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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):  Mr. and Mrs. Gray
Property address:  Staten Island, NY 10301
Inspection date:  Sunday, January 31, 2016

This report published on Tuesday, August 30, 2016 3:57:22 PM EDT

This report is the exclusive property of An Expert Inspection LLC 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 typeMajor DefectCorrection likely involves a significant expense
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
Basement
Garage or Carport
Electric
Attic and Roof Structure
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Kitchen
Bathrooms, Laundry and Sinks
Exterior, Interior, Doors and Windows
Roof
Fireplaces, Stoves, Chimneys and Flues


General Information
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Report number: 2016-1001
Time started: 11am
Time finished: 3:30pm
Present during inspection: Realtor
Client present for discussion at end of inspection: No
Inspector: Peter Barbato
Inspection for: Seller
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Cold
Ground condition: Snow covered
Recent weather: Dry (no rain)
Overnight temperature: Cold
Type of building: Single family
Buildings inspected: One house
Number of residential units inspected: 1
Age of main building: 46
Source for main building age: NYS.gov Taxation website
Front of building faces: West
Main entrance faces: North
Occupied: Yes, Furniture or stored items were present
Additions and modifications:
Source for additions and modifications: Realtor

1) Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:
http://www.reporthost.com/?EPA
http://www.reporthost.com/?CPSC
http://www.reporthost.com/?CDC

2) Some areas and items at this property were obscured by clothing, boxed and other stored items. Some exterior places obscured by snow. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.

3) Some areas and items at this property were obscured by finished walls, storage, shelving, etc. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs, carpets and tile, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.

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: Minor slope
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Condition of decks, porches and/or balconies: Appeared serviceable
Deck, porch and/or balcony material: Wood
Condition of stairs, handrails and guardrails: Appeared serviceable
Exterior stair material: Wood, metal

4) Openings at stair risers were greater than 4 inches. This is a potential safety hazard for children (e.g. falling through, getting stuck in gaps). Recommend that a qualified contractor repair per standard building practices. For example, by enclosing stair risers.
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Photo 4-1
5 inches between balusters
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Photo 4-2
5.5 inches between balusters

5) Soil was in contact with one or more wooden deck, porch or balcony support posts. This is a conducive condition for wood destroying organisms. Even if posts are made of treated wood, the cut ends below soil may not have been field treated. Recommend grading soil or repairing as necessary to prevent wood-soil contact.
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6) Caulk was missing in some areas. For example, at adjoining areas where stairs or patio meet the foundation wall or exterior walls. 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 6-1
 

7) Guardrails/handrail support posts at one or more locations was missing caulk where the support meets the steps or concrete. If these areas are not properly caulked or the caulk has deteriorated, water can penetrate these openings and eventually rust the posts. As the metal oxidizes, the rust on the post accumulates and pushes against the sides of the surrounding concrete, loosing the posts from their footings and creating additional cracks and spaces. In turn this allows more water to enter the space and further loosing the posts. Recommend these areas be properly caulked.
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Photo 7-1
Support posts on guardrail to main entrance on the North side
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Photo 7-2
Support posts on guardrail to main entrance on the North side

8) Soil was in contact with or too close to wooden deck, porch or balcony substructure components. This is a conducive condition for wood-destroying organisms. Clearances to soil should be as follows:
  • 12 inches below beams
  • 18 inches below joists
  • 6 inches below support post bases and other wood components
Pressure treated wood is typically rated for 25 year contact with soil, but the cut ends hidden below grade may not have been treated and can rot quickly. Support posts should be elevated above grade on concrete piers or footings, and be separated from the concrete by metal brackets or an impermeable membrane such as shingle scraps. For other components, soil should be graded and/or removed to maintain these clearances if possible. Otherwise, replacing non-treated wood with treated wood, or installing borate-based products such as Impel rods may help to prevent infestation and damage. For more information, visit:
http://www.reporthost.com/?IMPEL

9) Most areas of the driveway were obscured by snow and couldn't be fully evaluated.

10) Some decks were obscured by snow and couldn't be fully evaluated.

11) Most areas of the deck substructure were inaccessible due to limited space below and/or permanently installed skirting. These areas couldn't be evaluated and are excluded from the inspection.

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, with binoculars
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Cement fiber, Brick veneer
Apparent foundation type: Finished basement
Foundation/stem wall material: Poured in place concrete
Footing material (under foundation stem wall): Poured in place concrete

12) One or more exhaust duct end caps were clogged with dirt/lint. Their purpose is to prevent unconditioned air from entering the building, and keep out birds, rodents and bugs. Blocked ducts can cause fan motors and/or clothes dryers to overheat and can pose a fire hazard. Recommend that a qualified person repair or replace caps as necessary.
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Photo 12-1
 

13) Moderate cracks (1/8 inch - 3/4 inch) and/or leaning were found in the foundation. This may be a structural concern or an indication that settlement is ongoing. The client should consider hiring qualified contractors and/or engineers as necessary for further evaluation. Such contractors may include:
  • Foundation repair contractors who may prescribe repairs, and will give cost estimates for such repairs
  • Masonry contractors who repair and/or replace brick veneer
  • Geotechnical engineers who attempt to determine if settlement is ongoing, and the cause of the settlement
  • Structural engineers who determine if repairs are necessary, and prescribe those repairs
At a minimum, recommend sealing cracks to prevent water infiltration. Numerous products exist to seal such cracks including hydraulic cement, resilient caulks and epoxy sealants.
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Photo 13-1
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Photo 13-4
This crack was observed on the North side foundation interior wall in the garage and was 1/2" wide at one point. This crack goes straight through to the exterior foundation wall.
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Photo 13-5
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Photo 13-6

14) Observed inferior or interior quality spray foam insulation in and around some exterior wall penetrations. Sealants, especially spray foam insulation not approved for outdoor use tend to discolor and break down from UV exposure quickly. Recommend removing the old foam and replace with an approved outdoor quality spray foam or other outdoor rated sealant.
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Photo 14-1
Observed spray foam around the air conditioning condensation unit shut off switch deteriorating and breaking down.
 

15) Stored items, debris, wood, etc. was stored so that it was in contact with or close to the building exterior. This is a conducive condition for wood-destroying organisms. Recommend keeping such items away from the foundation and exterior as far away as practical to keep insects away from buildings.
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16) Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.
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Photo 16-1
 

Basement
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Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are also excluded from this inspection. Note that the inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.

The inspector does not guarantee or warrant that water will not accumulate in the basement in the future. Access to the basement during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so. The inspector does not determine the adequacy of basement floor or stairwell drains, or determine if such drains are clear or clogged.

Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity.
Condition of floor substructure above: Appeared serviceable
Beam material: Solid wood

17) The ceiling height over the stairs at the bottom of the basement was too low and poses a safety hazard, especially for tall people. Ceilings over stairs should be at least 6 feet 8 inches high. At a minimum, be aware of this hazard, especially when guests who are not familiar with the stairs are present. Recommend that a qualified contractor repair per standard building practices.

18) Guardrails at one or more locations with drop-offs higher than 30 inches had gaps that were too large. This poses a safety hazard for children (e.g. falling, getting stuck in railing). Guardrails should not have gaps or voids that allow passage of a sphere equal to or greater than 4 inches in diameter, or 6 inches in diameter at triangular spaces between stair edges and guardrails. Recommend that a qualified contractor repair or replace guardrails per standard building practices.
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Photo 18-1
 

19) Insulation in some places were falling down and not secured between rafters properly. Recommend these areas be addressed not only for efficiency but to avoid contact with furnace vents.
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Photo 19-1
 

20) Carpet was installed in the basement. Carpet absorbs and retains moisture and odors in humid environments such as basements. Monitor carpeted areas for moisture and odors in the future. Carpeting may need removal and/or replacement with a moisture-resistant flooring material.

21) Many areas were not evaluated due to lack of access from stored items. These areas are excluded from the inspection.

The majority of the basement is finished. Furniture, clothing, paneling and carpet are covering the walls and floors in most areas.
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22) Most of the basement is fully finished. A thorough inspection was limited. Could not fully observe foundation floor, walls, ceilings, etc. These areas are excluded from the inspection.
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Photo 22-1
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Photo 22-2

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: Solid core
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
Number of vehicle doors: 1
Condition of automatic opener(s): Appeared serviceable
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): No, The garage door lacks photoelectric sensors.
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable, Some storage materials blocking some areas making it difficult to fully evaulate.
Garage ventilation: None visible

23) The door between the garage and the house did not appear to be fire resistant, or the inspector was unable to verify that it was via a label. This is a potential safety hazard. House to garage doors, to prevent fire and fumes from spreading from the garage into interior living space, should be constructed of fire-resistant materials. Doors, generally considered to be suitable for the purpose, are solid core wood, steel, honeycomb steel or a door that has been factory labeled as fire rated. Recommend that a qualified contractor replace or repair the door and, at that time, make any other corrections that might be required to provide suitable fire resistance between the garage and the dwelling per standard building practices. For more information, visit:
http://www.reporthost.com/?AGFR

24) No photoelectric sensors were installed for one or more garage vehicle doors' automatic opener. These have been required on all automatic door openers since 1993 and improve safety by triggering the door's auto-reverse feature without need for the door to come in contact with the object, person or animal that is preventing the door from closing. Recommend that a qualified contractor install photoelectric sensors where missing for improved safety. For more information on garage door safety issues, visit:
http://www.reporthost.com/?GDPES

25) 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 25-1
 

26) The auto-reverse mechanism on one or more automatic openers for garage vehicle doors was inoperable. 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

27) Weatherstripping around or at the base of the door between the garage and the house was missing and/or substandard. House to garage doors should prevent fire and fumes from spreading from the garage to the house. Weatherstripping should form a seal around this door. This is a potential safety hazard. Recommend that a qualified person replace or install weatherstripping as necessary.
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Photo 27-1
Light could be observed coming through both sides of the garage door.
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Photo 27-2

28) Storage items blocking some areas of the garage walls and floor made it difficult to properly fully evaluate.

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: Overhead
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded copper
Main disconnect rating (amps): 200
System ground: Cold water supply pipes, Copper
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Utility room
Location of main disconnect: Breaker at top of main service panel
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: (BX) Armor clad flexible
Solid strand aluminum branch circuit wiring present: None visible
Ground fault circuit interrupter (GFCI) protection present: No
Arc fault circuit interrupter (AFCI) protection present: No
Smoke alarms installed: Yes, but not tested
Smoke alarm power source(s): Battery

29) One or more electric receptacles at the kitchen, master bath, laundry area, garage and/or exterior 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 29-1
Garage ceiling.
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Photo 29-2
Kitchen counter
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Kitchen counter
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Photo 29-4
Rear exterior receptacle.

30) The service mast was significantly rusted. Recommend that a qualified electrician evaluate and replace the mast or make repairs as necessary.

31) One or more circuit breakers in panel(s) #A were "double tapped," where two or more wires were installed in the breaker's lug. Most breakers are designed for only one wire to be connected. This is a safety hazard since the lug bolt can tighten securely against one wire but leave other(s) loose. Arcing, sparks and fires can result. Recommend that a qualified electrician repair as necessary. For more information, visit:
http://www.reporthost.com/?DBLTAP
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Photo 31-1
 

32) Light fixtures with fully or partially exposed incandescent bulbs were installed in one or more closets. This is a fire hazard. Flammable stored items can come into contact with hot bulbs, or hot fragments from broken bulbs can fall on combustible materials. Closet lighting should use fluorescent light fixtures or fully enclosed incandescent fixtures. Installing a compact fluorescent lamp in a lamp holder is not an acceptable practice. If globes or covers are missing, they should be replaced. Otherwise recommend that a qualified electrician replace closet lights per standard building practices.
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Photo 32-1
1st bedroom closet North side.
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Photo 32-2
Master bath closet

33) One or more conduits or conduit fittings installed outside were missing components. This is a potential shock and/or fire hazard. Recommend that a qualified electrician repair as necessary.
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Photo 33-1
The conduit for the service entrance cable from the mast to the electric meter was not properly supported. The mounting bracket is severely rusted and not holding the conduit.
 

34) Smoke alarms were missing . Smoke alarms should be installed as necessary so a functioning alarm exists in each hallway leading to bedrooms, in each bedroom, on each level and in any attached garage. For more information, visit:
http://www.reporthost.com/?SMKALRM

35) One or more junction boxes were missing covers. This is a potential safety hazard for shock or fire. Recommend that a qualified electrician repair as necessary.
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Photo 35-1
Above furnace.
 

36) Extension cords were being used as permanent wiring at one or more locations. They should only be used for portable equipment on a temporary basis. Using extension cords as permanent wiring is a potential fire and shock hazard, and indicates that wiring is inadequate and needs updating. Extension cords may be undersized. Connections may not be secure resulting in power fluctuations, damage to equipment, overheating and sparks that could start a fire. Recommend that a qualified electrician repair per standard building practices and eliminate extension cords for permanently installed equipment.
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Photo 36-1
 

37) The electric meter base/box is rusted. The rust could be superficial but could possibly be from water entering the interior of the box causing a potential safety and fire hazard. Recommend contacting the local electric company to evaluate and replace as needed.
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Photo 37-1
 

38) 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

39) Carbon monoxide alarms were missing . This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed in the vicinity of each sleeping area, on each level and in accordance with the manufacturer's recommendations. Recommend installing additional carbon monoxide alarms per these standards. For more information, visit:
http://www.reporthost.com/?COALRM

40) 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 40-1
Bottom right screw used for the panel cover is pointed. The screw head is also too small for the cover hole.
 

41) 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.reporthost.com/?SMKALRM

42) Branch circuit wiring installed in buildings built prior to the mid 1980s is typically rated for a maximum temperature of only 60 degrees Celsius. This includes non-metallic sheathed (Romex) wiring, and both BX and AC metal-clad flexible wiring. Knob and tube wiring, typically installed in homes built prior to 1950, may be rated for even lower maximum temperatures. Newer electric fixtures including lighting and fans typically require wiring rated for 90 degrees Celsius. Connecting newer fixtures to older, 60-degree-rated wiring is a potential fire hazard. Repairs for such conditions may involve replacing the last few feet of wiring to newer fixtures with new 90-degree-rated wire, and installing a junction box to join the old and new wiring.

It is beyond the scope of this inspection to determine if such incompatible components are installed, or to determine the extent to which they're installed. Based on the age of this building, the client should be aware of this safety hazard, both for existing fixtures and when planning to upgrade with newer fixtures. Consult with a qualified electrician for repairs as necessary.

43) 2-slot receptacles rather than 3-slot, grounded receptacles were installed in one or more areas. These do not have an equipment ground and are considered unsafe by today's standards. Appliances that require a ground should not be used with 2-slot receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. The client should be aware of this limitation when planning use for various rooms, such as an office. Upgrading to grounded receptacles typically requires installing new wiring from the main service panel or sub-panel to the receptacle(s), in addition to replacing the receptacle(s). Consult with a qualified electrician about upgrading to 3-wire, grounded circuits.
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Photo 43-1
 

44) One or more receptacles have been painted, and slots were clogged with paint. Recommend that a qualified electrician replace such receptacles as necessary.
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Photo 44-1
 

45) One or more globes or covers for light fixtures were missing or damaged. Recommend replacing as necessary to avoid exposed bulbs. With closet lighting or where flammable stored objects are near light fixtures, missing or broken covers can be a fire hazard.
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Photo 45-1
 

46) The legend for circuit breakers or fuses in panel(s) #A was missing, incomplete, illegible or confusing. This is a potential shock or fire hazard in the event of an emergency when power needs to be turned off. Recommend correcting the legend so it's accurate, complete and legible. Evaluation by a qualified electrician may be necessary.
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Photo 46-1
 

47) One or more light fixtures in the basement ceiling are loose and not secured in the ceiling tiles.

48) Observed some debris at the bottom on the electric panel. Panels should not contain foreign materials and should be cleaned by a qualified person.

49) One or more screws that attach the cover or dead front to panel(s) #A were missing or not installed. Recommend installing screws where missing so the cover or dead front is secure. Only screws with blunt tips approved for this purpose should be installed, so wiring inside the panel is not damaged. Because energized wires may be located directly behind screw holes, the client should consider having a qualified electrician replace missing screws.
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Photo 49-1
 

50) 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 50-1
Above sink in kitchen
 

51)   One of the strands from the ground wire attached to the neutral bar is not connected into the hole. Recommend a qualified electrician reconnect this wire properly.
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Photo 51-1
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Photo 51-2

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: Viewed from hatch(es), Partially traversed
Location of attic access point #A: Hallway, second 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.): Required repair, replacement and/or evaluation (see comments below)
Ceiling insulation material: Fiberglass roll or batt
Approximate attic insulation R value (may vary in areas): N/A, none visible
Vermiculite insulation present: None visible
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Enclosed soffit vents

52) One or more recessed "can" lights in the attic that had no visible rating for contact with insulation were in contact with insulation. If lights are not "IC" rated then this is a fire hazard. Recommend that a qualified person make permanent repairs as necessary. For example, by installing shields around lights or moving insulation.

53) The ceiling insulation installed in the attic was substandard and appeared to have an R rating that's significantly 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.

54) One or more attic access hatches or doors were not insulated, or had substandard insulation. Recommend installing insulation as necessary and per current standards at hatches or doors for better energy efficiency. For more information, visit:
http://www.reporthost.com/?ATTACC

55) The ceiling insulation in one or more areas of the attic was compacted or uneven and/or substandard. Heating and cooling costs may be higher due to reduced energy efficiency. Recommend that a qualified person repair, replace or install insulation as necessary and per standard building practices (typically R-38).
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Photo 55-1
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Photo 55-2

56) One or more soffit vents were blocked by insulation. This can reduce air flow through the roof structure or attic and result in reduced service life for the roof surface materials because of high temperatures. Moisture from condensation is also likely to accumulate in the roof structure and/or attic and can be a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary so air flows freely through all vents. For example, by moving or removing insulation and installing cardboard baffles.

57) What appeared to be past water stains were visible on the roof structure at one or more locations in the attic. However, no elevated levels of moisture were found at these stains during the inspection. The stains may have been caused by a past leak. Recommend asking the property owner about past leaks. Monitor these areas in the future, especially after heavy rains to determine if active leaks exist. If leaks are found, recommend that a qualified contractor evaluate and repair as necessary.

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: Side yard
Location of main water shut-off: Basement
Service pipe material: Copper
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of drain pipes: Appeared serviceable
Drain pipe material:
Condition of waste lines: Appeared serviceable
Waste pipe material: Cast iron
Location(s) of plumbing clean-outs: Utility room
Vent pipe condition: Appeared serviceable
Vent pipe material: Cast iron
Type of irrigation system supply source: Public
Condition of fuel system: Appeared serviceable
Visible fuel storage systems: None visible
Location of main fuel shut-off valve: At gas meter

58) The gas meter was located too close to other objects. Workspace may be substandard or fire or explosion hazards may be present. A minimum clear area of 3 feet should exist in front of and on both sides of the meter. Recommend that repairs or modifications be made as necessary to maintain clearances per standard building practices, and by a qualified contractor or the gas utility company if necessary.
A water hose was wrapped around the gas meter
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Photo 58-1
 

59) Copper water supply pipes were installed. Copper pipes installed prior to the late 1980s may be joined with solder that contains lead, which 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 approximately 50% lead. The client should be aware of this, especially if children will be using this water supply system. Note that the inspector does not test for toxic materials such as lead. The client 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 include:
  • Flush water taps or faucets. Do not drink water that has been sitting in the plumbing lines for more than 6 hours
  • Install appropriate filters at points of use
  • Use only cold water for cooking and drinking, as 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 plumber replace supply pipes and/or plumbing components as necessary
For more information visit:
http://www.reporthost.com/?LEADDW
http://www.reporthost.com/?LEAD

60) Significant corrosion was found in some waste pipes or fittings. This can indicate past leaks, or that leaks are likely to occur in the future. Recommend that a qualified plumber evaluate and repair as necessary.

61) Some corrosion was found in some water supply pipes or fittings. Leaks can occur as a result. Recommend that a qualified plumber evaluate and replace components as necessary.
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Photo 61-1
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Photo 61-2

62) Observed white Teflon tape at gas connections in various locations in the basement. White Teflon tape should not be used to connect gas pipes. Yellow gas specific Teflon tape or an approved gas connection sealant should be used at all gas fittings and unions.
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Photo 62-1
 

63) One or more outside faucets were not the "frost-free" design and did not have back-flow prevention devices installed. "Frost Free" faucets help prevent outside faucets from freezing and bursting in cold weather. Back flow prevention devices, also known as anti-siphon devices reduce the likelihood of polluted or contaminated water entering the potable water supply. This condition can occur when an outside faucet is left in the "on" position with a hose connected and the sprayer head turned off. When pressure in the system fluctuates, water can be drawn back into the water supply pipes from the house. If insecticides or other chemicals in a sprayer is being used with the hose, those chemicals can enter the water supply pipes. Recommend installing both frost free and back-flow prevention devices on all outside faucets.
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Photo 63-1
 

64) No sediment trap was installed in the gas supply line at the furnace. Sediment traps prevent damage to gas-fired appliances by trapping oil, scale, water condensation and/or debris. Recommend that a qualified contractor install a sediment trap per standard building practices.
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Photo 64-1
 

65) Based on visible equipment or information provided to the inspector, this property appeared to have a yard irrigation (sprinkler) system. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. When this system is operated, recommend verifying that water is not directed at building exteriors, or directed so water accumulates around building foundations. Sprinkler heads may need to be adjusted, replaced or disabled. Consider having a qualified plumber verify that a backflow prevention device is installed per standard building practices to prevent cross-contamination of potable water. Recommend that a qualified specialist evaluate the irrigation system for other defects (e.g. leaks, damaged or malfunctioning sprinkler heads) and repair if necessary.

66) Steel piping for the gas service located outside was significantly corroded. Gas leaks can result. Recommend evaluation by a qualified contractor to determine if piping needs replacing. If not, then a qualified person should prep and paint lines as necessary with a rust-preventative paint. Very corroded pipes should be replaced by a qualified contractor.
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Photo 66-1
 

67) Based on the age of this structure, recommend that a qualified plumber inspect the waste lines using a video scope device to determine if they need repair or replacement. Property owners are usually responsible for repairs to the side sewer and publicly owned lateral lines. Such repairs can be expensive.

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, Near, at or beyond service life
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 40
Manufacturer: A.O. Smith
Model number: PGXH50248
Serial number: MD01-0065032-248
Date of Manufacture: April 2001
Estimated age: 15 years
Location of water heater: Laundry room, Basement
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 102
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable

68) No drain line was installed for the temperature-pressure relief valve. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. Recommend that a qualified plumber install a drain line per standard building practices.
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Photo 68-1
 

69) The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be beyond 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.

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
General heating distribution type(s): Ducts and registers
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Natural gas
Forced air heating system manufacturer: Carrier
Forced air furnace model #: 58STA090
Forced air furnace serial number: 2906A23528
Forced air furnace date of manufacture: July 2006
Forced air furnace estimated age: 10 years
Location of forced air furnace: Laundry room, Basement
Forced air system capacity in BTUs or kilowatts: 88,000
Condition of furnace filters: Appeared serviceable, minor dust/dirt observed. Recommend replacing.
Condition of controls: Appeared serviceable
Location for forced air filter(s): At top of air handler
Condition of forced air ducts and registers: Appeared serviceable
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Type of combustion air supply: No dedicated source visible, uses room air
Condition of cooling system and/or heat pump: Appeared serviceable
Cooling system and/or heat pump fuel type: Electric
Location: Exterior South side of building
Type: Packaged unit
Approximate tonnage: 2
Heat pump or air conditioner model number: 24APA336A300
Heat pump or air conditioner serial number: 2806E41460
Heat pump or air conditioner date of manufacture: July 2006
Heat pump or air conditioner estimated age: 10 years
Evaporator coil manufacturer: Carrier
Evaporator coil model #: CNPVP3621ACAAAAA
Evaporator coil serial #: 2606X32733
Evaporator coil date of manufacture: June 2006
Evaporator coil estimated age: 10 years

70) Combustible materials were found too close to the sides and/or back of the furnace cabinet. General guidelines require the following clearances:
  • Minimum 6 inches from the top and sides
  • Minimum 24 inches from the front when oil-fueled
  • Minimum 18 inches from the front when electric
This is a potential fire hazard. Recommend any or all of the following as necessary:
  • Research manufacturer's installation instructions to verify minimum allowable clearances
  • Move combustible materials or have a qualified person make repairs as necessary
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Photo 70-1
 

71) 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

72) Two gas-fired appliances were installed with a combined flue, and the flues were assembled incorrectly. The larger single flue (typically for a furnace rather than for the water heater) joined the combined flue above the smaller single flue. The smaller flue should join the combined flue above the large single flue. This is a potential safety hazard because drafting for the smaller flue can be impeded when the appliance with the larger flue operates, and exhaust gases can enter living spaces. Recommend that a qualified contractor repair per standard building practices.
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Photo 72-1
 

73) The last service date of the gas or oil-fired forced air furnace appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. Ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than 1 year ago, recommend that a qualified HVAC contractor 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. Any needed repairs noted in this report should be brought to the attention of the HVAC contractor when it's serviced. For more information visit:
http://www.reporthost.com/?ANFURINSP

74) The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be near this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.

75) The condensate line is missing a cap at the top of the vent/clean out portion. A cap should be installed to prevent dust/dirt entering the line and possibly clogging it.
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Photo 75-1
 

76) Insulation on the heat pump or air conditioning condensing unit's refrigerant lines was deteriorated or missing in some areas. This may result in reduced efficiency and increased energy costs. Recommend that a qualified person replace or install insulation as necessary.
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Photo 76-1
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Photo 76-2

77) 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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Photo 77-1
 

78) Insulation on the air conditioning condensing unit's refrigerant lines was deteriorated or missing in some areas. This may result in reduced efficiency and increased energy costs. Recommend that a qualified person replace or install insulation as necessary.
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Photo 78-1
Inside at the A coil above the furnace.
 

79) The outdoor air temperature was below 65 degrees Fahrenheit during the inspection. Air conditioning systems can be damaged if operated during such low temperatures. Because of this, the inspector was unable to operate and fully evaluate the cooling system.

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, 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
Condition of range, cooktop or oven: Appeared serviceable
Range, cooktop or oven type: Electric
Type of ventilation: Hood or built into microwave over range or cooktop
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: Appeared serviceable

80) 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.

81) One or more cabinets, drawers and/or cabinet doors were damaged or misaligned. Recommend that a qualified person repair or replace as necessary.

82) Microwave exhaust fan observed and functioning properly, although it vents within the house. This can be a nuisance for odor and grease accumulation. Recommend that a qualified contractor install a venting system per standard building practices.

83) Cabinet hardware such as hinges, latches, closers, magnets or pulls were loose, missing or damaged at one or more cabinet drawers, doors or turntables. Recommend that a qualified person repair as necessary.

84) Stains were found in the shelving or cabinets below the sink. Plumbing leaks may have occurred in the past. Consult with the property owner about this, and if necessary have a qualified person evaluate and repair.

85) The estimated useful life for most kitchen appliances is 10-15 years. One or more appliances (cooktop and/or oven) appeared to be near, at or beyond their service life. Even if operable, recommend budgeting for replacements in the near future.

86)   Microwave Information:
Make: GE
Model: PVM1790DR1BB
Serial number: FA300774K
Date of manufacture: March 2013

87)   Dishwasher Information:
Make: Bosch
Model: SHE53T56UC/01
Serial number: FD930800285
Date of manufacture: August 2013

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, second floor, south, South side hall bathroom
Location #B: Half bath, Master bath, second floor, South side Master bedroom
Location #C: Half bath, basement, south, South side basement
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
Bathroom and laundry ventilation type: Windows
Gas supply for laundry equipment present: Yes
240 volt receptacle for laundry equipment present: No

88) The toilet at location(s) A, B and C appeared to be old, and may use excessive amounts of water. Modern low-flush toilets use only 1.6 gallons (6 liters) of water per flush, where as many pre-1980 toilets use 7 or 6 gallons per flush (GPF). Consider having a qualified plumber replace old toilets as necessary with modern, good quality toilets for better water conservation.

89) 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.

90) Observed the laundry sink faucet leaking. Recommend a qualified person repair or replace as needed.

91) The sink faucet at location(s) #B was leaking heavily. Recommend that a qualified person repair as necessary.
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Photo 91-1
 

92) Gaps, no caulk, or substandard caulking were found between the bathtub and the floor and/or walls at location(s) #A. Water may penetrate these areas and cause damage. Recommend that a qualified person re-caulk or install caulking as necessary.
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Photo 92-1
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Photo 92-2

93) Rubber water supply hoses were installed at the clothes washer. These hoses are prone to bursting when deteriorated, which can result in flooding and significant water damage. Recommend upgrading to braided, stainless steel hoses.
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Photo 93-1
 

94) The sink faucet was loose at location(s) #B. Recommend that a qualified person repair as necessary.

95) Stains were found in the shelving or cabinets below the sink at location(s) #B. Plumbing leaks may have occurred in the past. Consult with the property owner about this, and if necessary that a qualified person evaluate and repair.

96) The estimated useful life for most laundry appliances is 5-15 years for a clothes washer and 13 years for a clothes dryer. The (clothes washer and/or clothes dryer) appeared to be near, at or beyond their service life. Even if operable, recommend budgeting for replacements in the near future.

97) Clothes Washer Information:
Make: Kenmore
Model: 11020902990
Serial number: CJ3209943
Date of manufacture: August 1999

98) Clothes Dryer Information:
Make: Kenmore
Model: 11070952990
Serial number: MJ4104823
Date of manufacture: October, 1999

Exterior, Interior, Doors and Windows
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Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Wood
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Vinyl, Wood
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall, Masonry
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
Flooring type or covering: Carpet, Wood or wood products, Tile

99) One or more interior doors had a keyed lockset or deadbolt installed. This is a safety hazard for small children in the event that they lock themselves in the room, do not know how to unlock the door, and the key is not available. Recommend that a qualified person replace keyed locksets and/or deadbolts with "privacy" locksets (no key required) as necessary.
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Photo 99-1
Door leading out to the garage.
 

100) Some floors and ceilings in this structure had some tiles possibly installed prior to the mid-1980s. This material may contain asbestos, which is a known health hazard. Laws were passed in the United States in 1978 prohibiting use of asbestos in residential structures, but stocks of existing materials were used for some time thereafter. The client may wish to have the floor/ceiling tile material tested by a qualified lab to determine if it does contain asbestos.

In most cases, when the material is intact and in good condition, keeping it encapsulated with paint and not disturbing it may reduce or effectively eliminate the health hazard. If the client wishes to remove the material, or plans to disturb it through remodeling, they should have it tested by a qualified lab and/or consult with a qualified industrial hygienist or asbestos abatement specialist. For more information, visit:
http://www.reporthost.com/?AITH
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Photo 100-1
Basement ceiling
 

101) One or more of the window wood trim paint or stain were substandard. Failing paint or proper stain allows for moisture to penetrate the wood and compromise the material. This is also a conducive condition for wood-destroying organisms. Recommend that a qualified person re-stain, re-paint, repair or replace the window trim.
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Photo 101-1
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Photo 101-2
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Photo 101-3
 

102) One or more walls were cracked. Recommend that a qualified person repair as necessary.

The exterior rear brick wall that connects to the newer extension is cracked and separating.
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Photo 102-1
 

103) Some interior closet door hardware (handles) were loose. Recommend that a qualified person repair or replace as necessary.

104) One or more windows that were designed to open and close were difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily.

Window North side living room
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Photo 104-1
 

105) Lintel above door(s) and/or window(s) is rusting. Recommend sanding, priming and repainting to stop/slow down additional rusting which can cause expansion and unsettling of surrounding masonry, siding, etc.

Garage doors and basement windows
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Photo 105-1
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Photo 105-2

106) One or more interior doors wouldn't latch, were difficult to latch or do not close properly. Recommend that a qualified person repair as necessary. For example, by adjusting latch plates or locksets.
- Laundry room door does not close.
- Master bathroom door does not latch closed.

107) Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity. They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons. For recurring cracks, consider using an elastic crack covering product:
http://www.reporthost.com/?ECC
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Photo 107-1
Sun room ceiling
 

108) 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.Consult with the property owner and monitor the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, then recommend that a qualified contractor evaluate and repair as necessary.
Observed minor water stain on ceiling of the sun-room.

109) Concrete slab floors were obscured by furniture, stored items, carpeting and/or flooring and couldn't be fully evaluated.

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.
Roof inspection method: Viewed from ground, Viewed from ground with binoculars
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Hipped
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

110) 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 110-1
 

111) Gutter on the North side roof was bowed and appeared to not be tight against the fascia board. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
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Photo 111-1
 

112) Stains were found at the front of one or more gutters and indicate that the gutters have overflowed. If they have overflowed, it's usually due to debris clogging gutters or downspouts. The inspector was unable to verify that the gutters and downspouts drained adequately due to lack of recent, significant rainfall. Monitor the roof drainage system in the future while it's raining to determine if problems exist. Then if necessary, recommend that a qualified person clean, repair or replace gutters, downspouts and/or extensions.
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Photo 112-1
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Photo 112-2

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.

113) No spark screen or rain cap was installed at one or more chimney flue terminations. Spark screens reduce the chance of embers exiting the flue and causing fires. They also prevent wildlife (e.g. birds, rodents, raccoons) from entering flues. Rain caps prevent water from entering flues, mixing with combustion deposits and creating caustic chemicals which can corrode flues. They also prevent damage to masonry from freeze-thaw cycles and prevent metal components (e.g. dampers, metal firebox liners) from rusting. Recommend that a qualified person install rain caps with spark screens per standard building practices where missing.
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114) One or more metal B-vent or L-vent flues for gas-fired appliances were corroded or rusted, yet still appeared serviceable. Recommend that a qualified person repair as necessary to prevent further corrosion. For example, by cleaning rust and painting with a high-temperature rated, rust-inhibiting paint.


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An Expert Inspection LLC 732-366-3499