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Website: http://www.anexpertinspection.com
Email: AnExpertInspection@gmail.com
Phone: (732) 366-3499
Inspector: Peter Barbato
NY State Lic. 16000072067
InterNACHI CPI - Certified Professional Inspector

  

Property Inspection Report

Client(s):  Josephine Barbato
Property address:  33 Renaissance Blvd
Somerset, NJ 08873
Inspection date:  Sunday, December 13, 2015

This report published on Tuesday, August 30, 2016 10:59:29 PM EDT

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:
Concern typeSafetyPoses a safety hazard
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMinor DefectCorrection likely involves only a minor expense
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeCommentFor 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
Grounds
Exterior and Foundation
Water Heater
Roof
Attic and Roof Structure
Garage or Carport
Electric
Plumbing / Fuel Systems
Heating, Ventilation and Air Condition (HVAC)
Fireplaces, Stoves, Chimneys and Flues
Kitchen
Bathrooms, Laundry and Sinks


General Information
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Report number: 2015-1008
Time started: 10am
Time finished: 3pm
Present during inspection: Client, Property owner
Client present for discussion at end of inspection: Yes
Inspector: Peter Barbato
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Warm
Ground condition: Damp
Recent weather: Dry (no rain)
Overnight temperature: Cool
Type of building: Single family
Buildings inspected: One house
Age of main building: 10 years old
Source for main building age: Client
Front of building faces: East
Main entrance faces: East
Occupied: Yes

Grounds
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Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Site profile: Level
Condition of driveway: Appeared serviceable
Driveway material: Asphalt
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Condition of deck, patio and/or porch covers: Appeared serviceable, Rear yard concrete patio
Deck, patio, porch cover material and type: Open

1) Caulk was missing in some areas. For example, at adjoining areas where foundation and patio meet, between patio or sidewalk sections. Freeze/thaw cycles as well as grass/weeds can grow in these spaces and erode them quickly. Recommend that a qualified person renew or install caulk or the proper expansion joint material as necessary. Where gaps are wider than 1/4 inch, an appropriate material other than caulk should be used. For more information, visit:
http://www.reporthost.com/?CAULK
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Photo 1-1
Rear patio adjacent to foundation wall
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Photo 1-2
Rear patio adjacent to foundation wall
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Photo 1-3
Driveway and sidewalk
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Photo 1-4
Sidewalk

2) Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in the driveway, but no trip hazards were found. The client may wish to have repairs made to prevent further deterioration as cracks can widen from freeze thaw cycles.
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3)   Observed excessive mulch build up around the base of trees. Excessive mulch against the trunks of trees can cause the bark to rot. It is also a great place for certain insects and small animals such as mice to damage the bark without being noticed. Another problem is that excessive mulch limits gas exchange in the soil. Once the tree shows signs of injury, it may be too late to save it. In addition damaged trees can become unstable and damage buildings and become a safety risk. Recommend mulch be kept away from tree trucks 12 to 18 inches.
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Photo 3-1
Excessive mulch is also getting into the adjacent air conditioning condensing unit.
 

Exterior and Foundation
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Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Wall inspection method: Viewed from ground, from a ladder
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Vinyl, Brick veneer
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Concrete slab on grade
Foundation/stem wall material: Poured in place concrete

4) The masonry (brick or stone) veneer was deteriorated or damaged in some areas. Where cracks or openings are exposed, water may enter the wall structure causing mold, fungal growth and structural damage. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by repointing mortar or replacing broken or missing masonry.
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Photo 4-1
Front of home to the left of garage door.
 

5) One or more minor cracks (1/8 inch or less) were found in the foundation. These didn't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitor them in the future. Numerous products exist to seal such cracks including hydraulic cement, non-shrinking grout, resilient caulks and epoxy sealants.
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Photo 5-1
Foundation at left rear of the house.
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Photo 5-2
Foundation cracks at left side of house.
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Photo 5-3
 

6) Caulk was missing and/or deteriorated in some areas. For example, at wall penetrations and/or around light fixtures.
These openings no matter how small can allow vermin, insects or water to enter the structure. Recommend that a qualified person renew or install caulk as necessary. Where gaps are wider than 1/4 inch, an appropriate material other than caulk should be used. For more information, visit:
http://www.reporthost.com/?CAULK
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Photo 6-1
Putty sealant substandard and not covering wall penetration.
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Photo 6-2
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Photo 6-3
 

Water Heater
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Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
Condition of water heater: Appeared serviceable
Type: Tank
Energy source: Natural gas
Estimated age: 10 years old
Capacity (in gallons): 75
Manufacturer: Bradford White
Location of water heater: Utility room
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 132
Condition of burners: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
Model number: MI75S6BN12
Serial number: BB5869174

7) The water heater burner flame was not blue in color. Various conditions can cause incorrect flames (not blue, noisy, floating) including incorrect drafting, dirty burner orifices and improper gas pressure. Recommend that a qualified contractor evaluate and repair as necessary.
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Photo 7-1
 

8) The hot water temperature was greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. If the water heater is powered by electricity, a qualified person should perform the adjustment, since covers that expose energized equipment normally need to be removed. For more information on scalding dangers, visit:
http://www.reporthost.com/?SCALD

9) The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.
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Photo 9-1
Bradford White Water Heater
Model: MI75S6BN12
Serial: BB5869174
Manufacture date: February 2005
 

Roof
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions perform adequately or are leak-free.
Age of roof surface(s): 10 years
Roof inspection method: Traversed
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Appeared serviceable
Gutter and downspout material: Metal
Gutter and downspout installation: Full

10) Water was leaking behind one or more gutters. Rainwater can come in contact with the building exterior or accumulate around the foundation as a result. The edge of the roof structure may become damaged by rot or water. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person evaluate and repair as necessary. For example, by installing flashing or tightening loose gutters.
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11) One or more gutter spikes were missing or coming loose. Gutter spikes hold the gutter securely to the side of the building and also prevent sagging. Rainwater can come in contact with the building exterior or accumulate around the foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person re-install them or replace them with gutter screws that are more secure.
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Photo 11-1
 

12) One or more roofing nails weren't fully seated and shingles were lifting or nail heads were protruding through shingle surfaces. The nails may have loosened, or were not pounded in fully when installed. Shingles are likely to be wind damaged, and leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by replacing shingles.

13) Extensions such as splash blocks or drain pipes for one or more downspouts were too short. Water can accumulate around the building foundation or inside crawl spaces or basements as a result. Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure.
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Photo 13-1
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Photo 13-2

Attic and Roof Structure
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic inspection method: Traversed, Partially traversed
Location of attic access point #A: Bedroom, first floor
Attic access points that were opened and viewed, traversed or partially traversed: A
Condition of roof structure: Appeared serviceable
Roof structure type: Trusses, Rafters
Ceiling structure: Ceiling joists
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Ceiling insulation material: Fiberglass roll or batt
Approximate attic insulation R value (may vary in areas): R-30
Vermiculite insulation present: None visible
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Ridge vent(s), Enclosed soffit vents, Mechanical vents with powered fan
Attic exhaust fan condition: Not determined (out of range for T-stat, inaccessible or obscured), Could not evaluate. Thermostat controlled. Temperature not hot enough.

14) One or more recessed "can" lights were installed in the attic and were in contact with insulation. The inspector was unable to find a label or markings that indicated that these lights are designed to be in contact with insulation. If lights are not "IC" rated then this is a fire hazard. Recommend further evaluation by a qualified contractor to determine if these lights are rated for contact with insulation. If they aren't, or if their rating can't be determined, then recommend that a qualified person make permanent repairs as necessary. For example, by installing shields around lights or moving insulation.
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Photo 14-1
 

15) One or more roof trusses were split/cracked, cut, damaged or modified. The roof structure has likely been weakened as a result. Trusses are engineered components and shouldn't be cut or modified by builders or homeowners. Repairs may involve restoring the trusses to their original condition or configuration. Recommend that a licensed structural engineer evaluate and prescribe repairs as necessary. A qualified contractor should perform repairs per the engineer's specifications.
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16) The pull-down attic stairs were not insulated. Typically, such stairs that are not insulated also do not have any weatherstripping installed. Recommend that a qualified person install insulation and weatherstripping per standard building practices for better energy efficiency. For more information, visit:
http://www.reporthost.com/?INSATTSTRS
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Photo 16-1
 

17) The ceiling insulation, although in serviceable condition appeared to have an R rating that's less than current standards (R-38). Heating and cooling costs will likely be higher due to poor energy efficiency. Recommend that a qualified contractor install insulation for better energy efficiency and per standard building practices.
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Photo 17-1
 

18) All attic areas and roof structures more than 6 feet from attic access point(s) # were inaccessible due to lack of permanent walkways, ducts or pipes blocking and/or limited height. These areas were not evaluated and are excluded from the inspection.

The attic space has many ducts, trusses and braces that limited a full inspection.
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Photo 18-1
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Photo 18-2

Garage or Carport
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Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Attached
Condition of door between garage and house: Appeared serviceable
Type of door between garage and house: Wood, Metal
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
Number of vehicle doors: 2
Condition of automatic opener(s): Appeared serviceable, Only the right garage door has an automatic opener installed.
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
Garage ventilation: None visible

19) One or more holes were found in the attached garage walls or ceilings. Current standard building practices call for wooden-framed ceilings and walls that divide the house and garage to provide limited fire-resistance rating to prevent the spread of fire from the garage to the house. Recommend that a qualified person repair per standard building practices. For example, by patching openings or holes, firestopping holes or gaps with fire-resistant caulking, and/or installing fire-resistant wall covering (e.g. Type X drywall). For more information, visit:
http://www.reporthost.com/?AGFR
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Photo 19-1
 

20) The auto-reverse mechanism on one or more automatic openers for garage vehicle doors required excessive force. This is a potential safety hazard. A qualified contractor should evaluate and repair as necessary. For more information on garage door safety issues, visit:
http://www.reporthost.com/?NRGD

The right garage door's automatic reverse sensitivity is set too strong.

21) The self-closing device on the door between the garage and the house didn't close and latch the door. These devices are installed to keep the door closed to prevent possible fire and fumes from the garage from spreading to the house. Recommend that a qualified person repair as necessary.

22) One or more garage vehicle doors had minor damage or deterioration.
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Photo 22-1
The left garage door is slightly dented.
 

23) Left garage door could not be fully evaluated due to stored items leaning on the door.
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Photo 23-1
 

Electric
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Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Electric service condition: Appeared serviceable
Primary service type: Underground
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 150, 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 150
System ground: Ground rod(s) in soil
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Garage
Location of main disconnect: Breaker at bottom of main service panel
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Non-metallic sheathed, Copper
Ground fault circuit interrupter (GFCI) protection present: No
Arc fault circuit interrupter (AFCI) protection present: No
Smoke alarms installed:
Carbon monoxide alarms installed:
Smoke alarm power source(s): Battery, Hard wired

24) One or more electric receptacles at the garage and laundry room had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:
  • Outdoors (since 1973)
  • Bathrooms (since 1975)
  • Garages (since 1978)
  • Kitchens (since 1987)
  • Crawl spaces and unfinished basements (since 1990)
  • Wet bar sinks (since 1993)
  • Laundry and utility sinks (since 2005)
For more information, visit:
http://www.reporthost.com/?GFCI
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Photo 24-1
Not a GFCI receptacle. Garage ceiling
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Photo 24-2
Not a GFCI receptacle. Left wall of garage

25) One or more multi-strand aluminum wires in panel(s) #A lacked anti-oxidant paste at their connections with other equipment (e.g. circuit breakers, lugs, bus bars). Oxidation can occur without it and result in reduced conductivity and overheating. This is a potential fire hazard. Recommend that a qualified electrician apply anti-oxidant paste per standard building practices.
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26) Based on the age of this structure and the appearance of existing smoke alarms, the alarms may have been installed more than 10 years ago. 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:
http://www.reporthost.com/?SMKALRMLS
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Photo 26-1
Combination smoke/CO detectors are as old as the house and at their useful life.
 

27) One or more screws used to secure the cover or dead front to panel(s) #A had sharply pointed tips or were too long. Energized wires can be damaged by such screws. This is a potential shock hazard, especially when screws are being removed or installed. Recommend that a qualified person replace such screws with screws that are approved for this purpose (e.g. blunt-tip screws of the correct length). Because energized wires may be in contact with these screws, the client should consider having a qualified electrician replace the screws.
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Photo 27-1
 

28) The electric meter seal was missing. The utility company installs these seals to prevent tampering with the meter or tapping into the electric supply before the meter. Consult with the property owner about this and/or contacting the utility company to have the seal reinstalled.
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Photo 28-3
Electric meter box could be easily opened.
 

29) One or more light fixtures were inoperable (didn't turn on when nearby switches were operated). Recommend further evaluation by replacing bulbs and/or consulting with the property owner. If replacing bulbs doesn't work and/or no other switch(es) can be found, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary.
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Photo 29-1
Kitchen above wall oven.
 

30) Equipment for a generator system was found. Generators, transfer switches and any associated wiring are excluded from this inspection. Recommend that the client consult with the property owner or review documentation to familiarize themselves with the operation of this system.

Plumbing / Fuel Systems
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Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Water service: Public
Location of main water meter: Not determined (obscured, inaccessible or none found), In laundry room to the right of the washing machine
Location of main water shut-off: Laundry room
Service pipe material: Copper
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Condition of fuel system: Appeared serviceable
Location of main fuel shut-off valve: At gas meter

Heating, Ventilation and Air Condition (HVAC)
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Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Forced air, Furnace
General heating distribution type(s): Ducts and registers
Last service date of primary heat source: 10/2015
Source for last service date of primary heat source: Property owner
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Natural gas
Forced air heating system manufacturer: Lennox
Forced air furnace model #: G43UF-36B-070-04
Forced air furnace serial number: 5905C02431
Estimated age of forced air furnace: 10 years old
Location of forced air furnace: Laundry room
Condition of furnace filters: Appeared serviceable
Location for forced air filter(s): At end of air handler
Condition of forced air ducts and registers: Appeared serviceable
Condition of burners: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
Type of combustion air supply: Vent(s) to exterior
Condition of cooling system and/or heat pump: Appeared serviceable
Cooling system and/or heat pump fuel type: Electric
Location: Outside North side
Type: Packaged unit
Estimated age: 10 years old
Approximate tonnage: 3
Condition of cooling system and/or heat pump: Lennox
Heat pump or air conditioner model number: 13ACC-036-230-01
Heat pump or air conditioner serial number: 5805A43579
Condition of controls: Appeared serviceable

31) Significant amounts of debris, dirt and/or dust were visible in one or more sections of supply and/or return air ducts or registers for the heating or cooling system. This can be a health hazard, especially for those with allergies or respiratory problems. The Environmental Protection Association (EPA) recommends considering having ducts professionally cleaned when "ducts are clogged with excessive amounts of dust and debris and/or particles are actually released into the home from your supply registers." At a minimum, the visible debris should be thoroughly cleaned. Recommend that a qualified contractor clean the ducts. For more information on duct cleaning in relation to indoor air quality, visit:
http://www.reporthost.com/?DUCTCLEAN
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Photo 31-1
Return in master bedroom.
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Photo 31-2
Return in living room.

32) The pad for the heat pump or air conditioning condensing unit was not level . This unit requires adequate support. The compressor may be damaged if this unit is tilted 10 degrees or more. Also, the pad should elevate the unit above the soil to prevent corrosion. Recommend that a qualified person repair as necessary.
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33) Vegetation such as trees, shrubs and/or vines were too close to the heat pump or air conditioning condensing unit. There should be at least 12 inches of clearance on all sides and at least 4-6 feet above. Inadequate clearance around and above can result in reduced efficiency, increased energy costs and/or damage to equipment. Recommend pruning and/or removing vegetation as necessary.
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Photo 33-1
Excessive mulch is also getting into the adjacent air conditioning condensing unit.
 

34) The air handler's primary condensate drain line was needs to be cleaned. Condensate drain water may accumulate, leak and cause water damage to surrounding areas. Condensate lines should be cleaned annually. Recommend that a qualified HVAC contractor repair as necessary.

The condensate line is starting to accumulate buildup. Observed an old leak (water stain) under the condensate line on top of the furnace.
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Photo 34-1
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Photo 34-3
 

35) The gas or oil-fired forced air furnace appeared to have been serviced within the last year based on information provided to the inspector or labeling on the equipment. If this is true, then routine servicing is not needed at this point. However a qualified HVAC contractor should inspect, clean, and service this system, and make repairs if necessary annually in the future. For more information visit:
http://www.reporthost.com/?ANFURINSP

36) The cooling fins at the air handler evaporator coils were dirty. Some debris observed inside the unit as well as the fins toward the bottom. Recommend that a qualified person clean fins as necessary.
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Photo 36-1
Mulch build up around the shrub is getting into the A/C unit.
 

37)   Inside filter cover is dusty and should be cleaned periodically.
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Photo 37-1
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Photo 37-2

38)   Lennox Air Condensing Unit
Model: 13ACC-036-230-01
Serial: 5805A43579
Date of manufacture: January 2005
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Photo 38-1
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Photo 38-2

Fireplaces, Stoves, Chimneys and Flues
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Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
Condition of gas-fired fireplaces or stoves: Not determined (didn't respond to normal controls, gas off, etc.), Gas fireplace not inspected as gas to the fireplace was turned off.
Gas fireplace or stove type: Metal pre-fab fireplace

39) Collar around the vent for the gas fireplace is coming loose. Recommend a qualified person repair and seal as necessary.
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40) The gas fireplace or stove was not fully evaluated because the pilot light was off. The inspector only operates normal controls (e.g. on/off switch or thermostat) and does not light pilot lights or operate gas shut-off valves. Recommend that the client review all documentation for such gas appliances and familiarize themselves with the lighting procedure. If necessary, a qualified specialist should assist in lighting such appliances, and make any needed repairs.

41) Gas fireplace was not evaluated. Gas to the fireplace was turned off.
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Kitchen
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Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Permanently installed kitchen appliances present during inspection: Oven, Cooktop, Dishwasher, Refrigerator, Under-sink food disposal, Microwave oven
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of dishwasher: Appeared serviceable, Near, at or beyond service life
Condition of range, cooktop or oven: Appeared serviceable, Near, at or beyond service life
Range, cooktop or oven type: Natural gas
Type of ventilation: None visible
Condition of refrigerator: Appeared serviceable, Near, at or beyond service life
Condition of built-in microwave oven: Appeared serviceable

42) No high loop or air gap was visible for the dishwasher drain. A high loop is created by routing the drain line up to the bottom surface of the counter top above and securely fastening it to that surface. An air gap is a device that makes the drain line non-continuous. Both of these prevent waste-water backflow from entering the dishwasher, and possibly flooding out of the dishwasher if/when a siphon occurs. Some newer dishwashers have these devices built in. The client should try to determine if these devices are built in to this brand and model of dishwasher (e.g. review installation instructions). If not, or if this cannot be determined, then recommend that a qualified contractor install a high loop and air gap per standard building practices.

43) The under-sink food disposal was inoperable. Recommend that a qualified contractor repair or replace as necessary.

44) No exhaust hood, ceiling or wall-mounted exhaust fan or downdraft exhaust system was found for the cook top or range. This can be a nuisance for odor and grease accumulation. Where a gas-fired range or cook top is installed, carbon monoxide and excessive levels of moisture can accumulate in living spaces. Recommend that a qualified contractor install a venting system per standard building practices.

45) The estimated useful life for most kitchen appliances is 10-15 years. One or more appliances (dishwasher, refrigerator, cooktop, oven and/or under-sink food disposal) appeared to be near, at or beyond their service life. Even if operable, recommend budgeting for replacements in the near future.
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General Electric Refrigerator
Model: PSS26SGRC SS
Serial: FH418352
Date of manufacture: March 2005
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Whirlpool Dishwasher
Model: GU2400XTPS3
Serial: FS1009696
Date of manufacture: March 2005
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KitchenAid Double Wall Oven
Model: KEBC208KSS03
Serial: XS1100140
Date of manufacture: March 2005
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Whirlpool Refrigerator (in garage)
Model: ET8WTMKT07
Serial: ES1029358
Date of manufacture: March 2005
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No identification tag observed on cook top. Owner states this is the original appliance that was installed when the house was built in 2005.
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Bathrooms, Laundry and Sinks
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Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Location #A: Full bath, Master bath, first floor
Location #B: Full bath, first floor, Located adjacent to guest bedroom
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Bathroom and laundry ventilation type: Windows
Gas supply for laundry equipment present: Yes
240 volt receptacle for laundry equipment present: Yes

46) The clothes dryer exhaust duct needs to be cleaned. Significant amounts of lint build-up were visible and may reduce air flow. This is a fire hazard. Recommend that a qualified person clean this duct now and as necessary in the future. Some chimney sweeps or heating/cooling duct cleaners perform this service. For more information, visit:
http://www.reporthost.com/?DRYER
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Dryer exhaust vent is located on the roof. Excessive lint was observed. Lint was also keeping the vent from opening.
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47) The bathroom with a shower or bathtub at location(s) #A didn't have an exhaust fan installed. Moisture can accumulate and result in mold, bacteria or fungal growth. Even if the bathroom has a window that opens, it may not provide adequate ventilation, especially during cold weather when windows are closed or when wind blows air into the bathroom. Recommend that a qualified contractor install exhaust fans per standard building practices where missing in bathrooms with showers or bathtubs.

48) The area behind the washer and dryer has significant amount of dust. This are should be cleaned periodically.
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49) Whirlpool Washing Machine.
No identification tag observed. Owner states washing machine was installed when the house was built in 2005.
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50)   Whirlpool Clothes Dryer
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Whirlpool Clothes Dryer
Model: GGQ9800PG1
Serial: MS1701494
Manufacture date: April 2005


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KitchenAid Microwave
Model: KHMS2040WSS-3
Serial:TR21313131
Date of manufacture: March 2012
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Lennox Gas Furnace
Model: G43UF-36B-070-04
Serial: 5905C02431
Date of manufacture: March 2005
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Aspen Evaporator Coil
Model: BV124 48-BPB29 96L62
Serial: A05-00015390
Date of manufacture: January 2005
 

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