Website: http://www.reporthost.com/accurate
Email: johnv2201@yahoo.com
Phone: (518) 868-9755 · (518) 577-3954
FAX: (518) 868-9755
2201 St Hwy 162 
Esperance, NY 12066
Inspector: John Veivia

Summary Page

Your detailed home inspection report.
Client(s):	Mock Inspection #1
Property address:	905 Deans Mill Rd. Ravena, NY
Inspection date:	Monday, April 10, 2006

This summary page published on 7/5/2006 1:40:59 PM EDT

This summary page will explain all icons used and their meanings. As with all home inspections reports please be sure to verify with local code enforcement all local codes that may apply to any needed repairs or issues.

	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

 

	Infestation	Evidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.)
	Damage	Damage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.)
	Conducive conditions	Conducive conditions for wood destroying insects or organisms. (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)

1) General information:   - This property has one or more fuel burning appliances, and no carbon monoxide alarms are visible. This is a safety hazard. Recommend installing one or more carbon monoxide alarms as necessary and as per the manufacturer's instructions. For more information, visit http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
2) General information:   - 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 hygenists, 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:

The Center for Disease Control (http://www.cdc.gov)
3) Exterior:   - Exterior weatherproof outlet does not have GFCI outlet. This is a safety hazard and could result in a shock. Recommend installing GFCI outet at any and all exterior locations.
4) Exterior:   - Incoming electric service is threatened by trees. Recommend calling the power company to trim the trees back so they are not in contact with the wires.
5) Exterior:   - One or more hornet, bee and/or wasp nests were found. These can pose a safety hazard. Nest(s) should be removed as necessary.
6) Exterior: - One or more gutters are poorly sloped so that significant amounts of water accumulate in them rather than draining through the downspouts. This can cause gutters to overflow, especially when organic debris such as leaves or needles have accumulated in them. A qualified contractor should evaluate and make repairs as necessary, such as correcting the slope in gutters or installing additional downspouts and extensions if necessary.
7) Exterior: - The perimeter grading slopes towards the structure in one or more areas. 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. Wet soil may also cause the foundation to settle and possibly fail over time. Recommend grading soil so it slopes down and away from the structure with a slope of at least 5% (10% or better is optimal) for at least 6 feet. Some settlement of bricks at basement entrance is evident due to water pooling.
8) Exterior: - One or more downspouts are loose or detached. 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 so downspouts are securely anchored and functional.
9) 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. 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.
10) Exterior: - 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.
11) Exterior: - Soil is in contact with or less than six inches from siding and/or trim. This is a conducive condition for wood destroying insects and organisms. Soil should be graded and/or removed as necessary so there are at least six inches of space between the siding and trim and the soil below.
12) Exterior: - Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.
13) Exterior:   - Concrete skim coat on stone foundation wall is failing and coming of in numerous locations. Recommend this be repaired to prevent further deterioration.
14) Exterior:   - Vinyl siding has some damage at siding and corners. Also there is dirt and mildew build up from close proximity of shrubs and plants. Recommend the siding be cleaned and holes sealed.
15) Exterior:   - Basement entry at front of house is subjec to flooding. Recommend this be monitored during wet weather conditions.
17) Roof: - One or more composition shingles are damaged, deteriorated and/or missing, and should be replaced. Leaks may occur as a result. A qualified roofing contractor should evaluate and make repairs as necessary.
18) Roof: - Roofing nails in one or more areas have loosened or backed out. Leaks may occur as a result. A qualified roofing contractor should evaluate and make repairs as necessary, such as reseating nails and applying sealant.
19) Roof: - One or more composition shingles have raised, most likely due to nails that have loosened. Leaks may occur as a result. A qualified roofing contractor should evaluate and make repairs as necessary, such as reseating nails.
20) Roof: - Debris has accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the structure's exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.
21) Detached Garage:   - Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.
22) Detached Garage:   - Window at left side of garage is severly deteriorated. Glasing is falling off, peeling paint and wood rot are all present. Recommend this be repaired or replaced by a qualified contractor.
23) Detached Garage:   - Exterior lights on front of garage are all loose and damaged. Recommend they be repaired by a qualified contractor..
24) Detached Garage:   - Aluminum clading on facial is falling coming off. Recommend this be repaired to prevent damage to wood.
25) Detached Garage:   - Numerous area of damage to vinyl siding is present. Recommend this be repaired.
26) Detached Garage:   - Wall at left side of overhead door has been pushed in. This is likely the result of being hit with a car. It is not interfearing with the operation of the door and looks to have hapend a while ago. Recommend this be repaired at some point.
29) Kitchen:   - 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.
30) 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
31) Kitchen:   - One electrcial outlet that was tested in the kitchen has reversed polarity. It is the last outlet at counter hight to the right of the sink. Reversed polarity means the hot and neutral wires are reversed at thier attachement points. This should be repaired since some appliances required the correct polarity to function. Recommend this be done when all kitchen outlets are changed to GFCI outlets.
32) Laundy Room:   - The clothes dryer is equipped with a vinyl or foil, 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. For more information on dryer safety issues, see http://www.cpsc.gov/CPSCPUB/PUBS/5022.html
33) Laundy Room:   - The clothes dryer exhaust duct is kinked, crushed and/or damaged. Air flow is restricted as a result. This is a safety hazard due to the risk of fire. The exhaust duct should be replaced or repaired, and by a qualified contractor if necessary. For more information, visit http://www.cpsc.gov/CPSCPUB/PUBS/5022.html or http://chimneykeepers.com/dryerclean.html
34) Laundy Room:   - Improperly mounted electrical outlet for dryer. This could result in damage and potential shock hazard. Recommend repair by a qualified contractor.
35) Laundy Room:   - Non GFCI outlet at laundry. Due to location close to water supply I recommend this outlet be changed to a GFCI outet. Recommend repair by a qualified contractor.
37) Bathroom Second Floor:   - 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.
38) Bathroom Second Floor: - One or more toilets are loose. A qualified contractor should remove the toilet(s) for further evaluation and repairs if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.
39) Bathroom Second Floor:   - One or more sinks is loose, or not securely attached to the wall behind it. A qualified contractor should evaluate and repair as necessary.
40) Bathroom Second Floor: - 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.
41) Bathroom Second Floor:   - The finnish coating on one or more sinks is damaged and/or deteriorated. For example, chipped or worn, and/or rust on some exposed steel. However, no leaks were found due to the deterioration. The client(s) should evaluate to determine if the sinks should be replaced.
42) Interior rooms:   - Non-metallic sheathed wiring is routed in one or more areas so it is subject to damage, such as on wall or ceiling surfaces. The insulation can be damaged by objects coming in contact with it and/or it being repeatedly moved. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary. For example, rewire using conduit, or re-routing through wall cavities.
43) Interior rooms:   - Guardrails are missing from stairs to basement. This is a safety hazard due to the risk of falling. Recommend repair by a qualified contractor.
44) Interior rooms:   - Guardrails are loose and/or wobbly at top of stairs to second floor. This is a safety hazard. A qualified contractor should evaluate and make repairs as necessary, such as installing new fasteners or hardware, installing additional fasteners and/or installing additional railing components as necessary so they are securely attached.
45) Interior rooms:   - Cover plate(s) are missing from numerous electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.
48) Attic:   - Evidence of "light to moderate" rodent infestation was found in one or more areas. The Center for Disease Control (CDC) defines this as less than 20 feces per square foot. Rodent infestation may be a safety hazard due to the risk of contracting Hantavirus Pulmonary Syndrome (HPS). HPS is a rare (only 20-50 cases per year in the United states) but deadly (40% mortality rate) disease transmitted by infected rodents through urine, droppings, or saliva. Humans can contract the disease when they breathe in aerosolized virus. For example, from sweeping up rodent droppings.

Recommend following guidelines in the CDC's Clean Up, Trap Up, Seal Up article for eradicating rodents, cleaning up their waste and nesting materials, and preventing future infestations. While Hanta virus is believed to survive less than one week in droppings and urine, specific precautions should be taken during clean up. The client(s) may wish to consult with a qualified, licensed pest control operator for eliminating the infestation. A qualified licensed abatement contractor or industrial hygenist could be contacted for clean up. If the infestation was minimal, clean up of rodent waste and nesting materials in non-living spaces (crawl spaces and attics) may not be necessary, or may be performed for aesthetic reasons only (odor and appearance).
49) Attic:   - No weatherstrip is installed around the attic access hatch. Weatherstrip should be installed around the hatch to prevent heated interior air from entering attic.
50) Basement:   - One or more sections of wiring that weren't terminated were found. This is a potential safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary. For example, cutting the wire to length and terminating the wire with wire nuts in a securely anchored, covered, properly sized junction box.
51) Basement:   - Ceiling light fixture is not properly attached. This could result in damage to the wiring and could be a shock hazard. Recommend repaired.
52) Basement:   - The base of the chimney shows significant deterioration of the mortar. At present there are no missing bricks but this coule be an issue in the future.Recommend evaluation and or repair by a qualified mason.
53) Basement:   - Interior foundation walls show some indications of water penetration in the past. The concrete skim coat is deteriorating and coming off. Recommend the basement area be monitored in wet weather conditions.
56) Water heater:   - The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.
57) Plumbing:   - This property has both a septic system and a water softener system, and the water softener's discharge line appears to be routed into the septic waste line. There is some debate as to whether this configuration is advisable because of the following:

Marginally sized septic tanks can be overwhelmed by the volume of water during the discharge cycle and may cause sludge to escape.

Recommend that the client(s) consult with one or more contractors who specialize in septic systems and water softeners for more information.
58) Heating and cooling:   - Copper oil supply lines are exposed and subject to damage. Leaks may occur as a result. A qualified contractor should evaluate and make repairs as necessary so oil supply lines are not subject to damage.
59) Heating and cooling:   - Rust and/or corrosion was found in one or more areas on the oil tank. The tank may need replacing now or in the near future. Recommend having a qualified heating contractor and/or full-service oil provider evaluate and replace the oil tank if necessary.
60) Heating and cooling:   - The last service date of this system appears to be more than two years 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 two years ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. This servicing should be performed every few years in the future, or as per the contractor's recommendations.
64) Well:   - Rust or corrosion was found on one or more sections of pipe and/or fittings. This may cause leaks. A qualified well or plumbing contractor should evaluate and repair as necessary.
65) Well:   - Significant amounts of rust or corrosion were found on the pressure tank. It may be nearing the end of its useful life. A qualified plumber or well contractor should evaluate and replace the tank if necessary.