0,1797,HGTV_3659_2017492,00.html
The range hood fan is noisy or vibrates excessively. A qualified contractor should evaluate and repair or replace the fan or range hood as necessary.
One or more cabinets and/or drawers are damaged and/or deteriorated. A qualified contractor should evaluate and repair or replace cabinets and/or components as necessary.
 Photo 22 Deteriorated laminate cabinet.
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Drawer is difficult to open and close in one cabinet due to proximity of the front of the range handle. A qualified contractor should evaluate and repair as necessary.
 Photo 21 |
 Photo 24 Draw cannot open all the way, blocked by oven handle.
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The range hood fan vents into the kitchen rather than outdoors. Ventilation may be inadequate and moisture may accumulate indoors. Recommend having a qualified contractor make modifications as necessary as per standard building practices so the range hood fan vents outdoors.
One or more sinks are clogged or drain slowly. Drain(s) should be cleared as necessary, and by a qualified plumber if necessary.
 Photo 19 Water drains very slowly in 1st floor kitchen sink.
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Hardware such as hinges, latches or pulls are loose and/or missing on one or more cabinets. Repairs should be made and/or hardware should be replaced as necessary, and by a qualified contractor if necessary.
 Photo 20 Screw missing for cabinet handle.
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Vinyl flooring is damaged and/or deteriorated in one or more areas. A qualified contractor should replace or repair the damaged flooring.
Water stains and/or minor water damage was found in the shelving or cabinet components below the sink. These stains appear to be old and there was no active leak upon running the water. The client(s) should monitor periodically to ensure there is no active leak.
 Photo 29 Water stains.
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| Kitchen (2nd floor) | Return to table of contents |
There are no electric receptacles on the wall that serve countertop surfaces or on the adjacent wall. An extension cord is utilized for a toaster and coffee maker, which runs around the room and is plugged into the receptacle being utilized for the refrigerator, on the opposite wall. The receptacle for the refigerator is a dedicated circuit for the refrigerator only. This is a safety hazard due to risk of overload, fire and or shock and should be removed immediately.
The range can tip forward, and no anti-tip bracket appears to be installed. This is a safety hazard since the range may tip forward when weight is applied to the open door, such as when a small child climbs on it, or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free standing ranges since 1985. An anti-tip bracket should be installed to eliminate this safety hazard. For more information, visit http://www.hgtv.com/hgtv/remodeling/article/0,1797,HGTV_3659_2017492,00.html
A. Flexible drain pipe used for kitchen sink. This type of drain pipe is more likely to clog than smooth wall pipe. Recommend having a qualified plumber replace this pipe with standard plumbing components (smooth wall pipe) to prevent clogged drains. Photo 47 Red arrows: Flexiible plastic drain lines used in two area, befor and after p-trap.
Yellow arrow: Water supply lines wrapped around drain and appears to be supporting drain pipe. |
 Photo 48 |
No range hood is installed over the range or cook top. Ventilation and/or lighting may be inadequate and moisture may accumulate indoors. Recommend having a qualified contractor install a vented and lighted range hood, with the exhaust fan configured so as to vent outdoors.
Front right wheel broken on refrigerator causing it to be unleveled and movement. Repairs should be made by a qualified technician as necessary.
| Bathroom (Basement) | Return to table of contents |
One or more electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
Grout around bathtub is damaged/deteriorated or missing . A qualified contractor should evaluate and repair tile and/or grout as necessary.
 Photo 33 Grout and caulking missing/deteriorated.
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One or more bathrooms with a shower do not have an exhaust fan installed. Moisture accumulation will occur and may damage the structure. Even if the bathroom has a window that opens, it likely does not provide adequate ventilation, especially during cold weather when the window is closed. A qualified contractor should install exhaust fans as per standard building practices where missing in bathrooms with showers.
Caulk is missing or deteriorated above bathtub, where the tub surround meets the tub. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the wall structure.
Caulk is missing or deteriorated around the base of one or more bathtub spouts. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to wall structures.
| Bathroom (1st floor) | Return to table of contents |
Ground fault circuit interrupter (GFCI) electric receptacle did not trip when tested. This type of GFCI appears to be outdated and inoperable. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary.
 Photo 28 |
One or more ground fault circuit interrupter (GFCI) electric receptacles did not trip when tested with the inspector's test instrument. These devices should trip when tested with a test instrument in addition to tripping via the test buttons on the receptacles. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary.
Bathtub/shower faucets are reverse-plumbed, where hot water flows when what should be the cold water faucet is operated, or when the single faucet is set to the cold setting, and visa versa. This may be a safety hazard in the event that someone who is unfamiliar with the faucet, attempts to turn on the cold water and may get burned by hot water.
Caulk is missing and/or deteriorated at one or more bathtubs. For example, where the tub base meets the floor below, where the tub surround meets the tub, and/or around the base of the tub spout. Caulk should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to wall and floor structures. Excessive mold and mildew is present. This is usually a result of a lack of ventilation. Mold can be a health hazard and should be properly removed/cleaned prior to replacing grout and/or caulk.
 Photo 26 Mold and deterioration of caulking of tub surround and rust on metal shelving inside tub area.
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 Photo 27 Mold and deteriorated caulking around tub spout.
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One or more bathrooms with a shower do not have an exhaust fan installed. Moisture accumulation will occur and may damage the structure. Even if the bathroom has a window that opens, it likely does not provide adequate ventilation, especially during cold weather when the window is closed. A qualified contractor should install exhaust fans as per standard building practices where missing in bathrooms with showers.
Sink drains very slowly. Drain(s) should be cleared as necessary, and by a qualified plumber if necessary.
Bathtub drains very slowly. Drain(s) should be cleared as necessary, and by a qualified plumber if necessary.
Plaster is deteriorated and painted over above window causing the blind bracket to loosen. Blind bracket cover is missing causing the blind to fall off when strings are pulled. A qualified contractor should make repairs as necessary.
 Photo 25 Deteriorated plaster above window and missing blind bracket cover.
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| Bathroom (2nd floor) | Return to table of contents |
One or more electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
The steam vent on the radiator has been painted closed causing a problem with adequate steam circulation to radiator A qualified plumber or contractor should replace steam vent.
 Photo 45 |
Bathroom with a shower does not have an exhaust fan installed. Moisture accumulation will occur and may damage the structure. Even if the bathroom has a window that opens, it likely does not provide adequate ventilation, especially during cold weather when the window is closed. A qualified contractor should install exhaust fans as per standard building practices where missing in bathrooms with showers.
| Interior rooms | Return to table of contents |
The light fixture at one or more sets of stairs with living spaces at both ends is controlled by a single switch at one end (Stairs to basement and to 2nd floor). This is a safety hazard due to inadequate lighting. The light should be controlled by three-way switches at the top and bottom of the stairs so it can be easily operated on both floors. A qualified electrician should evaluate and make repairs as necessary.
 Photo 30 No three-way switch for stairs to basement.
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Trip hazard exists at threshold between foyer and bathroom on 2nd floor, where the bathroom floor was raised up and tiled, resulting in a difference in height > 1 inch. A qualified contractor should evaluate and install a reducer to reduce the risk of tripping.
 Photo 46 |
Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
This structure was built prior to 1979 and may contain lead paint. Laws were enacted in 1978 in the US preventing the use of lead paint in residential structures. Lead is a known safety hazard, especially to children but also to adults. The paint found in and around this structure appeared to be intact and may be encapsulated by more recent layers of paint that are not lead-based. Regardless, recommend following precautions as described in the following links to Consumer Products Safety Commission website articles regarding possible lead paint.
Stains were found on wall near through-the-wall air conditioning unit on 1st floor living room (northeast wall), indicating a defect in the air conditioning sleeve or it's installation. Recommend a qualified contractor evaluate and repair the sleeve and/or masonry on both the interior and exterior to cease the water intrusion, which if continues to occur, will cause major damage to the structure and mold to form.
 Photo 11 Exterior masonry should be properly sealed to prevent water intrusion.
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 Photo 18 Water stains indicative of water intrusion.
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Floors in one or more areas are not level due to age of structure and settlement. Significant repairs may be needed to make floors level. A qualified contractor should evaluate and make repairs as necessary.
Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Recommend asking the property owner(s) about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.
 Photo 15 |
 Photo 16 |
Minor cracks were found in ceilings in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.
Minor cracks were found in walls in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.
 Photo 14 |
 Photo 17 |
