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Email: brasstack@hotmail.com
Phone: (908) 500-0583
25 Westgate Drive  
Annandale, NJ 08801
Inspector: Steve Bayly
NJ Lic. #24GI00096200

 

Home Inspection Report

Client(s):  John & Mary Smith
Property address:  25 Any Street
Your Town, NJ
Inspection date:  Sunday, June 01, 2014

This report published on Friday, June 06, 2014 11:20:46 AM EDT


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 typeRepair/ReplaceRecommend repair and/or replacement
Concern typeMinor DefectCorrection likely involves only a minor expense
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a qualified contractor
Concern typeMonitorRecommend monitoring for replacement in the future
Concern typeFunctional and/or CommentFunctional at the time of the inspection and/or for your information
Concern typeConducive conditionsConditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)

Click here for a glossary of building construction terms.Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp

Table of Contents
General Information
Exterior
Roof
Garage
Attic
Electric Service
Water Heater
Heating and Cooling
Plumbing and Laundry
Fireplaces and Chimneys
Basement
Kitchen
Bathrooms
Interior Rooms


General Information
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Report number: 060114Sample Report
Inspector: Steve Bayly
Structures inspected: Residential
Type of building: Single family
Age of building: Approximately 11 years (source online listing)
Time started: 11:00 a.m.
Time finished: 2:35 p.m.
Payment method: Check #139
Present during inspection: Client(s), Realtor
Occupied: Yes
Weather conditions: Clear
Temperature: Range 75F - 84F
Front of structure faces: North
Main entrance faces: North
Foundation type: Finished basement
The following items are excluded from this inspection: Security system, Irrigation system, Private well, Water filtration system, Water softener system
1) Recommend clients request all documentation and permits regarding repairs, renovations, replacement systems & components. A home inspection is not technically exhaustive or invasive due to state law and industry standards of practice. Except as documented in this report, the visible areas of the roof, structure, floors, walls/ceilings, plumbing, doors, windows, insulation and electrical system were functional at the time of this inspection. Some wall, floor and/or ceiling surfaces were obscured by furniture and/or stored items. Those areas could not be evaluated. This property has one or more fuel burning appliances, and few carbon monoxide alarms were observed. Recommend installing additional carbon monoxide alarms as necessary and as per the manufacturer's instructions. For more information, visit http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
Exterior
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Footing material: Not visible
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Stone Veneer, Hardy (cement based) board siding
Driveway material: Asphalt
Sidewalk material: Paving stones
Exterior door material: Solid core steel, Glass panel
2) Recommend installing handrails for stairs in excess of two or more steps to minimize trip hazards. Sidewalks have minor undermining in one or more areas, where soil has eroded out from beneath stone pavers and/or heaving during cold periods making paving stones uneven or loose. Repairs should be made to prevent further erosion, undermining and level walking surface. Negative landscaping (pitched towards structure) was observed in one or more locations. Clients should be aware that water concentration around foundation areas and garage vehicle door entrances is possible.
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Photo 2-1
Missing handrails.
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Photo 2-2
Uneven entrance pavers.
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Photo 2-3
Loose pavers observed.
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Photo 2-4
Landscape towards structure observed.

3) Conducive conditions One or more exterior trim boards are deteriorated and the finish in some areas is failing. A qualified contractor should evaluate, repair or replace trim boards, prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint areas as needed and as per standard building practices.
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Photo 3-1
Example; deteriorated wood trim.
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Photo 3-2
Example; deteriorated wood trim.

4) Cracks were found in the driveway and they do not appear to be a structural concern. No trip hazards were found. Recommend a qualified contractor seal cracks to minimize further cracking and deterioration as necessary.
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Photo 4-1
Example; driveway cracks.
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Photo 4-2
Example; driveway cracks.

Roof
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Roof inspection method: Viewed from ground with binoculars
Roof type: Hipped
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: Appears to be age of the structure, approximately 11 years.
Gutter & downspout material: Aluminum
Roof ventilation: InadequateSee attic exhaust fan comments
5) One or more gutter downspouts are separating from ground drainage system. Recommend repair as necessary. The asphalt roof shingles and metal roof panels were functional and appeared serviceable at the time of the inspection. No leaks or damage were observed. Algae staining is common and was present on both roof surfaces, however no material surface deterioration was observed. Clients may wish to consult with a qualified contractor regarding stains for aesthetic reasons.
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Photo 5-1
Disconnected gutter downspout.
 

Garage
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6) The 3 bay garage appeared serviceable at the time of the inspection. Automatic garage door openers, safety features including infrared and mechanical sensors were evaluated and operational. Walls/floors/ceilings, electrical receptacles and lights were functional.
Attic
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Inspection method: Partially traversed
Roof structure type: Rafters
Ceiling structure: Ceiling beams
Insulation material: Fiberglass roll or batt
Insulation depth: Approximately 12 inches
Insulation estimated R value: Approximately R35-38
7) Conducive conditions One or more exhaust fan duct stacks have fallen out of alignment with roof vents. Recommend a qualified contractor re-align and secure ducts to roof vents so exhaust air is vented outside.
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Photo 7-1
 

8) One of the two attic exhaust did not function during the inspection and the temperature in the attic measured 136F in the inspectors thermometer. Recommend consulting with the property owner(s) as to how it operates and/or having a qualified contractor evaluate and repair if necessary.
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Photo 8-1
Non-functional attic fan observed.
 

9) Evidence of "light to moderate" vermin infestation was found in one or more areas. The Center for Disease Control (CDC) defines this as less than 20 feces per square foot. Recommend following guidelines in the CDC's Clean Up, Trap Up, Seal Up article for eradicating rodents, cleaning up their waste and nesting materials, and preventing future infestations. The infestation appears to be minimal, clean up of rodent waste and nesting materials in non-living spaces (crawl spaces and attics) may not be necessary, or may be performed for aesthetic reasons only (odor and appearance).
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Photo 9-1
Example; feces observed in attic.
 

Electric Service
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Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service amperage (amps): 200
Service voltage (volts): 120/240
Location of sub panels: At basement utility closet with main electrical panel.
Location of main disconnect: Breaker at top of main service panel
Service entrance conductor material: Aluminum
System ground: Cold water supply pipes
Main disconnect rating (amps): 200
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: Yes
10) Electrical main and sub-panels were functional and appeared serviceable at the time of the inspection. Some screws are missing from the main service panel cover and should be replaced. Stock screws from the panel manufacturer should be used, or their equivalent.
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Photo 10-1
Example; missing screw.
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Photo 10-2
Functional Main Electrical Panel.
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Photo 10-3
Example; functional sub-panel.
 

Water Heater
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Estimated age: Approximately 12 years
Type: Tank - Indirect
Energy source: Oil
Capacity (in gallons): 53
Manufacturer: Burnham - 64445155
Model: AL-53A
Water temperature (degrees Fahrenheit): 133.5F
11) The hot water temperature is greater than 120 degrees Fahrenheit. This can be a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. For more information on scalding dangers, visit http://www.tap-water-burn.com/ The Burnham Indirect Water Heater is connected to the oil-fired boiler that provides heat and hot water supply.
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Photo 11-1
Recommend reducing hot water temperature to less thank 120F.
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Photo 11-2
Functional Indirect Water Heater.

Heating and Cooling
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Estimated age: Burnham Oil-Fired Boiler - approximately 12 years, Heil Heat Pump - approximately 8 years, RUUD Air Conditioning Condensers - approximately 11 years, Heil Air Conditioning Condenser - approximately 8 years
Primary heating system energy source: Oil, Electric
Primary heat system type: Baseboard, Forced air - Heat pump
Primary A/C energy source: Electric
Primary Air conditioning type: Split system, Heat pump. RUUD Air Conditioning Serial No(s).: 6267F030311788, 757 Model No.: UAMB-048JAZ (2 units) Heil Air Conditioning Condenser Serial No.: E062023001, Model No.: H4h41BGK3490
Distribution system: Sheet metal ducts, Flexible ducts
Manufacturer: Serial: Burnham Oil-Fired Boiler: 64450380, Heil Heat Pump: A06186963
Model: Burnham: PV84WC-TBWN, Heil: FSM4X2400A
Filter location: Behind return air grill and base of Heat Pump
Last service date: Unknown. No service tags or labels were observed.
12) Air handler filters are dirty and should be replaced now. They should be checked monthly in the future and replaced as necessary.
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Photo 12-1
Example: Dirty/blocked air filter.
 

13) The automatic damper door on the boiler flue does not operate freely. Recommend repair as necessary at next service. The last service date of this system appears to be more than one year ago, or the inspector was unable to determine the last service date. The clients should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. For more information visit: http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html Recommend buying oil tank replacement insurance, available from many full-service oil providers. This can cover up to 100% of the replacement costs of an oil tank.
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Photo 13-1
Damper door observed.
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Photo 13-2
Functional Burnham Oil-Fired Boiler.

14) Insulation around at one or more air conditioning condenser service lines is deteriorated. Recommend replace when serviced. The air conditioning condensers were functional and appeared serviceable at the time of the inspection. The estimated useful life for air conditioning condensers 8 to 15 years. These units appear to be approaching this age and may need replacing in the near future.
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Photo 14-1
Example; deteriorated service line insulation.
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Photo 14-2
Ruud Air Conditioning Condensers.
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Photo 14-3
Heil Air Conditioning Condenser.
 

Plumbing and Laundry
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Location of main water shut-off valve: Basement utility room
Location of main fuel shut-off: At oil tanks, oil-fired boiler, basement utility room for propane
Visible fuel storage systems: Dual (2) Oil tanks, capacity 330 gallons each
Water service: Private
Service pipe material: Copper
Supply pipe material: Copper
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic
15) The inspector performed a "functional flow test" during the inspection, where multiple fixtures are run simultaneously, and found there to be low water flow. For example, the shower flow decreased significantly when the toilet was flushed. A qualified plumber should evaluate and repair or make modifications as necessary. Example pressure boosting systems information visit: http://www.low-water-pressure.com/ Noteworthy: tests were conducted during outside water draw for septic test. Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection.
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Photo 15-1
Functional well tank observed.
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Photo 15-2
Serviceable water softener & filter system observed.

16) A sump pump is installed on the premises. Recommend asking the property owners how often the sump pump operates and for how long at different times of the year. Also, the clients should be aware that the service life of most sump pumps is between five and seven years, and that the pump may need replacing soon depending on its age and how much it operates. The inspector was unable to test the sump pump for one or more reasons (no source of water, sealed unit, etc.). The sump pump was not fully evaluated.
Fireplaces and Chimneys
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Fireplace type: Metal prefabricated
Chimney type: Metal
17) Wood burning and gas fireplaces appeared functional and serviceable at the time of the inspection. A gas fireplace did not respond when the controls were operated. This may be due to the pilot light being turned off, the gas supply being turned off, or any number of other reasons. As a result, this appliance was not fully evaluated. As per the Standards of Practice for both the National Association of Certified Home Inspectors (NACHI) and the American Society of Home Inspectors (ASHI) the inspector does not operate gas shut off valves or light pilot lights during inspections. Recommend consulting with the property owner as to how the fireplace operates, and/or having a gas appliance contractor evaluate and repair if necessary.
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Photo 17-1
Functional wood fireplace damper observed.
 

Basement
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Insulation material underneath floor above: None visible
Pier or support post material: Steel
Beam material: Solid wood.
Floor structure above: Solid wood joists
18) Basement walls/floors/ceilings/doors, electrical and plumbing components were functional at the time of the inspection. Lock mechanisms or locksets at one or more exterior entrance doors are difficult to operate. A qualified contractor should evaluate and repair or replace locksets or lock mechanisms as necessary, so entry doors can be secured, and are easy to open, close and latch.
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Photo 18-1
Lock mechanical observed.
 

Kitchen
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19) Kitchen counter tops, cabinets, appliances (stove top and hood, wall ovens, dishwasher, etc.), electrical system, plumbing components, walls/floors/ceilings surfaces, adjacent doors and windows were functional and appeared serviceable at the time of the inspection. A "patch" was taped to the bottom of the kitchen sink, however the interior surface of the sink had no damage. Clients should ask property owner about this and it's purpose (example: possible sound insulator for metal sink, etc.) as necessary.
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Photo 19-1
Unknown "Patch" observed at kitchen sink.
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Photo 19-2
Functional kitchen area observed.
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Photo 19-3
Functional kitchen area observed.
 

Bathrooms
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20) Bathrooms' counter tops, cabinets, components (Jacuzzi tub, sinks, toilets, showers, bathtubs, etc.), electrical systems, plumbing fixtures and visible waste and supply pipes, walls/floors/ceiling surfaces, adjacent doors and windows were functional and appeared serviceable at the time of the inspection. Note Plumbing and Laundry section of this report regarding water pressure.
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Photo 20-1
Functional jacuzzi observed.
 

Interior Rooms
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21) The sash spring mechanisms in one or more windows are broken or loose. A qualified contractor or service technician should evaluate and make repairs as necessary so the windows operate as intended (open easily, stay open without support, close easily, etc.).
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Photo 21-1
Example; non-functional sash line.
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Photo 21-2
Example; non-functional sash line.

22) Based on the age of this structure one or more smoke alarms may be 10+ years old. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit this article: NFPA urges replacing home smoke alarms after 10 years. Minimally, batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
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Photo 22-1
Example; smoke detector.
 

23) Screen(s) in one or more windows are missing. The clients should ask the property owner about this. Some screens were observed in the attic and are often removed for window cleaning.
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Photo 23-1
Store window screens observed.
 

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