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):	Ms. Anna & Sarah Wood
Property address:	4 South Spring Street Old Town, Maine 04468
Inspection date:	3/16/2011

This report published on Tuesday, March 29, 2011 3:39:39 PM EDT

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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.

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
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

2) 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)

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

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4) Comment - 3/29/2011
3 PM

We returned to the property to review updates to the electrical components of the home.

Using the document provided by Dave Bernier Electric we reviewed each statement on the invoice and can confirm them as fact.

The outlets were tested in each of the rooms and found to be wired and performing as expected. We did not locate any open grounds on the first or second floor.

The GFCI in the kitchen was tested and after being turned on via the second floor panel in the large open room - performed as expected.

The extension cords have been removed and replaced with proper wiring - both to the second floor and the basement lights. There are no extension cords being used as permanent wiring.

The legend has been updated on the Main Service panel and appears to be correct.

The sump pump has been updated with a GFCI rated outlet that works as expected when tested.

The only concern remaining with the electrical would be the second floor sub panel only has one screw in the upper right hand side. There should be 4 screws holding the cover in place.

We did a burner (the middle warmer) on when we arrived on site. There does not appear to be a reason for it to be on, so we turned it off to prevent the risk of a fire.

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Exterior

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Foundation material: Concrete/Fieldstone/brick
Apparent wall structure: Wood frame
Wall covering: Aluminum Siding
Driveway material: Asphalt
Exterior door material: Solid core woodw/glass panel

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5) Safety, Repair/Replace - 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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6) Safety, Repair/Replace - Handrail(s) at some stairs are loose. This is a safety hazard. A qualified contractor should make repairs as necessary. For example, installing new fasteners and/or hardware so handrails are securely attached.

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7) Repair/Replace - One or more large trees are very close the foundation. Tree roots can cause significant structural damage to foundations. Recommend having a qualified tree service contractor or arborist remove trees as necessary to prevent damage to the structure's foundation. (rear of home, left side - next to bedroom by the washer/dryer).

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8) Repair/Replace - 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.

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9) Maintain - Recommend resealing asphalt driveway.

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10) Maintain - Trees and/or shrubs are in contact with or are close to the roof edge(s) in one or more areas. Damage to the roof may result, especially during high winds. Vegetation can also act as a conduit for wood destroying insects. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.

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Roof	Return to table of contents

Roof inspection method: Viewed from ground with binoculars
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: 15+
Gutter & downspout material: None

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11) Major Defect, Evaluate - The roof surface material appears to be at or near the end of its service life and will likely need replacing in the near future, even with repairs. The client(s) should budget for a replacement roof surface.

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Photo 13   A small section has been compromised by an animal (squirrel) and should be reviewed by licensed contractor for removal of pest and repaired.

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12) Maintain - 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

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13) Maintain - Trees are overhanging roof and are within 10 feet of roof vertically. This is a conducive condition for wood destroying insects and organisms since organic debris such as leaves or needles are more likely to accumulate on the roof surface. Accumulated debris may cause water to enter gaps in the roof surface and leak into attic and/or interior spaces. Trees should be pruned so they are at least 10 feet above roof, or don't overhang the roof.

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14) Comment - Because of the roof covering type and/or the configuration of the roof, the inspector was unable to traverse the roof.

For roofing contractors in your area:

http://old_town-me.yellowusa.com/Roofing_Contractors.html

Attic

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Inspection method: Viewed from hatch
Insulation material: Loose fill
Insulation depth: up to 8"

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15) Comment - Some attic areas were inaccessible due to lack of permanently installed walkways, the possibility of damage to insulation, low height and/or stored items. These areas are excluded from this inspection.

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Electric service

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Primary service type: Overhead
Primary service overload protection type: Circuit breakers
Service amperage (amps): 200
Location of main service switch: Basement
Location of sub panels: Large living space over laundry room and back bedroom
Location of main disconnect: Breaker at top of main service panel
System ground: Ground rod(s) in soil, Cold water supply pipes
Smoke detectors present: Yes

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16) Safety, Repair/Replace, Comment - It would appear that some portions of the home (second floor bedrooms and basement lights) may be supplied service via an extension cord that has been split, spliced and run to junction boxes.

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.

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.

The first floor, including the GFCI outlet next to the sinks (Bathroom and Kitchen) and the GFCI outlet in the second floor bedroom all show an open ground when tested with the inspectors tester.

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Photo 124   Second floor, second bedroom - "open neutral". As detailed in the report, recommend review by licensed professional.	Photo 125

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17) Repair/Replace, Evaluate - 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.

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18) - Recommended action and electrician contact information listed in the interior section of the home in this report.

Heating and cooling

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Primary heating system energy source: Oil
Primary heat system type: Baseboard, Hot water
Manufacturer: Riello Burner - 40F5, Serial Number 05W851212500209
Last service date: 9-18-2008

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19) Safety, Repair/Maintain, Evaluate - 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

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20) - The heating system responded as expected when tested. Each zone was also tested (heat was 43 when we arrived and turned up to 50 in each zone). There was some evidence of leaking and minor water in and around the heating system but we found no active leaks.

The unit was last reviewed in 2008 by Webber Energy Fuels

Their contact number is 207.827.4416

Recommend review, cleaning and efficiency test prior to the next heating season.

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Plumbing and laundry

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Location of main water shut-off valve: Below meter
Location of main water meter: Basement, next to heating system
Location of main fuel shut-off: Below oil tank (interior)
Visible fuel storage systems: Oil tank (basement)
Water service: Public
Service pipe material: Copper
Supply pipe material: Copper
Drain pipe material: Plastic
Waste pipe material: Plastic, Cast iron

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21) 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.

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22) 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

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23) Repair/Replace - 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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24) Repair/Replace - No sump tank or pit liner is visible for the sump pump. Standard building practices call for a sump tank to be installed, made from polyethylene, clay, tile, steel, concrete or fiberglass. Sump tanks are normally 18 inches in diameter and vary from two to three feet deep. Sediment may accumulate and shorten the life of the pump if the sump pump is installed in an unlined pit. A qualified contractor should install a sump tank as per standard building practices. For more information on sump pump installations, visit http://www.hometips.com/cs-protected/guides/sumps.html

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25) 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.

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26) - WHIRLPOOL DRYER (WORKED)
MODEL LER5636EQ2
SERIAL MG2204896

WHIRLPOOL WASHER
MODEL LSR8233EQO
SERIAL CG3706949

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Fireplaces, woodstoves and chimneys

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Chimney type: Masonry

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27) Safety, Major Defect, Repair/Replace, Evaluate - The masonry chimney is significantly deteriorated and requires major repairs, such as rebuilding, replacing bricks, and/or replacing the crown or concrete caps at ledges. Recommend having a qualified chimney service contractor or mason evaluate chimney and repair as necessary.

I took the liberty of attempting to locate professionals in the Old Town/Orono/Bangor area.

http://bangor-me.yellowusa.com/Chimney_Relining_Repair_and_Restoration.html

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Basement

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Insulation material underneath floor above: None visible
Pier or support post material: Wood, Steel
Beam material: Solid wood

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28) Safety, Repair/Replace - 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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29) Repair/Replace, Evaluate, Monitor - Evidence of prior water intrusion was found in one or more sections of the basement. For example, water stains and/or efflorescence on the foundation or floor, water stains at bases of support posts, etc. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the basement. The client(s) should review any disclosure statements available and ask the property owner(s) about past accumulation of water in the basement. The basement should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, a qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in the basement include:

Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)

Improving perimeter grading

Repairing, installing or improving underground footing and/or curtain drains

Ideally, water should not enter the basement, but if water must be controlled after it enters the basement, then typical repairs include installing sump pump(s) or interior perimeter drains.

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30) - Overall the basement/foundation is in fine condition. There were some questions regarding the electrical components used (extension cords as detailed earlier) there were no other major concerns.

The sump pumps were both tested but may be prone to failure as a result of the way they have been installed (also detailed earlier).

Kitchen

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31) Safety, Repair/Replace, Evaluate - 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.

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32) Repair/Replace - The microwave/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.

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33) - The kitchen appears to be of older design but in fair condition. We reviewed the cabinets and drawers which worked - however some were off track and should be adjusted. We also reviewed for signs of any pest infestation - finding no fecal matter (mouse droppings) or damaged wood/liners.

There has been some previous water damage under the sink but we did not discover an active leak.

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34) - The appliances were tested and performed as expected. (ice maker was not tested due to the water supply being turned off - refrigerator unplugged at time of review).

We did turn the water on and plug the refrigerator for a brief time to ensure that it would function.

FRIGIDAIRE REFRIGERATOR
MODEL FRS26R4CWB
SERIAL NUMBER LA44830362
MANUFACTURED 12/2004

WHIRLPOOL STOVE
MODEL GR448LXPQ3
SERIAL RT0910981

HOTPOINT MICROWAVE
MODEL RVM1535DM1WW
SERIAL LM902237B
MANUFACTURED JUNE 2007

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Bathrooms

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35) Repair/Replace, Evaluate - One or more exhaust fans is inoperable or provides inadequate air flow. Moisture may accumulate as a result. A qualified contractor should evaluate and replace the fan or make repairs as necessary. (second floor, first floor worked fine)

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36) Repair/Replace - One or more sink stopper mechanisms are missing, or need adjustment or repair. Stopper mechanisms should be installed where missing and/or repairs should be made so sink stoppers open and close easily.

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Interior rooms

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37) Safety, Minor Defect - 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. Large open room - off second floor bathroom.

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38) Safety, Maintain - 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

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39) 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

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40) Repair/Replace, Evaluate - The doorbell appears to be inoperable. Recommend having a qualified electrician evaluate and repair as necessary.

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41) Repair/Replace, Evaluate - Wood flooring in one or more areas is worn, damaged and/or cupping. Recommend having a qualified contractor evaluate and refinish wood flooring as necessary.

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42) Repair/Replace - Glass in one or more windows is broken. A qualified contractor should replace glass where necessary. (front of the home living room, 1st floor bedroom)

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43) Repair/Replace - One or more exterior entrance doors are damaged and/or deteriorated and should be repaired or replaced by a qualified contractor.

Both doors appear to close but can be pulled open when locked. This is especially true with the back door (that allows entry into the laundry area).

Also recommend weatherstripping for both doors.

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44) Repair/Replace - Fixtures such as door stops, towel bars and/or toilet paper holders are missing in one or more areas. Recommend having a qualified contractor install fixtures where missing.

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45) Monitor - 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. Large open room on the second floor - from the outside it appears that the section above the water marks has been repaired many years ago.

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46) Comment - 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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47) - Overall the interior of the home in in fine condition. Wallpaper does cover a great deal of potential defects but we did not find any evidence of water/moisture damage. We were pleased to discover that each section of the home was independently zoned for heat and that each section worked as expected.

As we discussed with your father, there were some concerns with the electrical that you should have reviewed by a licensed professional.

I have a master electrician that I use for my properties in Bangor and the surrounding area and have listed his contact information below. As a side note I do not receive any type of "kick back" or discount for his services as part of my referral.

His name/number - Jon Jones, 207.852.7020

Other contractors in the area :)

http://old_town-me.yellowusa.com/Electric_Contractors.html

Photo 4   Recommend resealing the asphalt used for the walkway to the front door.	Photo 6
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Photo 12	Photo 15   Most of the first floor has older windows. While they function and perform as expected - newer windows allow for easier use and may offer additional protection against the elements.
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Photo 28	Photo 29   This is the sump pump discharge line. The other side is sealed and spray foam used to prevent cold air from entering the basement.
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Photo 141   Some evidence of previous water intrusion from the skylight. Does not appear current or active based on today's review.	Photo 143
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Photo 154	Photo 155   The attic review allowed us to see evidence of previous water damage around the chimney but despite the rain we did not locate any active leaks. When the roofing material is reviewed - the flashing at each of the chimneys will also be updated. This may resolve the concern and potential for additional leaks.
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Photo 170   According to all the information available on the heating unit, the earliest record is 2003 by the same company that serviced the unit through 2008. They may have additional information (parts replaced/updates/cleanings) available. (Contact number listed in the report)	Photo 171
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Photo 199   This is a picture of the crawlspace via the basement. This section has exterior panels to allow for access from the outside. While there is insulation laying on the pipes - and it is open to allow some heat from the basement to enter - we would recommend review by a professional to add heat tape to the supply lines as well as the drain lines. This would ensure that even with a heating outage (providing there was electricity) this area would be protected.	Photo 200
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Report written by: Daniel Smart