Charles W. Boyd Home Inspection Services

Website: http://www.ontariohomeinspectionservices.com
Email: charles.boyd@sympatico.ca
Phone: (613) 926-0892 · (613) 341-1061
Charles W. Boyd  
Home Inspection Services 
8251 Klitbo Rd 
North Augusta 
On. Canada 
K0G 1R0
Inspector: Charles Boyd
NACHI # 07070704

 

HOME ANALYSIS REPORT
Client(s):	Sebastian Pleau
Property address:	3068 Walker St Cardinal Ont
Inspection date:	6/10/2010

This report published on Friday, June 11, 2010 12:09:42 AM EDT

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This report is the exclusive property of Charles W. Boyd Home Inspection Services and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.

How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:

	Safety	Poses a risk of injury or death
	Major Defect	Correction likely involves a significant expense
	Repair/Replace	Recommend repairing or replacing
	Repair/Maintain	Recommend repair and/or maintenance
	Maintain	Recommend ongoing maintenance
	Evaluate	Recommend evaluation by a specialist
	Monitor	Recommend monitoring in the future
	Comment	For your information

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

1) Structures built prior to 1980 may contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection. The client should consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:
http://www.epa.gov
http://www.cpsc.gov
http://www.cdc.gov

Photo 87	Photo 88   Older floor tile in one bedroom noted, these could possibly contain asbestos. Care should be taken if removal is in the future.
Photo 89

2) In random order, I present to you seven different ways in which a home inspection report can be used by parties to a real estate transaction for mutual advantage and benefit.

Buyers can consider the reported conditions of the home's systems to determine their ability to afford and maintain the property.

A home with a 12-year-old water heater, an 18-year-old furnace, and a 25-year-old composite-shingle roof is going to need some costly investments in the near future.


Buyers can sometimes use information regarding undisclosed defects to negotiate the seller's action to repair the defect(s) or adjust the asking price for the home.


Sellers can obtain a home inspection and use the report to disclose known defects to potential buyers.


Sellers can obtain a home inspection and use the report to identify and correct significant defects that could interfere with a buyer's desire to submit a contract to buy the property.


Buyers can use the inspection report as a punch list (or to-do list) for maintaining the property after purchase.


Buyers/Sellers can use the report to communicate to contractors the nature of the defect(s) to obtain estimates for repair or to arrange for repairs or replacements.


Buyers can sometimes use the inspection report as a means to withdraw from the contracted agreement to purchase the home when certain types of undisclosed defects are reported.


Buyers and sellers should consider obtaining inspection reports only from professional, full-time home inspectors. Builders and contractors who generate inspection reports often use them as marketing tools and as a means to generate business for maintenance and repairs. Doing so is a conflict of interest, so their reports do not always represent the actual conditions of the property. Always use home inspectors who abide by a Code of Ethics and Standards of Practice, and who continually upgrade their knowledge and skills with regular Continuing Education courses.

3) Dear Client,
Thank you for choosing Charles Boyd Home Inspection Services to perform your home inspection. The goal of
this inspection and report is to put you in a better position to make an informed real estate decision. This
report is a general guide and provides you with some objective information to help you make your own
evaluation of the overall condition of the home and is not intended to reflect the value of the property, or
to make any representation as to the advisability of purchase. Not all improvements will be identified
during this inspection. Unexpected repairs should still be anticipated. This inspection is not a guarantee or
warranty of any kind.
When you contract me (Charles Boyd)to perform a general inspection in
accordance with the standards of practice established by the National Association of Certified Inspectors
(NACHI), a copy of which is either included with this report or can be downloaded from the Internet at http://www.nachi.org/sop.htm.
General inspections are visual, and distinct from those of specialists, as they do not always include the use of specialized instruments, the dismantling of equipment, or the sampling of air (unless contracted) Consequently, a general inspection and the subsequent report will not be as comprehensive, nor as technically exhaustive, as that generated by specialists, and it is not intended to be. The purpose of a general inspection is to identify significant defects or adverse conditions that would warrant a specialist evaluation. Therefore, you should be aware of the limitations of this type of inspection, which are clearly indicated in the sop (Standards of Practice). However, the inspection is not intended to document cosmetic deficiencies that would be apparent to the average person, and certainly not intended to identify insignificant deficiencies. Similarly, I can only inspect for evidence of vermin infestation, and advise the hiring of a licensed exterminator.
With regards to plumbing and electrical systems that is not visible due to being placed in interior walls, I cannot be responsible for any leaks that may occur before, during or after the course of the inspection.
As I am not destructive during my inspections we cannot and may not be able to give an accurate condition of the piping within the walls.
I highly encourage all clients to complete a FINAL walk through of the property prior to closing.
My inspection may occur many weeks before your closing date, sometimes 3 months or more. Please remember, the home will likely have been lived in during that time and consequently a “moving day” will have occurred. A “lived in” home gets wear and tear and it may not be in exactly the same condition as the day of the inspection. Remember that the seller may be experiencing some stress of selling, finding another home and then moving day. I take many, many pictures throughout the inspection for this reason. Some may not be included in the report but are on file with me if needed.
Please refer to the completed inspection report to ensure all defects noted within the report have been repaired if required.
Visit http://nachi.org/sop.htm to learn more about the scope of a home inspection.

Photo 60	Photo 61
Photo 69	Photo 70
Photo 120   Wood stove not hooked up during inspection, recommend removal from basement all together	Photo 122

6) trip hazards were found in the driveway due to cracks, settlement, heaving and/or deterioration. A qualified contractor should evaluate and repair or replace driveway sections as necessary to eliminate trip hazards.

Photo 2   Driveway is beyond normal repair, recommend excavation and re-install	Photo 3
Photo 50   Culvert in driveway should be dug out as it may become more protruding with frost heaving and could damage lower riding cars, also a trip hazard

7) trip hazards were found in sidewalk and/or patio sections due to cracks, settlement, heaving and/or deterioration. A qualified contractor should evaluate and repair or replace sections as necessary to eliminate trip hazards.

Photo 51   Trip hazard in front walkway

Photo 52   Interlock in walkway has settled, could be removed and re-installed with proper packing of soil and sand base

8) Guardrails in one or more areas were loose. This is a safety hazard. A qualified person should repair or replace as necessary, and as per standard building practices.

Photo 21   Recommend remove old railing, very loose and has some dry rot. Someone could lean on it expecting it to be safe, better to not have it than have it unsafe.

Photo 22   Hieght of deck does necesarily require railing

9) Evidence of erosion was found in one or more sections of the yard or landscaped areas. Recommend having a qualified person evaluate and make repairs as necessary to repair erosion, and to prevent erosion in the future.

10) Rot or water damage was found at in decking boards. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.

Photo 23   Some deck boards are beginning to rot on the ends,

Photo 24   Deck is not in grat condition however it could be saved with some work, bracing and some paint would help it last a few more years

11) The perimeter grading sloped towards the building in one or more areas. This can result in water accumulating around the building foundation. Recommend grading soil so it slopes down and away from the structure with a slope of at least 5% (10% or better is optimal) for at least 6 feet.

Photo 18   Needs landscaping in most areas around house, negative slope will direct water toward foundation causing erosion, possibly water into basement.

12) Several tree stumps were close to the building exterior. Wood destroying insects such as carpenter ants nest in such stumps and are more likely to infest the building as a result. Recommend having large tree stumps within a few feet from the building removed, by a qualified tree service contractor if necessary.

13) Vegetation was in contact with the building exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the building exterior.

Photo 7   Vegetation is close to foundation, should be at least 1 foot away	Photo 9   View across front, building sits square with no visible leaning or racking
Photo 10	Photo 20
Photo 25

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

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

Improving perimeter grading

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

Ideally, water should not enter basements, but if water must be controlled after it enters the basement, then typical repairs include installing a sump pump.

Photo 97   Below basement stairs drywall has some mould like growth from water intrusion, recommend remove and dispose of drywall. Wear at the minimum a dust mask, safety glasses and gloves for personal protection.

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15) Parging on foundation walls was damaged or deteriorated. A qualified person should repair as necessary.

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16) Some foundation and/or footings sections were obscured by being below grade and couldn't be fully evaluated.

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17)   In accordance with the InterNACHI Standards of Practice pertaining to Exteriors, this report describes the
exterior wall coverings and trim. Inspectors are required to inspect the exterior wall coverings, flashing,
trim, all exterior doors, the stoops, steps porches and their associated railings, any attached decks and
balconies and eaves, soffits and fascias accessible from ground level. Inspectors shall also inspect
adjacent or entryway walkways, patios, and driveways; vegetation, grading, surface drainage, and
retaining walls that are likely to adversely affect the building.

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18)   Maintenance Tips: Vinyl and metal siding are extremely popular because they require less periodic maintenance than other types of siding materials. However, it is still necessary for the homeowner to periodically--at least once a year--carefully examine siding panels as well as ensure all J-channels around windows and doors are secure and drain properly. Vinyl and metal siding should be cleaned following the manufacturers instructions

Photo 8   Vinyl siding is in very good condition with only a couple of minor crack as shown.

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19)   In accordance with the InterNACHI Standards of Practice pertaining to Structural Components, this report
describes the foundation, floor, wall, ceiling and roof structures and the method used to inspect any
accessible under floor crawlspace areas. Inspectors are required to inspect and probe the structural
components of the home, including the foundation and framing, where deterioration is suspected or
where clear indications of possible deterioration exist. Probing is not done when doing so will damage
finished surfaces or when no deterioration is visible or presumed to exist. Inspectors are NOT required to
offer an opinion as to the structural adequacy of any structural systems or components or provide
architectural services or an engineering or structural analysis of any kind. Despite all efforts, it is
impossible for a home inspection to provide any guaranty that the foundation, and the overall structure
and structural elements of the building is sound. The inspector suggests that if the client is at all
uncomfortable with this condition or our assessment, a structural engineer be consulted to independently
evaluate any specific concern or condition, prior to making a final purchase decision.

Photo 5   Cannot verify if downspouts drain to weeping tiles or under driveway recommend further investigation to make sure they are not draining beside foundation which can cause erosion below footings as well as water intrusion in basement	Photo 6   Some areas of foundation need parging repair, helps keep water from entering behind parging and loosening more when frozen
Photo 27   Parging repairs needed	Photo 29
Photo 30	Photo 31

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20)   Contractors use a term called parging when applying a thin coat of mortar or concrete to a wall in order to protect and repair its surface from the effects of air voids or to improve the appearance of concrete block. The appearance then becomes that of stucco.

Should you find yourself in need of parging a wall and wish to consider doing it yourself here are a few things worth noting. You will need to have the proper tools for application which may be found in any hardware, home improvement, or lumber supply store. Portland cement, sand and water are the ingredients used to create the parging mixture.

Parging Application Steps:

Mix Portland Cement, sand and water to a consistency you find easy to apply
Dampen the wall surface with water
Using a trowel, apply a very thin layer of your mixture to the wall surface
Apply the mixture by overlapping and use a sweeping curved motion
The steps used above in parging your concrete wall surface will create a surface that can be painted for a finished look.

Read more: http://www.doityourself.com/stry/parging-explanation#ixzz0qDuZgRhR

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21)   Basement windows

Photo 19   Basement windows are old, good condition for their age and very inefficient. Recommend budget for replacement windows in the future

Roof / Attic

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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; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. Only active leaks and evidence of past leaks observed during the inspection are reported on as part of this inspection. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice.
Condition of roof structure: Appeared serviceable
Roof type: Gable
Age of roof surface(s): approx 10 years
Source for building age: Inspector's estimate
Roof inspection method: Traversed
Condition of shingle and/or shake roof surface materials: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Required repair, replacement and/or evaluation (see comments below)Chimney
Condition of gutters, downspouts and extensions: Appeared serviceable
Gutter and downspout material: Metal
Gutter and downspout installation: Full

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22) Possible substandard slope so that significant amounts of water accumulate in them rather than draining through the downspouts. This can cause gutters to overflow, especially when organic debris such as leaves or needles have accumulated in them. A qualified contractor should evaluate and make repairs as necessary, such as correcting the slope in gutters or installing additional downspouts and extensions if necessary.

Photo 47   Standing water in gutters, slopes to corner with no downspout

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23) Debris had accumulated in most gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the building exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.

Photo 43	Photo 44   Standing water in gutters, recommend a good cleaning and check to see if enough slope.
Photo 48

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24) One or more downspouts are clogged with debris. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the building exterior or make water accumulate around the foundation. Downspouts should be cleared now and as necessary in the future.

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25) All attic and roof structure sections were not evaluated due to lack of access from the following conditions: no hatch found.

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26) Attic spaces less than 30 inches in height appeared to exist in this building and had no access. This is acceptable as per standard building practices. However, these spaces were not inspected and are excluded from this inspection.

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27)   In accordance with the InterNACHI Standards of Practice pertaining to Roofing, this report describes the
roof coverings and the method used to inspect the roof. Inspectors are required to inspect the roof
covering, roof drainage systems, flashings, skylights, chimneys and roof penetrations. The following web
sites are an excellent resource of information on roofs:
http://www.home-roofs.com and http://www.roofhelper.com

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28)   Attic ventilation

Photo 45   3 roof vents and 2 gable vents appear to be well ventilated, cannot verify if soffit vents are active as there is no attic access

Photo 46

Electric

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Limitations: The following items are not included in this inspection: generator systems, 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, does not determine if this system has an adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs, nor determine the operability of every wall switch.
Electric service condition: Required repair, replacement and/or evaluation (see comments below)
Primary service type: Overhead
Service voltage (volts): 120
Service amperage (amps): 60
Primary service overload protection type: Fuses
Service entrance conductor material: Aluminum
Main disconnect rating (amps): 100
System ground: Not determined
Condition of main service panel: Appeared serviceable
Condition of sub: Near, at or beyond service life
Location of main service panel #A: Basement
Location of main disconnect: Breaker at top of main service panel
Branch circuit wiring type: Non-metallic sheathed
Condition of branch circuit wiring: Serviceable
Solid strand aluminum branch circuit wiring present: None visible
Condition of smoke detectors: Appeared serviceable
Smoke detectors present: Yes
Carbon monoxide detectors present: No
Smoke detector power source: Battery

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29) One or more electric receptacles at the exterior had no visible ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. Recommend having a qualified electrician evaluate to determine if GFCI protection exists, and if not, repair as necessary. For more information, visit:
http://www.mikeholt.com/documents/nec/pdf/GFCI_requirement_page2.pdf

Photo 4   Hot neutral reversed in outside recepticle, recommend replace with GFCI outlet and correct polarity

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30) No electric receptacle was visible in bathroom. This is an inconvenience and potential safety hazard since it may result in extension cords being used. Recommend having a qualified electrician install ground fault circuit interrupter (GFCI) protected receptacle(s) as per standard building practices.

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31) This property has a fuel burning appliance, and no carbon monoxide detectors were visible. This is a safety hazard. Recommend installing one or more carbon monoxide detectors as necessary and as per the manufacturer's instructions. For more information, visit:
http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html

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32) 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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33) Branch circuit wiring installed in buildings built prior to the mid 1980s is typically rated for a maximum temperature of only 60 degrees Centigrade. 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 Centigrade. Connecting older, 60 degree-rated wiring to such newer fixtures is a potential safety hazard due to the risk of fire. Repairs for such conditions often involve replacing the last few feet of wiring to newer fixtures with new 90 degree-rated wire. This often requires 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 that this safety hazard may be present in this building. Recommend consulting with the property owner to determine if and when newer fixtures were installed, and/or to have a qualified electrician evaluate and repair as per standard building practices.

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34) The electric service to this property appeared to be rated at substantially less than 200 amps, and may be inadequate for the client's needs. Recommend consulting with a qualified electrician about upgrading to a 200 amp service.

Photo 108   OLder fuse panel with very few circuits, recommend upgrade to at least 100 amp and breakers	Photo 109   Container of blown fuses indicates that fuses may blow on a regular basis,
Photo 110   100 amp main breaker panel	Photo 111

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35)   There are a wide variety of electrical systems with an even greater variety of components, and any one
particular system may not conform to current standards or provide the same degree of service and
safety. What is most significant about electrical systems however is that the national electrical code
[NEC] is not retroactive, and therefore many residential systems do not comply with the latest safety
standards. Regardless, we are not electricians and in compliance with our standards of practice we only
test a representative number of switches and outlets and do not perform load-calculations to determine if
the supply meets the demand. However, in the interests of safety, we regard every electrical deficiency
and recommended upgrade as a latent hazard that should be serviced as soon as possible, and that the
entire system be evaluated and certified as safe by an electrician. Therefore, it is essential that any
recommendations that we may make for service or upgrades should be completed before the close of
escrow, because an electrician could reveal additional deficiencies or recommend some upgrades for
which we would disclaim any further responsibility. However, we typically recommend upgrading outlets
to have ground fault protection, which is a relatively inexpensive but essential safety feature. These
outlets are often referred to as GFCI's, or ground fault circuit interrupters and, generally speaking, have
been required in specific locations for more than thirty years, beginning with swimming pools and exterior
outlets in 1971, and the list has been added to ever since: bathrooms in 1975, garages in 1978, spas and
hot tubs in 1981, hydro tubs, massage equipment, boat houses, kitchens, and unfinished basements in
1987, crawlspaces in 1990, wet bars in 1993, and all kitchen countertop outlets since 1996. Similarly,
AFCI's or arc fault circuit interrupters, represent the very latest in circuit breaker technology, and have
been required in all bedroom circuits since 2002. Arc faults stops electrical fires saving numerous people
each year. We highly recommend installing them at every circuit as a prudent safety feature.

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36)   In accordance with the InterNACHI Standards of Practice pertaining to Electrical Systems, this report
describes the amperage and voltage rating of the service, the location of the main disconnect and any
sub panel(s), the presence of solid conductor aluminum branch circuit wiring, the presence or absence of
smoke detectors and wiring methods. Inspectors are required to inspect the viewable portions of the
service drop from the utility to the house, the service entrance conductors, cables and raceways, the
service equipment and main disconnects, the service grounding, the interior components of the service
panels and sub panels, the conductors, the over-current protection devices (fuses or breakers), ground
fault circuit interrupters and a representative number of installed lighting fixtures, switches and
receptacles. All issues or concerns listed in this Electrical section should be construed as current and a
potential personal safety or fire hazard. Repairs should be a priority, and should be made by a
qualified, licensed electrician.

Plumbing / Fuel Systems

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Limitations: The following items are not included in this inspection: private wells and sewage disposal systems; main, side and lateral sewer lines; gray water systems; pressure boosting systems; incinerating or composting toilets; fire suppression sprinkler 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 determining the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Location of main water meter: no meter
Location of main water shut: basement
Water service: Public
Water pressure (psi): 60 psi
Service pipe material: Galvanized steel
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of waste lines: Required repair, replacement and/or evaluation (see comments below)
Waste pipe material: Cast iron
Condition of fuel system: none

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37) Copper water supply pipes in buildings built prior to 1986 may be joined with solder that contains lead. Lead is a known health hazard, especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained about 50 percent lead. The client should be aware of this, especially if children will be living in this structure. Evaluating for the presence of lead in this structure is not included in this inspection. The client should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions such as these may be advised:

Flush water taps or faucets. Do not drink water that has been sitting in the plumbing lines for more than six hours.

Install appropriate filters at points of use.

Use only cold water for cooking and drinking. Hot water dissolves lead more quickly than cold water.

Use bottled or distilled water.

Treat well water to make it less corrosive.

Have a qualified plumbing contractor replace supply pipes and/or plumbing components as necessary.

For more information visit:
http://www.cpsc.gov/CPSCPUB/PUBS/5056.html
http://www.epa.gov/safewater/lead/index.html

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38) The main water service pipe material was galvanized steel. Based on the age of the building or apparent age of the pipe, and the low-flow condition of the water supply system, this service pipe may have significant interior corrosion and need replacing. Replacing the service pipe may significantly increase flow to the water supply pipes. A qualified plumber should evaluate and repair as necessary.

Photo 117   No wate meter installed	Photo 118   This would be your main water shut off
Photo 119   Older galvanized or possibly lead service pipes from town water.

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39) Moderate flow restriction was found at one or more showers. A qualified plumber should evaluate and repair as necessary.

Photo 76	Photo 77   Shower doesn't have much pressure, could be from partially turned off valve, shower head could be clogged, sediment in pipes
Photo 78   Diverter valve in tub does not fully close or open, this pic is with shower running, still some water coming from filler. This could also be the cause of low flow in shower.

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40) All water supply pipes in the basement were uninsulated. Recommend insulating pipes as per standard building practices for better energy efficiency and to prevent water pipes from freezing.

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41) outside faucets were not the "frost-free" design, and are more likely to freeze during cold weather. Recommend having a qualified plumber upgrade these with frost-free faucets to prevent freezing and pipes burstin

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42) Because of finding cast iron waste pipe noted in this report, or evidence of wear on waste line clean out caps, waste lines may have had a history of clogging and need repair or replacement. The client should be aware that they are responsible for repairs to the side sewer line, and usually for the publicly owned lateral line. The client should consult with the property owner regarding past repairs. Recommend having a qualified plumber inspect the waste lines using a video scope device to determine if they need repair or replacement. Note that repairs are often expensive due to the need for excavation.

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43) Based on the apparent age of the waste lines and/or observations made during the inspection, some of the waste lines in this building were near the end of their service life. The client should monitor these lines for leaks and budget for replacing lines as necessary in the near future.

Photo 95   Cast iron waste pipe, corrodes from inside and may slow down drains, will eventually leak and need replacement with ABS	Photo 96
Photo 98	Photo 99   Galvenized pipe from kitchen drain, recommend monitor for leaks and slow drainage, if noted replace with ABS
Photo 102

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44)   In accordance with the InterNACHI Standards of Practice pertaining to Plumbing systems, this report
describes the water supply, drain, waste and vent piping materials and the water heating equipment,
energy source and location of the main water and main fuel shut-off valves, when readily viewable or
known. Inspectors are required to inspect the interior water supply and distribution systems, all fixtures
and faucets, the drain waste and vent systems (including all fixtures for conveying waste), the water
heating equipment (vent systems, flues and chimneys of water heaters or boiler equipment), fuel storage
and distributions systems for water heaters and/or boiler equipment and drainage sumps, sump pumps
and associated piping. Some simple plumbing repairs, such as a typical trap replacement, can be
performed by a competent handyman. However, any more complex issues such as incorrect venting or
improperly sloped drains should be repaired by a licensed plumber. All gas related issues should only
be repaired by a licensed contractor —since personal safety is involved.

Water Heater

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Limitations: The following items are not included in this inspection: solar water heating systems; circulation systems. 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.
Condition of water heater: Appeared serviceable
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 40
Manufacturer: Rheem
Water temperature (degrees Fahrenheit): 125 f
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable

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45) The estimated useful life for most water heaters is 8 to 12 years. The inspector was unable to determine the age of the water heater due to the manufacturer's label being obscured, no serial number being visible, or the serial number not clearly indicating the age. The client should be aware that this water heater may be near, at, or beyond its useful life and may need replacing at any time. Recommend attempting to determine the water heater's age, and budgeting for a replacement if necessary.

Photo 114

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46)   There are a wide variety of residential water heaters that range in capacity from fifteen to one hundred gallons. They
can be expected to last at least as long as their warranty, or from 8 to 12 years, but they will generally last longer.
However, few of them last longer than fifteen or twenty years and many eventually leak. So it is always wise to have them installed over a drain pan plumbed to the exterior. Also, it is prudent to flush them annually to remove minerals that include the calcium chloride bi-product of many water softening systems. The water temperature should be set at a
minimum of 110 degrees fahrenheit to kill microbes and a maximum of 140 degrees to prevent scalding. Also, water heaters can be dangerous if they are not seismically secured and equipped with a pressure/temperature relief valve.

Heating

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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 system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.
Condition of heating system: Appeared serviceable
Location of heating system: Basement
Heating type: Forced air
Fuel type: Natural gas
Manufacturer: Olsen
Last service date: unknown
Source for last service date:
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
Condition of distribution system: Appeared serviceable
Distribution system: Ducts and registers
Condition of controls: Appeared serviceable
Location of air filters: At base of air handler

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47) Because of the age of this furnace, recommend that a qualified heating and cooling technician inspect the heat exchanger and perform a Carbon Monoxide test when it's serviced.

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48) The burner flame(s) were yellow or orange rather than blue. This may be caused by inadequate combustion air and/or dirty or clogged burners. A qualified contractor should evaluate and repair as necessary.

Photo 113   Furnace burners have yellowish flame, indicates cleaning and service needed

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49) The last service date of this system appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client should 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 one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. For more information visit:
http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html

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50) The estimated useful life for most forced air furnaces is 15 to 20 years. This furnace 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.

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51) One or more air filters were dirty, deteriorated. A qualified person should replace filter(s) as necessary. Filters should be checked monthly and maintained as necessary in the future.

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52)   In accordance with the InterNACHI Standards of Practice pertaining to Heating and Air Conditioning
(HVAC) systems, this report describes the energy source and the distinguishing characteristics of the
heating and cooling system(s). Inspectors are required to open readily openable access panels and
visually inspect the installed heating equipment and associated vent systems, flues and chimneys; and
central air conditioning equipment and distribution systems. The HVAC system inspection is general and
not technically exhaustive. The inspector will test the heating and air conditioner using the thermostat
and/or other normal controls. The inspector highly recommends that a standard, seasonal or
yearly, Service and Maintenance Contract with an HVAC contractor be obtained. This provides a
more thorough investigation of the entire home's heating, air conditioning and filtering system as well as
maintaining it at peak efficiency —thereby increasing service life.

Fireplaces / Stoves / Chimneys

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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, nor 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.
Condition of chimneys: Near, at or beyond service life
Chimney type: Masonry

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53) The masonry chimney at location #A showed major evidence of deterioration, including spalled mortar, bricks, concrete. A qualified contractor should evaluate and repair as necessary.

Photo 35	Photo 36
Photo 37	Photo 38
Photo 39   Chimney is in poor condition, recommend repairs by qualified mason before next heating season	Photo 40

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54) The rain cap for the chimney flue at location #A was missing. They prevent the following:

Rainwater entering flues and mixing with combustion deposits, creating caustic chemicals which can corrode flues

Rainwater entering flues and causing damage to masonry from freeze-thaw cycles

A qualified person should install or replace rain caps, or make repairs where necessary.

Kitchen

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Limitations: The following items are not included in this inspection: free-standing or portable appliances such as dishwashers, trash compactors, refrigerators, freezers, ice makers; specialty appliances such as hot water dispensers, water filters and trash compactors; 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 such as dishwashers, garbage disposals, trash compactors, ovens, broilers, etc.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of range, cooktop: Appeared serviceable
Range, cooktop type: Natural gas
Condition of refrigerator: Appeared serviceable

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55) Stains were found in the shelving or cabinet components below one or more sinks. Plumbing leaks may have occurred in the past. Recommend consulting with the property owner about this, and if necessary, having a qualified person evaluate and repair.

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56) Some cabinet surfaces, drawers and/or doors showed minor deterioration, damage.

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57) Minor wear was found at the kitchen sink.

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58)   Inspector observed and operated the basic functions of the following appliances: Permanently installed
dishwasher(s), through its normal cycle; Range, cook top, and permanently installed oven; Trash
compactor; Garbage disposal; Ventilation equipment or range hood; Permanently installed microwave
oven; and Conveying laundry appliances. Interior refrigerator/freezer temperatures are not tested.
Inspection of stand-alone freezers and secondary refrigerators are outside the scope of this inspection. No
opinion is offered as to the adequacy of dishwasher operation. Oven self or continuous cleaning
operations, cooking functions, clocks, timing devices, lights and thermostat accuracy are not tested
during this inspection. Appliances are not moved and the condition of any walls or flooring hidden by
them cannot be judged.

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59)  

Photo 53	Photo 54
Photo 55	Photo 56   Gas stove unplugged on arrival. Client chose to plug in and test and was satisfied that stove is working properly
Photo 59

Bathrooms / Laundry / Sinks

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Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; bidets, 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:
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of laundry facilities: Appeared serviceable
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes

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60) Leaking or dripping was found at the shower diverter valve at location #A. A qualified plumber should evaluate and repair as necessary.

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61) The bathroom with a shower at location #A didn't have an exhaust fan installed. Moisture accumulation will occur and may damage the structure. Even if the bathroom has a window that opens, it likely does not provide adequate ventilation, especially during cold weather when the window is closed. A qualified contractor should install exhaust fans as per standard building practices where missing in bathrooms with showers.

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62) Minor wear was found at the bathtub at location #A.

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63)   http://www.cpsc.gov/CPSCPUB/PUBS/5022.html

Interior Rooms / Areas

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Master Bedroom:
Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; sources of obnoxious odors; cosmetic deficiencies 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 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 of odors is not within the scope of this inspection.
Exterior door material: Wood
Condition of interior doors: Appeared serviceable
Type of windows: Vinyl
Condition of windows: Appeared serviceable
Wall type or covering: Drywall or plaster
Condition of walls: Appeared serviceableNormal cracks, wear
Ceiling type or covering: Drywall or plaster
Condition of ceilings: Normal cracks
Flooring type or covering: Carpet, Vinyl, Wood, Tile
Condition of flooring: Appeared serviceable

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64) Some ceiling areas in this structure had tiles possibly installed prior to 1980. This material may contain asbestos, which is a known carcinogen and poses a health hazard. Laws were passed in the United States in 1978 prohibiting use of asbestos in residential structures, but stocks of existing materials have been known to be used for some time thereafter. The client may wish to have this ceiling 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.cpsc.gov/CPSCPUB/PUBS/453.html

Photo 121   Water stains on basement ceiling tiles, no plumbing above this area, recommend evaluation when tiles are removed to see why stains are present.

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65) One or more exterior doors had major deterioration. A qualified person should repair or replace as necessary.

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66) The weatherstrip around one or more exterior doors was missing. A qualified person should repair or replace as necessary.

Photo 67   Large gap below front door.

Photo 68

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67) Recommend having carpeting professionally cleaned as necessary.

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68)   In accordance with the InterNACHI Standards of Practice pertaining to Interiors, inspectors are required
to inspect walls, ceilings and floors, steps, stairways and railings, installed countertops and a
representative number of installed cabinets, and representative number of doors and windows. Garage
door(s) and automatic garage door operators are inspected for proper function and the operation of
installed safety features. If the home is occupied, the possessions of the owner necessarily conceal some
areas/items. These are exempt from inspection. All reasonable attempt is made to more closely inspect
behind the owner's possessions if any hint of a problem is found or suspected.

Structural Pest Findings

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Limitations: This report only includes findings from accessible and visible areas on the day of the inspection. In addition to the inaccessible areas documented in this report, examples of other inaccessible areas include: sub areas less than 18 inches in height; attic areas less than five feet in height, areas blocked by ducts, pipes or insulation; areas where locks or permanently attached covers prevent access; areas where insulation would be damaged if traversed; areas obscured by vegetation. All inaccessible areas are subject to infestation or damage from wood destroying organisms. The inspector does not move furnishings, stored items, debris, floor or wall coverings, insulation, or other materials as part of the inspection, nor perform destructive testing. Wood destroying organisms may infest, reinfest or become active at anytime. No warranty is provided as part of this inspection.
Visible evidence of active wood destroying insects: No
Visible evidence of active wood decay fungi: No
Visible evidence of past wood destroying insects: No
Visible evidence of past wood decay fungi: No
Visible evidence of damage by wood destroying insects: No
Visible evidence of damage by wood decay fungi: No
Visible evidence of conditions conducive to wood destroying organisms: No

Please read:

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69)   This inspection meets or exceeds the Standards of Practice for the National Association of
Certified Home Inspectors (NACHI). It is intended as a general guide to help you make an evaluation
as to the overall condition of the home. It is not intended to place a value on the home nor make any
representation as to the advisability of purchase. It is not a guarantee or warranty. It is not an insurance
policy.
The report reflects the opinion of the inspector(s), based upon visual impressions of conditions
that existed at the time of inspection. The inspection is not intended to be technically exhaustive or
to imply that every component in the home was inspected. No disassembly of equipment, opening of
walls, moving of furniture or stored items was performed. All components which were
concealed or obscured from observation at the time of inspection (including those concealed
by clutter and stored items) are necessarily excluded from the report. Unless noted otherwise the
house exterior was inspected from the ground. Only a representative sampling of parts and components
(windows, electrical outlets, roof shingles, exterior wall trim and cladding, etc.) were examined and are
within the scope of this inspection. Unless noted otherwise roofs and roofing materials are inspected by
walking on the roof when possible. If the roof is to high or dangerous we will observe by binoculars or
from windows overlooking the roof.
Environmental hazards are not within the scope of the inspection and are excluded from the
report. Any hazards noticed while performing the building inspection will be listed in the
"Possible Environmental Hazards" section for your convenience so you can have them further
investigated by an expert. These hazards include but are not limited to radon gas, carbon monoxide,
lead and lead paint, buried storage tanks, asbestos, vermiculite, urea formaldehyde, and mold. Also
excluded from the report are heating system heat exchangers, pools, hot tubs, spas, fountains, exterior
lighting, water wells, zoning ordinances, intercoms, playground equipment, sports courts, elevators,
outbuildings, septic tanks and sewage systems, water treatment equipment, security systems, sprinkler
systems (both fire and lawn), bridges (over culverts, streams, ponds, etc.), generators, greenhouses, and
central vacuum systems. Condo common areas are excluded. This is not an inspection for insects
(including wood destroying, unless purchased separately), rodents birds, or other infestations.
Reinspections or additional testing is not included and will incur an additional fee if needed. No warranty
or guaranty of the home or components is implied.
This inspection report is not a compliance inspection for any government codes or regulations,
nor as a property or land survey. The types of water supply (public supply or private well) and waste
disposal (public sewer or private septic system) cannot be accurately determined by a home inspection
and were not part of your home examination. I recommend you check with your local Town Hall or other
source of building records / permits to verify your type of system before purchase.

Charles Boyd

Photo 11   Front step has severe undermining or was installed this way, doesn't appear to be a problem now but could make concrete steps begin to lean or tilt in the future	Photo 12   View below front step
Photo 13   Below front step, no visible support in the middle.	Photo 14   Front window is old, likely original to the home, storm type windows installed but would be inefficient and likely frosts up in the winter or fogs up in damp weather
Photo 15   Front door is wooden with aluminum storm door. Not energy efficient, recommend new insulated door installed for energy savings.	Photo 16
Photo 17	Photo 26
Photo 28	Photo 32   Caulk around electrical mast needs repair before long to prevent water intrusion
Photo 33	Photo 34
Photo 41	Photo 42
Photo 49	Photo 57
Photo 58   Smoke detector not installed in kitchen, sitting on top of fridge	Photo 62
Photo 63	Photo 64
Photo 65	Photo 66
Photo 71	Photo 72
Photo 73	Photo 74
Photo 75	Photo 79   Toilet working well, flushed,shut off properly and secured to floor, no issues here
Photo 80   No shut offs to bathroom sink faucetts, not an issue but needs to be shut off in basement when faucetts need work	Photo 81
Photo 82   One bedroom door does not shut fully,	Photo 83
Photo 84	Photo 85
Photo 86	Photo 90   Bifold door in bedroom is off track, may need only adjustment.
Photo 91	Photo 92
Photo 93   Back door is in poor condition, client may wish to replace before next heating season	Photo 94
Photo 100   Old water stains below bathroom, appear that leaks or the cause of stains has long been repaired	Photo 101
Photo 103	Photo 104   NOte that ceramic tile of bathroom floor is visible from basement, this indicates that no underlay was installed before tiles. They may crack prematurely. Tis could be the same in the kitchen as they appear to have been installed around the same time.
Photo 105	Photo 106
Photo 107   Horizontal crack in north wall of basement, most likely caused by tree roots right outside this area, recommend stumps be removed and qualified contractor examine foundation after stumps removed with soil removed, make any needed repairs before proper backfill is put in.	Photo 112   Gas pipe below kitchen range has no drip leg, recommend consulting with licensed gas technician when service is done to see if drip leg is required and repair as needed
Photo 115	Photo 116
Photo 123

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"Anyone else is just looking around"