Adirondack Home Inspection

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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 without signed written consent as specified in Adirondack Home Inspection's pre-inspection agreement

How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. 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
	Serviceable	Item or component is in servicable condition
	Comment	For your information

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

Table of Contents
General information
Exterior
Roof
Attic
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Fireplaces, woodstoves and chimneys
Basement
Kitchen
Bathrooms
Interior rooms

General information

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Report number: Sample
Structures inspected: Home
Type of building: Single family
Age of building: 70 plus
Property owner's name: Barbara A. Sample
Time started: 9:00am
Time finished: 11:45am
Inspection Fee: $350.00
Payment method: Check
Present during inspection: Client(s), Property owner(s), Realtor(s)
Occupied: Yes
Weather conditions: Clear
Temperature: Cold20F (start)
Ground condition: Frozensnow blanketed
Front of structure faces: West
Main entrance faces: West(3 entrance to first floor)
Foundation type: Unfinished basementStone and mortar
The following items are excluded from this inspection: Private sewage disposal system, Security system, Irrigation system, Swimming pool, Hot tub, Private well, Shed, Playground equipment, Sauna, Low voltage outdoor lighting, Central vacuum system, Water filtration system, Water softener system, Built-in sound system, Intercom system, Generator system, Sport court, Sea wall

1) 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) 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 Environmental Protection Association (http://www.epa.gov)

The Consumer Products Safety Commission (http://www.cpsc.gov)

The Center for Disease Control (http://www.cdc.gov)

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3) Some wall, floor and/or ceiling surfaces were obscured by furniture and/or stored items. Some areas couldn't be evaluated.

Exterior

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Footing material: Not visible
Foundation material: Stone
Apparent wall structure: Wood frame
Wall covering: Cement-asbestos shingles, Vinyl top layer
Driveway material: Asphalt
Exterior door material: Solid core steel

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4) Minor cracks were found in one or more sections of brick veneer. A qualified contractor should evaluate and make repairs as necessary, such as repointing mortar to prevent water intrusion and further deterioration in the future. Brick work is needed at the front entrance of the house. Trip hazard.

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5) One or more hornet, bee and/or wasp nests were found. These can pose a safety hazard. Nest(s) should be removed as necessary. Dormant due to time of year.

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6) Based on the appearance of the siding and the age of this structure, some, most or all of the exterior siding material may contain asbestos. The client(s) should be aware of this when considering repairs to or replacement of this siding, and consult with qualified testing labs and/or abatement contractors as necessary. For more information on asbestos in the home, visit http://www.cpsc.gov/cpscpub/pubs/453.html

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7) The exterior finish over the entire structure is failing. A qualified painting contractor should prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint or restain the entire structure as per standard building practices. Window trim needs attention in several places. Window above pool filter station sould be attended to ASAP.

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8) Gaps exist at one or more openings around the exterior, such as those where outside faucets, refrigerant lines, and/or gas supply pipes penetrate the exterior. Gaps should be sealed as necessary to prevent moisture intrusion and entry by vermin. The dryer vent on the south side of the house.

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9) Fences and/or gates are damaged and/or deteriorated in some areas. A qualified contractor should evaluate and make repairs or replace sections as necessary. Normal age wear on pool fence, gate may need future attention.

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10) The driveway has significant cracks and/or deterioration in one or more areas. A qualified contractor should evaluate and repair or replace driveway sections as necessary.

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11) One or more outside faucets appeared to be inoperable. No water came out of the faucet(s) when turned on. This may be due to a (winterizing) shut-off valve being turned off. As per the NACHI and ASHI Standards of Practice, the inspector did not attempt to turn on or off any water supply shut-off valves. Recommend that the client(s) ask the seller about outside faucets with no water, and/or have a qualified plumber evaluate and repair faucet(s) as necessary.

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12) Water supply pipes are routed outside and are subject to freezing. The client(s) should ask the property owner(s) if inside shut-off valves exist for these supply pipes. If unable to determine if shut-off valve(s) exist, or if none do, then a qualified plumber should evaluate and install interior shut-off valves as necessary to prevent pipes from freezing and bursting.

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13) One or more exhaust duct end caps are damaged and/or deteriorated. Their purpose is to prevent unconditioned air from entering the house, and keep out birds, rodents and bugs. Blocked ducts can cause fan motors and/or clothes dryers to overheat and may pose a fire hazard. New vent cap(s) should be installed where necessary.

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14) 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:

Hydraulic cement. Requires chiseling a channel in the crack to apply. See http://www.quickrete.com/catalog/HydraulicWater-StopCement.html for an example.

Resilient caulks (easy to apply). See http://www.quickrete.com/catalog/GrayConcreteRepair.html for an example.

Epoxy sealants (both a waterproof and structural repair). See http://www.mountaingrout.com/ for examples of these products.

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15) Recommend cleaning deck(s) and treating with a preservative claiming to waterproof, block ultraviolet light, and stop mildew. Consumer Reports recommends these products:

Cabot Decking Stain and PTW Stain

Olympic Water Repellent Deck Stain

Thompson's House and Deck Stain

Wolman PTW Deck Stain

Akzo Sikkens Cetol DEK

Benjamin Moore Moorwood Clear Wood Finish

DAP Woodlife Premium

Olympic Natural Look Protector Plus

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16) Minor cracks were found in one or more sidewalk or patio sections. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.

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17) Window glazing putty at one or more windows is missing and/or deteriorated. Putty should be replaced and/or installed where necessary. For more information on replacing window putty, visit: http://www.oldhouseweb.com/stories/Detailed/12216.shtml

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18) One or more sections of foundation and/or exterior walls are excluded from this inspection due to lack of access from vegetation, debris and/or stored items. Several inches of snow against areas.

Photo 1   Flashing in the valley above porch is pulled out from ice build-up.Water stains were visible when inspecting ceiling inside on the inner left corner. Flashing should be repaired by a qualified roofing contractor ASAP.

Roof	Return to table of contents

Roof inspection method: Viewed from eaves on ladder, Viewed from ground with binoculars, Viewed from windows
Roof type: Cross gable
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: 15 year
Gutter & downspout material: Plastic
Roof ventilation: None visible, Unable to determine (no access to attic spaces)

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19) The roof was partially obscured by snow and couldn't be fully evaluated.Roof is at the end of its expected life and the owner stated that she expected to reshingle in the future.

Photo 2   Low spot in the grading of the driveway to the left of the front door could cause puddling, water back up during a quick thaw or heavy rain.Monitor. Possible referral to a driveway contractor/blacktopper if there is such a problem. Basement showed no evidence of this happening.

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20) The roof surface material is beyond or at the end of its service life and needs replacing now. The client(s) should consult with a qualified roofing contractor to determine replacement options and costs.

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21) This asphalt or fiberglass composition roof surface has two or more layers of roofing materials. When this roof is replaced, recommend a complete "tear off", where all existing layers of roofing are removed before installing new roofing materials. For 20-year rated composition shingles, additional layers of material reduce the new roof material's lifespan as follows:

16-20 years - First roof

12-16 years - Second layer on existing roof

Removing existing roofing materials will significantly increase the cost of the next roof.

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22) One or more sections of roof flashing are deteriorated and/or rusted. Leaks may occur as a result. A qualified roofing contractor should evaluate and replace flashing where necessary.

Photo 1   Flashing in the valley above porch is pulled out from ice build-up.Water stains were visible when inspecting ceiling inside on the inner left corner. Flashing should be repaired by a qualified roofing contractor ASAP.

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23) Top courses of mortar on chimney are in need of repointing, a professional qualified mason should be consulted before the next wood burning season.

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24) Moss is growing on the roof. As a result, shingles may lift or be damaged. Leaks may result and/or the roof surface may fail prematurely. This is a conducive condition for wood destroying insects and organisms. Efforts should be taken to kill the moss during its growing season (wet months). Typically zinc-based chemicals are used for this, and must be applied periodically. For information on various moss treatment products and their pros and cons, visit http://bryophytes.science.oregonstate.edu/page24.htm.

Attic

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Inspection method: Not inspected ,no visible entry.
Roof structure type: Raftersvisible eveidence outside
Ceiling structure:
Insulation material: None visible

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25) No access hatch was found for the attic. 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.

Electric service

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Primary service type: Overhead
Primary service overload protection type: Circuit breakers
Service amperage (amps): 400two 200 amp panels
Service voltage (volts): 120/240
Location of main service switch: foot of basement stairs
Location of sub panels: same area
Location of main disconnect: Breaker at top of main service panel
Service entrance conductor material: Aluminum
System ground: Cold water supply pipes
Main disconnect rating (amps): 200one on each panel
Branch circuit wiring type: Non-metallic sheathed, (BX) Armor clad, Copper visible wiring only.
Solid strand aluminum branch circuit wiring present: Can't verify
Smoke detectors present: No

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26) The service drop wires are less than three feet above one or more sections of roof with a slope of 3/12 (three inches vertical for every 12 inches horizontal) or more. This is a safety hazard for shock since people on the roof may come into contact with the service drop wires. The utility company and/or a qualified electrician should evaluate and repair as necessary.

Water heater

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Estimated age: 15 years
Type: Tank
Energy source: Electricity
Capacity (in gallons): 40
Manufacturer: Rheem
Water temperature (degrees Fahrenheit): 120

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27) No drain line is installed for the temperature-pressure relief valve. 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 install a drain line as per standard building practices. For example, extending to 6 inches from the floor, or routed so as to drain outside.

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28) The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.

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29) Based on the capacity of the water heater, the number of bedrooms in this structure and the number of occupants expected to live in this structure, this water heater may be undersized. The clients should consult with a qualified plumbing contractor or water heater distributor for more information, and may wish to upgrade the size of the water heater.

Heating and cooling

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Estimated age: 25 yaers
Primary heating system energy source: Electric boiler.
Primary heat system type: Hot water, Circulating pump

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30) What appears to be asbestos is visible on some ductwork. However, it appears to be intact and not significantly deteriorated. The client may wish to have this material tested at a qualified lab. For information on asbestos hazards in the home, visit http://www.cpsc.gov/CPSCPUB/PUBS/453.html

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31) 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.

Plumbing and laundry

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Water pressure (psi): 70
Location of main water shut-off valve: under basement stairs
Location of main water meter: under basement stairs
Water service: Public
Service pipe material: Copper
Supply pipe material: Copper, Galvanized steel
Vent pipe material: Plastic, Cast iron
Drain pipe material: Plastic, Cast iron
Waste pipe material: Plastic, Cast iron

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32) 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:

Flush water taps or faucets. Do not drink water that has been sitting in the plumbing lines for more than six hours.

Install appropriate filters at points of use.

Use only cold water for cooking and drinking. Hot water dissolves lead more quickly than cold water.

Use bottled or distilled water.

Treat well water to make it less corrosive.

Have a qualified plumbing contractor replace supply pipes and/or plumbing components as necessary.

For more information visit: http://www.cpsc.gov/CPSCPUB/PUBS/5056.html and http://www.epa.gov/safewater/lead/index.html

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33) 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.

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34) No expansion tank is installed on this structure's water supply system. Expansion tanks are recommended when a property 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. In a closed system with no provision for expansion, its effects may include:

Backflow into the water main

Damage to water heater connections, gas water heater flue tubes and pumps serving washers and dishwashers

Leaking faucets

"Weeping" of water through the water heater temperature-pressure relief (TPR) valve

Noisy water hammer in the pipes.

Expansion tanks can eliminate these problems by giving water a place to go when thermal expansion occurs. When a water heating cycle ends, or when any fixture is opened within the system, the impact of thermal expansion is reduced, and water drains out of the expansion tank back into the system. Recommend having a qualified plumber install an expansion tank as per standard building practices.

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35) The washing machine is installed over a finished living space and has no catch pan or drain installed. These are not commonly installed, but they are recommended to prevent water damage to finished interior spaces below if or when the washing machine leaks, overflows or is drained. Recommend having a qualified contractor install both a catch pan and drain.

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36) Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection.

Fireplaces, woodstoves and chimneys

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Fireplace type: Masonry with metal liner
Woodstove type: Metal insert
Chimney type: Masonry

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37) The masonry chimney's mortar is deteriorated and should be repaired to prevent further, significant deterioration. Recommend having a qualified chimney service contractor or mason evaluate chimney and repair as necessary. This will likely require repointing the mortar. This was reported on the roof inspection previously.

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38) Significant amounts of ashes, wood and/or debris are in the fireplace. The inspector was unable to fully evaluate it.

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39) All solid fuel burning appliances (woodstoves and fireplaces, etc.) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary.

Basement

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Insulation material underneath floor above: None visible
Pier or support post material: Wood
Beam material: Solid wood
Floor structure above: Solid wood joists

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40) One or more sets of stairs are wobbly. A qualified contractor should evaluate and repair as necessary, such as installing additional supports and/or diagonal bracing.

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41) 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).

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42) One or more flights of 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.

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43) Gaps larger than four inches were found in one or more guardrails. This is a safety hazard, especially for small children. A qualified contractor should make modifications as necessary so gaps in guardrails do not exceed four inches. For example, installing additional balusters or railing components.

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44) 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.

Kitchen

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45) 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.

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46) No "air gap" is installed for the dishwasher drain line. Air gaps are a device meant to prevent water from the sink drain or food disposal from entering the dishwasher. These are required in some municipalities for new construction and when remodeling. The client(s) should consult with a qualified contractor to determine if an air gap should be installed.

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47) The sink sprayer at the kitchen sink is inoperable or defective. It should be replaced, and by a qualified plumber if necessary.

Bathrooms

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48) One or more wall-mounted electric switches are within reach of shower stalls. This is a safety hazard due to the risk of shock. Recommend having qualified electrician evaluate and move switches as necessary, or having a qualified contractor make modifications as necessary, so wall switches are three feet or more away from shower stalls.

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49) One or more exhaust fans are noisy or vibrate excessively. A qualified contractor should evaluate and replace the fan(s) or make repairs as necessary.

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50) Recommend cleaning and sealing grout in tile or stone flooring now and in the future as necessary to prevent staining and to improve waterproofing.

Interior rooms

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51) One or more open ground, three-pronged electric receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary. For example, replacing receptacles or correcting wiring circuits.

Grounding type receptacles began being required in residential structures during the 1960s. Based on the age of this structure and the presence of 2-pronged receptacles in some areas of this structure, an acceptable repair may be to simply replace the ungrounded 3-pronged receptacles with 2-pronged receptacles. However the following appliances require grounding type receptacles:

Computer hardware

Refrigerators

Freezers

Air conditioners

Clothes washers

Clothes dryers

Dishwashers

Kitchen food waste disposers

Information technology equipment

Sump pumps

Electrical aquarium equipment

Hand-held motor-operated tools

Stationary and fixed motor-operated tools

Light industrial motor-operated tools

Hedge clippers

Lawn mowers

This list is not exhaustive. Grounded circuits and receptacles should be installed in locations where such appliances will be used.

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52) One or more handrails are not continuous for the entire length of the flight of stairs. This is a safety hazard. Handrails should be continuous, and extend the full length of flights of stairs. A qualified contractor should evaluate and repair as necessary.

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53) No smoke alarms are visible. This is a safety hazard. A qualified electrician should install smoke alarms as per standard building practices (functioning one exists in hallways leading to bedrooms, and in each bedroom, etc.). For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html

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54) 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.

What You Should Know About Lead Based Paint in Your Home: Safety Alert - CPSC Document #5054

CPSC Warns About Hazards of "Do lt Yourself" Removal of Lead Based Paint: Safety Alert - CPSC Document #5055

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55) The sash spring mechanism(s) in one or more windows are broken or loose. 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.).

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56) Screen(s) in one or more windows are missing. The client(s) should ask the property owner(s) about this. Screens are often removed for window cleaning and they may be stored somewhere. If not, then recommend installing screens where missing.

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57) One or more windows that were built to open, will not open, or open only minimally due to their being painted shut, damaged and/or deteriorated in some way. Repairs should be made as necessary, and by a qualified contractor if necessary so windows open fully, and open and close easily.

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58) Glass in one or more windows is broken. A qualified contractor should replace glass where necessary.

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59) 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.

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Thank you for chosing Adirondack Home Inspection assit in the process of better understanding the systems which make up the property you are considering to purchase.
Please remember that certain defects that were reported are simply conditons that are natural and expected at the various age of a building. Please feel free to call me at any time in the future when I may be of help to any questions that may arise.
Respectfully,


Michael W. Shaw
NY License #16000001322