| Property Inspection Report | |
| Client(s): | ########## |
| Property address: | ########## ########## |
| Inspection date: | 6/12/2011 |
This report is the exclusive property of Countryside Home Inspections and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
 | 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 |
 | Minor Defect | Correction likely involves only a minor expense |
 | Maintain | Recommend ongoing maintenance |
 | Evaluate | Recommend evaluation by a specialist |
 | Monitor | Recommend monitoring in the future |
 | Comment | For your information |
Wood Destroying Organism Concerns
Concerns relating to wood destroying organisms are shown as follows:
 | Infestation | Evidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.) |
 | Damage | Damage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.) |
 | Conducive conditions | Conditions 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| General information | Return to table of contents |
Structures built prior to 1979 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(s) 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 these websites:
Some wall, floor and/or ceiling surfaces were obscured by furniture and/or stored items. Some areas couldn't be evaluated.
| Roof | Return to table of contents |
Rust and/or corrosion is visible on one or more sections of metal roofing. A qualified roofing contractor should evaluate and either replace or repaint panels as necessary.
 Photo 9 Rust along edge of metal roof
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Gaps were found in one or more roof surface seams. These may result in leaks. A qualified roofing contractor should evaluate and repair as necessary.
 Photo 8 Lifted seams
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One or more plumbing vent pipes terminate less than six inches above the roof surface below. Debris or snow may block openings, and may result in sewer gases entering living spaces. A qualified contractor should evaluate and make repairs as necessary so vent pipes terminate at least six inches above roof surfaces.
 Photo 7 Roof penetrated by plumbing vent
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Flashing is detached along the chimney. This should be re-attached to prevent water penetration.
 Photo 1 loose flashing around chimney
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There are lifted shingles on the roof that if left unattended may eventually allow water to penetrate the roof decking. Recommend repairs as needed to prevent damage to the roof and/or dwelling below.
 Photo 2 Raised shingles on addition roof
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 Photo 11 Opposing view of addition roof
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Debris has accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the structure's exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.
 Photo 15 Standing water in gutter
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 Photo 16 Standing water in gutter
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Moss is growing on the roof. As a result, shingles may lift or be damaged. Leaks may result and/or the roof surface may fail prematurely. This is a conducive condition for wood destroying insects and organisms. Efforts should be taken to kill the moss during its growing season (wet months). Typically zinc-based chemicals are used for this, and must be applied periodically. For information on various moss treatment products and their pros and cons, visit:
 Photo 10 Moss around skylight
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The roof structure below the surface is "skip sheathed" where batten boards rather than sheets of plywood support the roof surface. Installing a composition fiberglass or asphalt roof in the future will require the additional expense of installing sheathing, such as plywood or oriented strand board (OSB) over the batten boards.
| Exterior | Return to table of contents |
One or more trip hazards were found in sidewalk and/or patio sections due to cracks, settlement and/or heaving. A qualified contractor should evaluate and repair or replace sidewalk and/or patio sections as necessary to eliminate trip hazards.
 Photo 23 Uneven walkway
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 Photo 24 |
One or more ground fault circuit interrupter (GFCI) electric receptacles did not trip when tested. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary.
 Photo 26 |
One or more downspouts have no extensions, or have extensions that are ineffective. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Repairs should be made as necessary, such as installing or repositioning splash blocks, or installing and/or repairing tie-ins to underground drain lines, so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure.
 Photo 19 Improperly directed downspout extension
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 Photo 20 Improperly directed downspout extension
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Siding is damaged and/or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs and/or replace siding as necessary to prevent water and vermin intrusion.
 Photo 5 Distorted siding
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 Photo 6 Distorted siding over front porch
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 Photo 12 Damaged vinyl siding
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 Photo 13 Damaged vinyl siding
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 Photo 14 Improper termination of vinyl trim
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 Photo 25 Damage to siding
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Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's 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 structure's exterior.
 Photo 21 Vegetation encroaching upon front porch
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 Photo 22 Vegetation encroaching upon front porch
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Recommend resealing asphalt driveway.
 Photo 17 Cracks in asphalt
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 Photo 18 Cracks in asphalt
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Minor cracks were found in one or more sidewalk or patio sections. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
 Photo 27 Crack in patio
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 Photo 28 Crack in patio
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| Garage | Return to table of contents |
Safety containment cables are 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:
 Photo 32 Missing safety cable
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Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. 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. Cover plates should be installed where missing.
 Photo 31 Uncovered box
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One or more garage electric receptacles appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all garage receptacles, except for one for use with a refrigerator or freezer, have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
One or more sections of wiring that weren't terminated were found. This is a potential safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary. For example, cutting the wire to length and terminating the wire with wire nuts in a securely anchored, covered, properly sized junction box.
 Photo 30 Exposed wires under panel
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Electric feed conductors to garage sub-panel have been cut so they would fit into the panel lugs. There is also a double tapped breaker in the panel. Recommend corrections be made by a qualified contractor.
 Photo 35 Service conductor to sub panel
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 Photo 36 Double tapped breaker
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Much of the garage, including areas around the interior perimeter and in the center are excluded from this inspection due to lack of access from stored items.
 Photo 33 View of walls obstructed
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 Photo 34 View of walls obstructed
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The main service breaker in the garage sub-panel was turned off, therefore operation of the door opener, lights, and outlets was not possible.
View of Garage
 Photo 29 Detached garage
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| Attic | Return to table of contents |
Ventilation is substandard in the attic. Inadequate attic ventilation may result in high attic and roof surface temperatures, reduce the life of the roof covering materials and increase cooling costs. High levels of moisture are also likely, and can be a conducive condition for wood destroying insects and organisms. Standard building practices require one square foot of vent area for 150 to 200 square feet of attic space. Vents should be evenly distributed between soffits, ridges and at corners to promote air circulation. A qualified contractor should evaluate and install vents as per standard building practices.
 Photo 41 No ventilation
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There was water staining noted around the site of a previous chimney. The area does not appear to be an active leak, but the stains are in the area of lifted metal roofing detailed in the roofong section of this report. Recommend repairs as needed by a qualified contractor to prevent further water penetration.
 Photo 39 Efflourescence in attic
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The vent pipe for the main bathroom stretches across the full distance of the house, where it terminates through the rear outer wall. Recommend re-routing this duct to a shorter exit point to ensure proper air exchange.
 Photo 37 Bathroom vent pipe
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 Photo 40 Bathroom vent pipe
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There is evidence of nesting in the attic along the eaves. Recommend sealing any openings to prevent entry into the attic.
 Photo 38 Nest in attic
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| Main Bathroom - Second Floor | Return to table of contents |
Water diverter is not securely mounted, and could allow water to penetrate into the wall. Recommend securing and caulking the diverterr as needed.
 Photo 42 Loose diverter
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Caulk is missing or deteriorated along the base of one or more bathtubs, where flooring meets the tub. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the floor structure.
 Photo 43 Chipped grout
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Caulk is missing or deteriorated above one or more bathtubs, where the tub surround meets the tub. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the wall structure.
 Photo 44 Missing caulk
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| Half Bathroom - First Floor | Return to table of contents |
The wooden countertop is waterstained and worn. Recommend repairinng the finish as needed to prevent further moisture penetration.
 Photo 53 Waterf stains/penetration
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The GFCI outlet is improperly wired in with the lighting and fan circuit. Recommend repairs be made by a qualified contractor.
 Photo 54 GFCI outlet not properly wired
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The lockset on the bathroom door sticks in the locked position. Recommend repair or replacement as needed.
| Fireplaces, woodstoves and chimneys | Return to table of contents |
Firebricks lining woodstove are cracked and/or broken. Firebricks should be replaced as necessary, and by a qualified stove or chimney service contractor if necessary. It us recommended this appliance not be used until repairs are made.
 Photo 80 Broken fire brick
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 Photo 81 Broken fire brick
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The flue pipe has been incorrectly installed, allowing flue gasses to enter the house. Recommend a qualified contractor correct the piping to prevent further contamination. It is also recommended this stove not be used until such repairs are made.
 Photo 72 Flue pipe connected improperly
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 Photo 73 Flue pipe connected improperly
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One or more chimney flues do not have a screened cover installed. Screened covers prevent the following:
 Photo 3 Missing rain cap/spark arrestor on chimney
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The chimney does not appear to be plumb. There are no visible cracks, therefore it is likely it was built out of plumb. Recommend this be monitored for signs of shifting, such as cracks between the block or gaps against the building. If such signs do appear, recommend contacting a qualified contractor to make necessary repairs.
 Photo 4 Exterior chimney not plumb
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All solid fuel burning appliances (woodstoves and fireplaces, etc.) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary.
| Interior rooms | Return to table of contents |
One or more ground fault circuit interrupter (GFCI) electric receptacles did not trip when tested with the inspector's test instrument. These devices should trip when tested with a test instrument in addition to tripping via the test buttons on the receptacles. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary.
The stairs leading the the secong story are covered with carpet and a carpet runner that is loose. these pose a trip hazard. Recommend secureing the carpet as needed to prevent tripping.
 Photo 47 Loose carpet runner
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 Photo 48 Loose carpet runner
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There are smoke detectors located in the kitchen and the second floor hallway. The kitchen unit is also a carbon monoxide detector. It is recommended smoke detectors and carbon monoxide detectors be located on every level of the house, including the basemant, and should be replaced every five years.
 Photo 49 smoke detector - second floor
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 Photo 50 Smoke detector - kitchen
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There is surface rust on the baseboard heat located in the front entrance. Sanding and painting is recommended to prevent further damage.
 Photo 45 Rusted baseboard
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 Photo 46 Rusted baseboard
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Minor cracks were found in walls in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.
 Photo 51 Crack above arch
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 Photo 52 Crack above arch
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| Kitchen | Return to table of contents |
One or more ground fault circuit interrupter (GFCI) electric receptacles did not trip when tested with the inspector's test instrument. These devices should trip when tested with a test instrument in addition to tripping via the test buttons on the receptacles. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary.
 Photo 57 GFCI outlet does not trip
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One or more electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
The dishwasher drain line is not configured with a "high loop" or "air gap". 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. It is meant to prevent water from siphoning out of the dishwasher, and to prevent water from the sink drain or food disposal from entering the dishwasher. Some dishwashers have a built-in high loop where one is not required to be configured in the drain line. The clients should try to determine if a high loop is required for this brand and model of dishwasher (review installation instructions, etc.). If one is required, or it cannot be determined if one is not required, then a qualified contractor should install a high loop as per standard building practices.
One or more sink drains have an active leak. For example, at pipe fittings and/or junctions between pipe and sink. A qualified plumber should evaluate and repair as necessary.
 Photo 58 Leak from left sink drain
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 Photo 59 Active leak from drain
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The countertop has not been properly supported, and is sagging on the right end. Recommend installation of proper support by a qualified contractor.
Caulk is missing and/or deteriorated where countertops meet backsplashes in wet areas, such as around sinks. Caulk should be replaced where deteriorated and/or applied where missing to prevent water damage.
The light in range hood is inoperable. Recommend replacing light bulb(s) or having repairs made by a qualified contractor as necessary.
One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.
Views of the kitchen
 Photo 55 Kitchen
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 Photo 56 Kitchen
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| Plumbing and laundry | Return to table of contents |
The GFCI outlet for the sump pumps does not trip when tested. Recommend replacement by a qualified contractor.
 Photo 66 Sump pupm GFCI outlet - does not trip
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No air gap, or a substandard air gap, exists for the water softener's discharge line. This is a cross connection and may result in gray and/or black water flowing back up into the water softener and/or supply lines. A qualified plumbing contractor should evaluate and repair so that a minimum 1 inch air gap or acceptable indirect drain exists for this drain line as per standard building practices.
The sump pump's power supply appears to be on a circuit shared with other receptacles or fixtures. Sump pumps should be on a dedicated circuit so it doesn't stop working when other equipment malfunctions. A qualified electrician should evaluate and make repairs as necessary.
This property has both a septic system and a water softener system, and the water softener's discharge line appears to be routed into the septic waste line. There is some debate as to whether this configuration is advisable because of the following:
Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection.
Copper water supply pipes in homes 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(s) 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(s) 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:
A sump pump is installed on the premises. This may indicate that water accumulates inside or below the structure. 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.
 Photo 62 Sump pump check valves
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 Photo 63 Sump pumps
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| Well | Return to table of contents |
Recommend having the well water tested for coliform bacteria, nitrates, and anything else of local concern, by a qualified lab. For more information, visit:
Well pump and pressure tank
 Photo 64 Water pump
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 Photo 65 Pressure tank
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| Heating and cooling | Return to table of contents |
Copper oil supply lines are exposed and subject to damage. Leaks may occur as a result. A qualified contractor should evaluate and make repairs as necessary so oil supply lines are not subject to damage.
 Photo 77 Exposed oil line
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 Photo 78 Exposed oil line
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 Photo 79 Damaged oil line
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The barometric draft damper on the furnace or boiler flue is defective or not operating correctly. It should swing freely and easily. A qualified heating contractor should evaluate and make repairs as necessary.
 Photo 67 Missing damper counterweight
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The boiler operated with the thermostat, but the ignition was delayed and noisy. The outer cabinet has been removed, and there are rust stains indicative of one or more water jacket leaks.The client advised that the basement was inundated by water. Recommend a thorough evaluation by a qualified contractor to determine its serviceability.
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Photo 67 Missing damper counterweight
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 Photo 68 Boiler jacket removed - Water staining from leak
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 Photo 71 Boiler jacket removed
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The flue pipe from the boiler is pitched downward, and then upward. Also, the pipes are incorrectly connected, allowing exhaust gasses to escape into the living space. Recommend a qualified contractor correct the flue pipe configuration to prevent flue gasses, including carbon monoxide, from entering the dwelling.
 Photo 69 Improper flue pipe pitch
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 Photo 70 Improper flue pipe pitch
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Photo 72 Flue pipe connected improperly
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Photo 73 Flue pipe connected improperly
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Oil was found at the bottom of the oil tank. This is a side tap tank, and is well beyond its service life. The tank is also leaning towards the front wall of the house, indicating shifting. This tank should be replaced as it is failing.
 Photo 74 Oil leak from side tap tank
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 Photo 75 Rusted oil tank
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 Photo 76 Oil tank leaking and leaning against wall
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The oil furnace or boiler flames are not orange or yellowish-white, or are sooty. The oil burner may need adjustment and/or nozzle(s) may be clogged. A qualified heating contractor should evaluate and repair as necessary.
| Water heater | Return to table of contents |
Potable hot water is heated via a coil in the boiler.
| Electric service | Return to table of contents |
One or more knockouts have been removed inside the main service panel where no wires and bushings are installed, and no cover(s) have been installed to seal the hole(s). This is a safety hazard due to the risk of fire. A qualified electrician should install knockout covers where missing.
 Photo 82 Missing knock-outs
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The service entrance wires have one or more loose points of attachment. For example, brackets and/or fasteners are loose. This is a potential safety hazard. A qualified contractor or electrician should evaluate and make repairs as necessary.
One or more wires in the main service panel appear to be undersized for their overcurrent protection devices (circuit breakers or fuses). This is a safety hazard due to the risk of fire. A qualified electrician should evaluate and repair as necessary.
 Photo 83 Double tapped breakers
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One or more overcurrent protection devices (circuit breakers or fuses) are "double tapped", where 2 or more wires are 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.
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Photo 83 Double tapped breakers
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The legend for overcurrent protection devices (breakers or fuses) in the main service panel is missing, unreadable or incomplete. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.
| Basement | Return to table of contents |
Extension cords are being used as permanent wiring in one or more areas. They should only be used for portable equipment on a temporary basis. Using extension cords as permanent wiring poses a fire and shock hazard, and is an indication that wiring is inadequate and should be updated. Extension cords may be undersized. Connections may not be secure, resulting in power fluctuations, damage to equipment, and sparks that could start a fire. Extension cords should be removed as necessary, or a qualified electrician should evaluate and make repairs as necessary. For example, install additional circuits and/or electric receptacles.
Handrail(s) at some stairs are loose. This is a safety hazard. A qualified contractor should make repairs as necessary. For example, installing new fasteners and/or hardware so handrails are securely attached.
 Photo 61 Loose handrail
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Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. 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. Cover plates should be installed where missing.
 Photo 84 Outlet hanging out of box
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One or more handrails are not continuous for the entire length of the flight of stairs. This is a safety hazard. Handrails should be continuous, and extend the full length of flights of stairs. A qualified contractor should evaluate and repair as necessary.
 Photo 60 Improper handrail
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Wire splices are exposed due to not being contained in a covered junction box. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and make repairs as necessary. For example, install securely mounted junction boxes with cover plates where needed to contain wiring splices.
Standing water and/or wet areas were found in one or more sections of the basement. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the basement. A qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in the basement include:
 Photo 85 Cracks in floor with moisture evident
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 Photo 86 Wet foundation
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 Photo 87 Wet foundation
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 Photo 88 Cracks in floor with moisture evident
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