View as PDF


Affordable Home

Website: http://www.ahipm.com
Email: dan@affordablehomeonline.com
Phone: (207) 478-2655
423 Union Street 
Bangor, Maine 04401
Inspector: Daniel Smart
NACHI Certified - Member #NACHI07050707

  

Affordable Home - Inspection Report
Client(s): Darrell & Norma Porter
Property address: 12 Ash Street
Farmingdale, Maine 04344
Inspection date: 8/9/2011
This report published on Tuesday, August 09, 2011 7:39:11 PM EDT

View summary page

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.

 
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:
SafetyPoses a risk of injury or death 
Repair/ReplaceRecommend repairing or replacing 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
CommentFor 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
Garage
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Basement
Kitchen
Bathrooms
Interior rooms

 
General information Return to table of contents
Report number: 08092011
Structures inspected: Home, Detached Garage
Type of building: Single family
Age of building: 56 Years
Time started: 11:15 AM
Time finished: 1:00 PM
Inspection Fee: $300.00
Payment method: Cash
Present during inspection: Client(s), Realtor(s)Ms. Ann Castonguay
Occupied: Yes
Weather conditions: Clear
Temperature: Warm
Ground condition: Damp
Foundation type: Unfinished basement
The following items are excluded from this inspection: Generator system
1) Safety, Comment - 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:
  • 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)
    2) Comment - Many wall, floor and/or ceiling surfaces were obscured by large amounts of furniture and/or stored items. Many areas couldn't be evaluated.

    Photo 119  
    Photo 130  

    Photo 133  
    Photo 177  

     
    Exterior Return to table of contents
    Foundation material: Poured in place concrete
    Apparent wall structure: Wood frame
    Wall covering: Shingle, Wood Siding
    Driveway material: Asphalt
    Exterior door material: Solid core wood
    3) Safety, Repair/Replace, Evaluate - One or more outdoor electric receptacles 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 outdoor receptacles within six feet six inches of ground level have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.

    Photo 25       		 
    4) Comment - Overall the exterior of the home is in fine condition.

    There are some minor updates or repairs that can be made to the window shutters (Driveway side, rear window).

    Photo 30  
    Photo 76  

     
    Roof Return to table of contents
    Roof inspection method: Viewed from ground with binoculars Also with 28x Digital Camera
    Roof covering: Metal
    Estimated age of roof: 3 years (materials) - 56 years structure
    Gutter & downspout material: Aluminum
    Roof ventilation: Unable to determine (no access to attic spaces)
    5) Maintain - 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.

    Photo 79  
    Photo 81  
    6) Comment - 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.

    Overall the roof appears to be in fair condition. There were no signs of failed metal roofing nor any signs of leaking into the home on the second floor.

    Photo 8  
    Photo 14  

    Photo 15  
    Photo 16  

    Photo 17  
    Photo 19  

    Photo 79  
    Photo 80  

    Photo 81  
    Photo 82  

     
    Garage Return to table of contents
    7) Safety, Repair/Replace - No infrared "photo eye" devices are installed for the vehicle door's electric door opener. They've been required on all vehicle door openers since 1993 and improve safety by triggering the vehicle door's auto-reverse feature without need for the door to come in contact with the object, person or animal that's preventing it from closing. Recommend considering having a qualified contractor install these devices for improved safety. For more information on garage door safety issues, visit: http://www.cpsc.gov/cpscpub/pubs/523.html or http://www.ohdstl.com/safety.html

    Photo 58  
    Photo 59  
    8) Safety, Repair/Replace - The sill to the garage door has become loose and created a possible trip hazard due to age and moisture. Recommend review and repair by licensed professional.

    Photo 68  
    Photo 69  
    9) Repair/Replace, Evaluate - The roofing material over the garage may be at or near the end of its useful life. You may wish to consult with a licensed professional to determine if you are able to obtain a 5 year certificate. If not, you may wish to budget for a replacement in the near future.

    The tree that overhangs the garage roof has contributed to the debris on the material you may wish to have it pruned or removed by an arborist.

    Photo 40  
    Photo 41  

    Photo 43  
    Photo 44  

    Photo 49  
    Photo 50  

    Photo 51       		 
    10) Maintain - Water stains are visible on the vehicle door. This is a sign of water intrusion. No significant repairs appear to be needed, but gaps should be sealed with caulk to prevent water damage. Exterior surfaces should be maintained with paint, stain or finish as necessary.

    Photo 31  
    Photo 32  

    Photo 33       		 
    11) - 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.

    Photo 38  
    Photo 39  
    12) - Some of the wood at the base of the garage and side door show signs of moisture damage. There is a slight amount of wood rot that you may wish to have addressed by a general contractor.

    Photo 36  
    Photo 37  

    Photo 52  
    Photo 53  

     
    Electric service Return to table of contents
    Primary service type: Overhead
    Primary service overload protection type: Circuit breakers
    Service amperage (amps): 100
    Location of main service switch: Basement, right of stairs
    Location of main disconnect: Breaker at top of main service panel
    System ground: Ground rod(s) in soil
    Main disconnect rating (amps): 100
    Smoke detectors present: Yes
    13) Safety, Repair/Replace, Evaluate - 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 185       		 
    14) Safety, Repair/Replace - Per our discussion we recommend review of the Main Service Panel, interior grounding line due to rust on the pipe and grounding clamp and the current state of the GFCI rated outlets in the kitchen.

    One of the over-current protection devices (circuit breaker #11) appears to be "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 216  
    Photo 217  

    Photo 218       		 

     
    Water heater Return to table of contents
    Estimated age: 2 Years (2009)
    Type: Tank
    Energy source: Electricity
    Capacity (in gallons): 40
    Manufacturer: Rheem
    Model: 82V40-2, Serial Number RH0909225515
    15) Comment - The Reheem hot water heater responded as expected when tested.


    Photo 209  
    Photo 210  

    Photo 211  
    Photo 228  

     
    Heating and cooling Return to table of contents
    Estimated age: 21+
    Primary heating system energy source: Oil
    Primary heat system type: Forced air
    Primary A/C energy source: Electric
    Distribution system: Sheet metal ducts
    Manufacturer: Olsen Furnace
    Model: BOL-120S, Serial number 08710BGKLV
    Filter location: At the base of the furnace
    Last service date: 6/9/11 (Down East Energy)
    16) - The heating system, although up to 21 years of age appears to be in fine condition. The unit responded as expected when tested and no visible defects were discovered.

    Although it is in fine condition, the estimated useful life for most forced air furnaces is 15 to 20 years. As this unit is significantly older and may need replacing in the near future we recommend budgeting for a replacement.

    Photo 181  
    Photo 182  

    Photo 183  
    Photo 184  

    Photo 190  
    Photo 191  

    Photo 192  
    Photo 193  

    Photo 194  
    Photo 219  

    Photo 220  
    Photo 221  

    Photo 222  
    Photo 223  

     
    Plumbing and laundry Return to table of contents
    Location of main water shut-off valve: Basement - left of stairs in small cubby
    Location of main water meter: Basement - left of stairs in small cubby
    Location of main fuel shut-off: Below oil tank
    Visible fuel storage systems: Interior - oil tank
    Water service: Public
    Service pipe material: Copper
    Supply pipe material: Copper
    Drain pipe material: Plastic, Copper
    Waste pipe material: Copper
    17) Safety, Repair/Replace, Evaluate - No ground fault circuit interrupter (GFCI) protection device is visible for the sump pump electric supply. A qualified electrician should determine if a GFCI protection device (receptacle or circuit breaker) exists for the sump pump and install one if missing to reduce the danger of electric shock.
    18) Safety, Repair/Replace - 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

    The clothes dryer exhaust duct is routed vertically. This can result in extended drying times, premature failure of the motor, drum rollers and heater. Recommend having a qualified contractor reconfigure the clothes dryer exhaust duct so it is routed horizontally, or as close to it as possible.

    Photo 199       		 
    19) Safety, Comment - 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:

  • 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
    http://www.epa.gov/safewater/lead/index.html
    20) Repair/Replace, Evaluate - The sump pump's power supply appears to be on a circuit shared with other receptacles or fixtures. Sump pumps should be on a dedicated circuit so it doesn't stop working when other equipment malfunctions. A qualified electrician should evaluate and make repairs as necessary. (currently shared with washing machine)
    21) Repair/Replace - No check valve is visible on the sump pump's discharge pipe. While not every installation requires a check valve, they are recommended where the discharge pipe is long, the vertical discharge is more than seven or eight feet, or the sump pump has a small pit. Check valves prevent water in the discharge pipe from flowing back down into the sump pit after the pump shuts off. Recommend having a qualified contractor install a check valve. For more information on sump pump installations, visit:
    http://www.hometips.com/cs-protected/guides/sumps.html
    http://www.plumbingsupply.com/drainsysteminstall.html

    This may be even more prudent as there is a leak at the top of the discharge line where it meets the wall. We recommend review by a licensed professional to determine what steps are necessary to mitigate the risk of water re-entering the home.

    Photo 198  
    Photo 231  

    Photo 232  
    Photo 233  
    Leaks at wall as well as above/below the black electrical tape that is wrapped around the discharge line.
    22) Comment - A sump pump is installed on the premises. This may indicate that water accumulates inside or below the structure. Recommend asking the property owners how often the sump pump operates and for how long at different times of the year. Also, the clients should be aware that the service life of most sump pumps is between five and seven years, and that the pump may need replacing soon depending on its age and how much it operates.
    23) - MAYTAG WASHER
    MODEL A104
    SERIAL NUMBER 138936VE
    UNIT WORKED WHEN TESTED
    NO OWNERS MANUAL AVAILABLE ONLINE

    WHIRLPOOL ESTATE DRYER
    MODEL TEDX640JQ1
    SERIAL NUMBER MP5053699
    UNIT WORKED WHEN TESTED
    NO OWNERS MANUAL AVAILABLE ONLINE


     
    Basement Return to table of contents
    Insulation material underneath floor above: None visible
    Pier or support post material: Steel
    Beam material: Steel
    24) Safety, Repair/Replace, Evaluate - One or more open ground, three-pronged grounding type receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.

    Grounding type receptacles were first required in residential structures during the 1960s. Based on the age of this structure and/or the absence of 2-pronged receptacles, repairs should be made by correcting wiring circuits as necessary so all receptacles are grounded as per standard building practices. Replacement of three-pronged receptacles with 2-pronged receptacles is not an acceptable solution.

    Photo 180  
    Photo 217  
    25) - The basement was found to be in good condition, including the foundation and the support (steel beam with metal support). There were no signs of damaged or leaking supply or drain lines. The sewer lines appear to be in fine condition. Although there is a sump pump that has reached 10 years of age, the unit responded as expected when tested and appears to be in fine working order. There was a small leak at the base of the unit when it was tested but may be the result of the water being to low to property activate the pump.

    The sump pump is
    CRAFTSMAN SUMP PUMP 1/2 HP
    MODEL 390.303490
    CODE #1B98N

    Photo 203  
    Photo 206  

    Photo 207  
    Photo 213  

    Photo 214  
    Photo 215  

    Photo 225  
    Photo 226  

    Photo 227       		 

     
    Kitchen Return to table of contents
    26) Safety, Evaluate - One or more ground fault circuit interrupter protection devices were defective. Because one GFCI device may in turn provide GFCI protection for other electric receptacles on the same circuit, the inspector was unable to determine if all electric receptacles that serve countertop surfaces within six feet of sinks are protected with a GFCI device. If they are not, a safety hazard due to the risk of shock exists. After repairs are made to the defective GFCI device(s), a qualified electrician should evaluate, determine if all receptacles that serve countertop surfaces within six feet of sinks are protected by GFCI devices, and make repairs if necessary. This unit also showed an "open ground".

    Photo 105       		 
    27) Repair/Replace - The sink sprayer at the kitchen sink is inoperable or defective. It should be replaced, and by a qualified plumber if necessary.

    Photo 110       		 
    28) - As we discussed, the plumbing under the kitchen sink shows signs of multiple repairs utilizing different materials each time (Plastic, copper). There were no active leaks discovered but we were unable to view the supply lines as the were wrapped. Given the age of the materials involved you may wish to budget for updates to individual components if they begin to fail.

    Photo 107  
    Photo 108  
    29) - GE REFRIGERATOR
    MODEL TBX19JATMRWH
    SERIAL NUMBER FL525687
    OPERATIONAL UPON REVIEW
    OWNERS MANUAL LOCATED HERE: http://genet.geappliances.com/DocSearch/Dispatcher?REQUEST=ShowPDF&FileName=49-6907.PDF


    GE SPECTRA ELECTRIC STOVE
    MODEL JBP67B0D1WH
    SERIAL NUMBER ZA207214Q
    OPERATIONAL UPON REVIEW
    OWNERS MANUAL LOCATED HERE:http://products.geappliances.com/MarketingObjectRetrieval/Dispatcher?RequestType=PDF&Name=49-88042.pdf

    Photo 112  
    Photo 114  

     
    Bathrooms Return to table of contents
    30) Repair/Replace - 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.

    Photo 142       		 
    31) - Tile has started to fail and separate from the wall in the shower enclosure. Recommend review and repair by licensed professional to mitigate the risk of further damage.

    Photo 152       		 

     
    Interior rooms Return to table of contents
    32) Safety, Repair/Replace, Evaluate - Few electric receptacles and two-pronged receptacles rather than three-pronged, grounded receptacles are installed in one or more interior rooms. This can result in "octopus" wiring with extension cords. Two-prong receptacles are considered unsafe by today's standards, and limit the ability to use appliances that require a ground in these rooms. This is a safety hazard for both fire and shock. Examples of appliances that require grounded receptacles include:

  • 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. A qualified electrician should evaluate and install additional receptacles and grounded receptacles as per the client(s)' needs and standard building practices.

    Specifically there were 2 prong (ungrounded) or 3 prong (ungrounded) outlets in the living room (exterior wall), tv room (exterior wall) 1st floor bedroom, hall way to second floor, entire second floor, basement & kitchen.

    Photo 105  
    Photo 125  

    Photo 160  
    Photo 163  

    Photo 169  
    Photo 180  

    Photo 217       		 
    33) Safety, Repair/Replace - Based on the age of this structure and the appearance of existing smoke alarms, the alarms may be older than 10 years old. According to National Fire Protection Association, 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. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit this article: NFPA urges replacing home smoke alarms after 10 years.

    Maine law details that

    Smoke detectors required. The owner shall properly install, or cause to be properly
    installed, smoke detectors in accordance with the National Electric Code and the manufacturer's requirements. In single-family dwellings, at least one smoke detector, which may be photoelectric, ionization or a combination of both, must be installed in each area within, or giving access to, bedrooms.

    These smoke detectors may be powered by the electrical service in the dwelling, by battery or by a combination of both. Any smoke detector located within 20 feet of a kitchen or a bathroom containing a tub or shower must be a photoelectric-type smoke detector.

    After October 31, 2009, smoke detectors installed in a multifamily building or a newly constructed single family dwelling must be powered both by the electrical service in the building or dwelling and by battery.

    This document can be reviewed by clicking here: http://www.mainelegislature.org/legis/bills/bills_124th/chappdfs/PUBLIC162.pdf

    All smoke detectors reviewed were wall mounted and battery powered with no backup.

    Based on Maine Law, we recommend that smoke detectors be installed (hardwired) by a licensed professional.

    Photo 132  
    Photo 179  

    Photo 204       		 
    34) Safety, Comment - 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
    35) Repair/Replace, Evaluate - 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. TV ROOM

    Photo 123  
    Photo 124  
    36) Repair/Replace - Carpeting in one or more rooms is loose. Recommend having a qualified carpeting installation contractor restretch carpet as necessary.

    Photo 129       		 
    37) Comment - Additional information

    This home is supported by a generator. Although review of the generator is beyond the scope of this inspection, we collected the information for your review.

    GENERATOR - 8 HP.
    BRIGGS * STRATTON
    MODEL 190437
    TYPE 6006 01

    Photo 18  
    Photo 22  
     

    Photo 1  
    Photo 2  

    Photo 3  
    Photo 4  

    Photo 5  
    Photo 6  

    Photo 7  
    Photo 9  

    Photo 10  
    Photo 11  

    Photo 12  
    Photo 13  

    Photo 20  
    Photo 21  

    Photo 23  
    Photo 24  

    Photo 26  
    Photo 27  

    Photo 28  
    Photo 29  

    Photo 34  
    Photo 35  

    Photo 42  
    Photo 45  

    Photo 46  
    Photo 47  

    Photo 48  
    Photo 54  

    Photo 55  
    Photo 56  

    Photo 57  
    Photo 60  

    Photo 61  
    Photo 62  

    Photo 63  
    Photo 64  

    Photo 65  
    Photo 66  

    Photo 67  
    Photo 70  

    Photo 71  
    Photo 72  

    Photo 73  
    Photo 74  

    Photo 75  
    Photo 77  

    Photo 83  
    Photo 84  

    Photo 85  
    Photo 86  

    Photo 87  
    Photo 88  

    Photo 89  
    Photo 90  

    Photo 91  
    Photo 92  

    Photo 93  
    Photo 94  

    Photo 95  
    Photo 96  

    Photo 97  
    Photo 98  

    Photo 99  
    Photo 100  

    Photo 101  
    Photo 102  

    Photo 103  
    Photo 104  

    Photo 106  
    Photo 109  

    Photo 111  
    Photo 113  

    Photo 115  
    Photo 116  

    Photo 117  
    Photo 118  

    Photo 120  
    Photo 121  

    Photo 122  
    Photo 126  

    Photo 127  
    Photo 128  

    Photo 131  
    Photo 134  

    Photo 135  
    Photo 136  

    Photo 137  
    Photo 138  

    Photo 139  
    Photo 140  

    Photo 141  
    Photo 143  

    Photo 144  
    Photo 145  

    Photo 146  
    Photo 147  

    Photo 148  
    Photo 149  

    Photo 150  
    Photo 151  

    Photo 153  
    Photo 154  

    Photo 155  
    Photo 156  

    Photo 157  
    Photo 158  

    Photo 159  
    Photo 161  

    Photo 162  
    Photo 164  

    Photo 165  
    Photo 166  

    Photo 167  
    Photo 168  

    Photo 170  
    Photo 171  

    Photo 172  
    Photo 173  

    Photo 174  
    Photo 175  

    Photo 176  
    Photo 178  

    Photo 186  
    Photo 187  

    Photo 188  
    Photo 189  

    Photo 195  
    Photo 196  

    Photo 197  
    Photo 200  

    Photo 201  
    Photo 202  

    Photo 205  
    Photo 208  

    Photo 212  
    Photo 224  

    Photo 229  
    Photo 230  

    Photo 234  
    Photo 235  

    Photo 236       		 
     
    Report written by: Daniel Smart