At Home Inspections, Inc.

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.

Concerns are shown and sorted according to these types:

	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

 

	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.)

1) General information:   - Some wall, floor and/or ceiling surfaces were obscured by furniture and/or stored items. Some areas couldn't be evaluated.
2) Exterior:   - Trip hazards found on right side (south) of house from exposed metal grounding rods sticking out of ground. This poses safety hazards since they can cause impalement and serious injury if someone were to trip near and/or fall onto the exposed ground rod(s). A qualified contractor should evaluate and repair or cver ground rod to eliminate trip and safety hazards.
3) Exterior: - 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. In this particular case, the water is flowing toward the area of the stored fire wood and the air conditioner condensing unit.
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, in addition to corrosion of the air conditioning condensing unit.
Repairs should be made as necessary, such as installing or repositioning splash blocks, extensions 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.
4) Exterior: - 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 for increasing width/depth and/or displacement of foundation.
Numerous products exist to seal such cracks including:

Epoxy sealants (both a waterproof and structural repair). See http://www.mountaingrout.com/ for examples of these products.
5) Exterior: - a. Firewood is stored so that it's either in contact with the structure or very close to it. This is a conducive condition for wood destroying insects. Recommend storing firewood outdoors in an open area, as far away from the house as practical, to keep away insects. For more information visit http://ohioline.osu.edu/hyg-fact/2000/2065.html

b. Stain/mold on vinyl siding (chimney area). This is the north side of the structure, which is conducive to higher moisture content because of the lack of sunlight.
6) Roof:   - The roof was completely obscured by snow and couldn't be fully evaluated.
7) Electric service:   - One or more white/neutral wires are being used as black/hot legs inside the panel without being marked as black or hot. This may be a potential safety hazard. A qualified electrician should evaluate and correct the situation as necessary.
8) Water heater:   - The estimated useful life for most water heaters is 8 to 12 years. This model's estimated useful life is 6 to 10 years, as per the manufacturer. This water heater appears to be approaching or is at this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
9) Water heater:   - A water supply shut-off valve was leaking. A qualified plumbing contractor should evaluate and repair/replace this valve.
10) Heating and cooling:   - Ceiling above boiler has large opening/not finished. Ashes from fireplace above it on first floor found on top of boiler cabinet and immediate area. Section 16 recommended proper cleaning of fireplace and chimney by qualified professional at least annually. Also recommended is the evaluation and repair of the ceiling by a qualified contractor.
11) Heating and cooling:   - 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 hydronic heating specialist should service this system and make repairs if necessary. This servicing should be performed annually in the future.
12) Heating and cooling:   - The outdoor air temperature was below 60 degrees Fahrenheit and the air conditioning system's condensing unit was shut off at the time of the inspection (winter). Therefore, the inspector was unable to operate and fully evaluate the cooling system.
13) Heating and cooling:   - Recommend buying oil tank replacement insurance, available from many full-service oil providers. This can cover up to 100% of the replacement costs of an oil tank and usually costs less than a few dollars per month.
14) Plumbing and laundry:   - The clothes dryer exhaust duct appears to need cleaning; moderate amount of lint build up was found. This is a safety hazard due to the risk of fire from decreased air flow. This duct should be cleaned now and annually, or more often if necessary in the future. Some chimney sweeps or heating/cooling duct cleaners perform this service. For more information, visit http://www.cpsc.gov/CPSCPUB/PUBS/5022.html or http://chimneykeepers.com/dryerclean.html
15) Plumbing and laundry:   - Recommend having the septic tank inspected. Recommend having the tank pumped if it was last pumped more than 3 years ago.
16) Fireplace & chimney:   - All solid fuel burning appliances (woodstoves and fireplaces, etc.) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary.
17) Basement:   - All the electric receptacles in the basement have reverse-polarity wiring, where the hot and neutral wires are reversed. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.
18) Basement:   - Areas of basement have exposed fiberglass insulation: boiler room ceiling, well equipment area ceiling, laundry water and drain/waste area and wall of storage room under steps. This is a potential safety hazard. Recommend a qualified contractor evaluate and repair/finish off the areas of exposed insulation.
19) Well:   - Recommend having the well water tested for coliform bacteria, nitrates, and anything else of local concern, by a qualified lab. For more information, visit http://www.wellowner.org
20) Kitchen:   - 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
21) Bathrooms:   - Sink in first floor bathroom drains slowly. Drain(s) should be cleared by a qualified plumber if necessary.
22) Garage:   - Stairs with more than two risers have no handrail installed. This is a safety hazard. A qualified contractor should install graspable handrails that your hand can completely encircle at stairs where missing, and as per standard building practices.
23) Interior rooms:   - Windows in bedroom (front southwest corner): the sash spring mechanisms in one or more windows are broken or loose. One window sticks and the other falls down. A qualified contractor or service technician should evaluate and make repairs as necessary so the window(s) operate as intended (open easily, stay open without support, close easily, etc.).