Coastline Home Inspection LLC

Website: http://www.coastlinehomeinspection.com
Email: coastlineinspct@optimum.net
Phone: (631) 697-6056
1 Adams Pl 
Huntington Station NY 11746-2001
Inspector: Ray Dieneman
NYS lic 16000043055

Summary Page

Property Inspection Report
Client(s): Mr. and Mrs. Smith
Property address: 123 Any Street
Anytown, NY
Inspection date: 6-12-2007

This summary page published on 2/3/2010 6:35:12 PM EST

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

Grounds
2) Safety, Repair/Replace, Evaluate - One or more 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.
3) Repair/Replace, Evaluate - Fences were damaged or deteriorated in some areas. A qualified person should repair or replace sections as necessary.
4) Repair/Replace, Evaluate - Rot or water damage was found at one or more decks, porches or balconies in decking boards. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.
5) Repair/Replace, Evaluate - Rot or water damage was found at one or more sections of guardrails, including rail posts. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.
6) Repair/Replace, Evaluate - Rot or water damage was found at one or more sets of exterior stairs in treads. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.
7) Repair/Replace, Evaluate - The driveway had significant cracks, settlement, heaving and/or deterioration in one or more areas. A qualified contractor should evaluate and repair or replace sections as necessary.
8) Repair/Replace - 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.

Exterior / Foundation
10) Repair/Replace, Evaluate, Monitor - 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.

    Garage / Carport
    15) Safety, Repair/Replace, Evaluate - The self-closing device on the garage-dwelling door is missing. This door is intended to prevent vehicle fumes from entering living spaces and to slow the spread of fire from the garage to living spaces. A qualified person should evaluate and make repairs as necessary.
    16) Safety, Repair/Replace, Evaluate - Safety containment cables were missing for one or more vehicle door springs. This is a safety hazard. Safety containment cables prevent springs from snapping free and causing damage or injury. A qualified contractor should evaluate and make repairs or replace components as necessary. For more information on garage door safety issues, visit:
    http://www.cpsc.gov/cpscpub/pubs/523.html
    http://www.ohdstl.com/safety.html

    Electric
    17) Safety, Repair/Replace, Evaluate - One or more overcurrent protection devices (circuit breakers or fuses) in panel # were "double tapped", where 2 or more wires were clamped in a terminal designed for only one wire. This is a safety hazard since the bolt or screw may tighten securely against one wire, but leave others loose. Arcing, sparks and fires may result. A qualified electrician should evaluate and repair as necessary.
    18) Safety, Minor Defect - Several junction box cover plates were missing, in the attic. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. A qualified person should repair as necessary.
    19) Repair/Replace, Evaluate - One or more electric receptacles at the garage 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

    Water Heater
    20) Safety, Repair/Replace - 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. A qualified plumber should install a drain line as per standard building practices. For example, extending to 6 inches from the floor, or routed so as to drain outside.

    Fireplaces / Stoves / Chimneys
    23) Repair/Replace, Evaluate - The masonry chimney at location # showed major evidence of deterioration, including loose, deteriorated mortar, bricks. A qualified contractor should evaluate and repair as necessary.
    24) Repair/Replace, Evaluate - The masonry chimney crown at location # was deteriorated. The crown is meant to keep water off of the chimney structure. The chimney can be damaged by wet masonry going through freeze-thaw cycles. A properly constructed chimney crown should:

  • Be constructed using either pre-cast concrete slabs, cast-in-place steel reinforced concrete, solid stone, or metal
  • Be sloped down from the flue a minimum of 3 inches of fall per foot of run
  • Extend a minimum of 2-1/2 inches beyond the face of the chimney on all sides
  • Not directly contact the flue liner (if installed), and this gap should be filled with flexible caulk
  • Have flashing installed between the bottom of the crown and the top of the brick chimney

    A qualified chimney service contractor or mason should evaluate and repair or replace the crown as necessary.
    25) Repair/Replace - Gaps were found between the chimney at location # and the building exterior. A qualified person should repair as necessary to prevent water, insect and/or vermin intrusion.

    Bathrooms / Laundry / Sinks
    27) Repair/Replace - The bathroom with a shower at location #C 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.

    Interior Rooms / Areas
    28) Safety, Repair/Replace - One or more exterior doors had deadbolts installed with no handle, and require a key to open them from both sides. This can be a safety hazard in the event of a fire when the key is not available. The door cannot be used as an exit then, causing entrapment. Key-only deadbolts should be replaced with deadbolts that have a handle on the inside on exterior doors in rooms with no other adequate egress nearby.