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CRM Home Inspections, LLC

Website: http://http:/www.crmhomeinspections.com
Email: info@crmhomeinspections.com
Phone: (716) 422-0404
Inspector: Christopher MacDonald
ID# 16000084744

   

Property Inspection Report

Client(s):  Kevin & Catherine Jeffords
Property address:  832 Chilton Ave
Niagara Falls, NY 14301
Inspection date:  Friday, January 19, 2018

This report published on Sunday, January 21, 2018 9:51:25 AM EST

Welcome and thank you for choosing CRM Home Inspections, LLC. This report is designed to be as thorough as possible, but also clear and concise.

This report identifies the defects that the inspector observed that were deemed material to the home inspection, also this report may offer comments as a courtesy to the client regarding some of the maintenance needs of the home and of some average life expectancies of certain components. Please pay attention to important information and warnings in this report. They can help prevent failure of equipment or damage to the home, and may contain safety concerns regarding this home and property.

How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:
Concern typeSafetyPoses a safety hazard
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMinor DefectCorrection likely involves only a minor expense
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeCommentFor your information

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

Table of Contents
General Information
Grounds
Exterior and Foundation
Crawl Space
Basement
Roof
Attic and Roof Structure
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Fireplaces, Stoves, Chimneys and Flues
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows

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General Information
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Time started: 12pm
Time finished: 2:30pm
Present during inspection: Client
Client present for discussion at end of inspection: No
Weather conditions during inspection: Sunny, Snow covered
Temperature during inspection: Freezing
Inspection fee: $180
Payment method: Check
Type of building: Muliple Family
Buildings inspected: One house
Number of residential units inspected: 2
Age of main building: 100 yrs
Source for main building age: Municipal records or property listing
Front of building faces: South
Main entrance faces: South
Occupied: Yes

Grounds
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Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Site profile: Level
Condition of driveway: Appeared satisfactory
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Appeared satisfactory
Sidewalk material: Poured in place concrete
Condition of deck, patio and/or porch covers: Appeared satisfactory
Deck, patio, porch cover material and type: Covered (Refer to Roof section)
Condition of decks, porches and/or balconies: Appeared satisfactory
Deck, porch and/or balcony material: Wood
Condition of stairs, handrails and guardrails: Appeared satisfactory
Exterior stair material: Wood

1) The upper porch is pitching slightly downward. This is most likely due to settlement over time. The structure is solid and safe. No action is needed, but recommend monitoring it in the future.
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2) Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in the driveway, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.
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Exterior and Foundation
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Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Wall inspection method: Viewed from ground
Condition of wall exterior covering: Appeared satisfactory
Apparent wall structure: Wood frame
Wall covering: Asphalt siding
Condition of foundation and footings: Appeared satisfactory
Apparent foundation type: Crawl space, Unfinished basement
Foundation/stem wall material: Poured in place concrete
Footing material (under foundation stem wall): Poured in place concrete

3) Some sections of siding were deteriorated and/or damaged. Recommend that a qualified person repair, replace or install siding or trim as necessary.
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4) One or more minor cracks (1/8 inch or less) were found in the foundation. These didn't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitor them in the future. Numerous products exist to seal such cracks including hydraulic cement, non-shrinking grout, resilient caulks and epoxy sealants.
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Crawl Space
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Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are excluded from this inspection. The inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.

The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces in the future. Complete access to all crawl space areas during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so.

The inspector attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.
Crawl space inspection method: Viewed from hatch(es)
Condition of floor substructure above: Appeared satisfactory
Pier or support post material: Bearing wall
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Not applicable, none installed
Condition of vapor barrier: Appeared satisfactory
Vapor barrier present: Full
Condition of crawl space ventilation: Appeared satisfactory
Ventilation type: Unconditioned space

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

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

Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity.
Condition of exterior entry doors: Appeared satisfactory
Exterior door material: Wood
Condition of floor substructure above: Appeared satisfactory
Pier or support post material: Steel
Beam material: Built-up wood
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Not applicable, none installed

5) A few wood floor joists had minor cracks and checking present. These did not appear to be a structural issue. Recommend monitoring them in the future.
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6)   Efflorescence was present on some of the walls in the basement. Efflorescence is the dissolved salts deposited on the surface of a porous material (such as concrete or brick) that are visible after the evaporation of the water in which it was transported. The moisture that creates efflorescence often comes from rainwater, but groundwater can also be the source. Efflorescence alone does not pose a major problem, but it can be an indication of moisture intrusion. Recommend scrapping and prepping these areas and painting them with a product such as UGL Drylok Extreme.
I also recommend making sure the gutters are not clogged and that rainwater is being moved away from the house properly.
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7)   A small section of the foundation in the basement was starting to show signs of minor deterioration. Recommend patching this area with coat of cement (parge coat) and then sealing the area with a product such as Drylok Extreme.
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Roof
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions perform adequately or are leak-free.
Roof inspection method: Viewed from ground
Condition of roof surface material: Appeared satisfactory
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Hipped
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared satisfactory
Condition of gutters, downspouts and extensions: Appeared satisfactory

8) One of the gutter corners was leaking slightly at the front of the house. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. Recommend that a qualified person repair as necessary.
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Attic and Roof Structure
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic inspection method: Traversed
Condition of roof structure: Appeared satisfactory
Roof structure type: Rafters
Ceiling structure: Ceiling joists
Ceiling insulation material: Fiberglass roll or batt
Condition of roof ventilation: Appeared satisfactory
Roof ventilation type: Box vents (roof jacks)

Electric
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Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Electric service condition: Appeared satisfactory
Number of service conductors: 2
Service voltage (volts): 120-240
Estimated service amperage: 100
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 100
System ground: Cold water supply pipes
Condition of main service panel: Appeared satisfactory
Location of main service panel #A: Basement
Location of main service panel #B: Basement
Location of main disconnect: Breaker at top of main service panel
Condition of branch circuit wiring: Appeared satisfactory
Branch circuit wiring type: non-metallic sheathed
Solid strand aluminum branch circuit wiring present: None visible
Ground fault circuit interrupter (GFCI) protection present: No
Smoke alarms installed: Yes
Carbon monoxide alarms installed: Yes

9) Energized "knob and tube" wiring was found in the attic. This type of wiring was commonly installed prior to 1950. It is ungrounded and considered unsafe by today's standards. Over time, the wire's insulation can become brittle and fall apart or wear thin, resulting in exposed conductors and a risk of shock and/or fire. This wiring is also easily damaged by covering it with insulation (a common practice), and incorrectly tapping new wiring into it.

It is not within the scope of this inspection to determine what percentage of this property's wiring is of the knob-and-tube type, or to determine what percentage of the knob and tube wiring is energized versus abandoned. Recommend that a qualified electrician evaluate this wiring and make repairs or replace wiring as necessary.

Note that some insurance companies may be unwilling to offer homeowner's insurance for properties with knob and tube wiring. Consult with your insurance carrier regarding this. For more information, visit:
http://www.reporthost.com/?KNOBTUBE
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10) One or more electric receptacles at the bathrooms had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:
  • Outdoors (since 1973)
  • Bathrooms (since 1975)
  • Garages (since 1978)
  • Kitchens (since 1987)
  • Crawl spaces and unfinished basements (since 1990)
  • Wet bar sinks (since 1993)
  • Laundry and utility sinks (since 2005)
For more information, visit:
http://www.reporthost.com/?GFCI
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11) One or more cover plates for junction boxes were missing (in basement). These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary.
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12) For home buyers, batteries in all the smoke alarms should be replaced after taking occupancy. Batteries should be replaced annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit:
http://www.reporthost.com/?SMKALRM

Plumbing / Fuel Systems
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Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared satisfactory
Water service: Public
Location of main water shut-off: Basement
Condition of supply lines: Appeared satisfactory
Supply pipe material: Copper, PEX plastic
Condition of drain pipes: Appeared satisfactory
Drain pipe material: Plastic
Condition of waste lines: Appeared satisfactory
Waste pipe material: Plastic, Cast iron
Vent pipe condition: Appeared satisfactory
Vent pipe material: Galvanized steel
Sump pump installed: No
Condition of fuel system: Appeared satisfactory
Location of main fuel shut-off valve: At gas meter

13) Some corrosion was found in one of the cast iron waste pipes in the basement (1st floor side). No sign of leaks were present, though you may want to have a plumber evaluate it before leaks occur.
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14) One of the water supply valves at the utility sink was leaking when turned on (1st floor side of basement). A qualified plumber should repair as necessary.
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Water Heater
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Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
Condition of water heater: Appeared satisfactory
Type: Tank
Energy source: Natural gas
Estimated age: 20 yrs 1st floor, 4 yrs 2nd floor
Capacity (in gallons): 40
Temperature-pressure relief valve installed: Yes
Location of water heater: Basement
Condition of burners: Appeared satisfactory
Condition of venting system: Appeared satisfactory

15) The estimated useful life for most water heaters is about 15 years. The 1st floor water heater is beyond this age and may need replacing at any time. The water heater was working properly at the time of the inspection. Recommend budgeting for a replacement in the future.

Heating, Ventilation and Air Condition (HVAC)
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Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating/cooling components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Forced air, Furnace
General heating distribution type(s): Ducts and registers
Last service date of primary heat source: Unknown
Condition of forced air heating/(cooling) system: Appeared satisfactory
Forced air heating system fuel type: Natural gas
Estimated age of forced air furnace: 23 yrs (1st floor), 6 yrs (2nd floor)
Location of forced air furnace: Basement
Forced air system capacity in BTUs or kilowatts: 96,000 (1st floor), 60,000 (2nd floor)
Condition of furnace filters: Appeared satisfactory
Location for forced air filter(s): At base of air handler
Condition of forced air ducts and registers: Appeared satisfactory
Condition of burners: Appeared satisfactory
Type of combustion air supply: Vent(s) to exterior, Vented door
Condition of venting system: Appeared satisfactory
Condition of cooling system: Appeared satisfactory
Cooling system fuel type: Electric
Location of air conditioning unit: West side of house
Type: Split system
Condition of controls: Appeared satisfactory
Age of A/C Unit: Unknown as there is no labeling on the unit

16) The last service date of the gas fired forced air furnaces appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. Ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than 1 year ago, recommend that a qualified HVAC contractor inspect, clean, and service this system, and make repairs if necessary. The service should also include a heat exchanger inspection (for 1st floor unit). For safety reasons, and because this system is fueled by gas, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the HVAC contractor when it's serviced. For more information visit:
http://www.reporthost.com/?ANFURINSP

17) The estimated useful life for most forced air furnaces is about 20 years. This furnace appeared to be beyond this age and may need replacing or significant repairs at any time. The furnace was working properly at the time of the inspection. Recommend budgeting for a replacement in the future.

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

19) The air conditioning unit did not have any labeling on it to determine the age. Therefore the age could not be determined. It the unit was installed at the same time as the 2nd floor furnace, then the unit is only 6 yrs old and has plenty of life remaining. Recommend asking the owner when the a/c unit was installed.

Fireplaces, Stoves, Chimneys and Flues
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Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
Condition of chimneys and flues: Appeared satisfactory

20) A flue pipe had no termination at the chimney in the basement. As a result moisture, exhaust gasses or vermin could enter the basement. Recommend capping the flue pipe.
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21) The base of the chimney (in the basement) had a small amount of moisture present. The chimney appears to be in good condition and no cracks were present. Moisture may be entering the chimney at the flue entrance. Recommend prepping the area and coating it with a product such as UGL Drylok to prevent any further deterioration.
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Kitchen
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Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Condition of counters: Appeared satisfactory
Condition of cabinets: Appeared satisfactory
Condition of sinks and related plumbing: Appeared satisfactory
Condition of under-sink food disposal: N/A (none installed)
Condition of dishwasher: N/A (none installed)
Condition of range, cooktop or oven: Appeared satisfactory
Range, cooktop or oven type: Electric (2nd floor, not plugged in)
Type of ventilation: None visible
Condition of refrigerator: N/A (none installed)

Bathrooms, Laundry and Sinks
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Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Location #A: Full bath, first floor
Location #B: Full bath, second floor
Condition of counters: Appeared satisfactory
Condition of cabinets: Appeared satisfactory
Condition of flooring: Appeared satisfactory
Condition of sinks and related plumbing: Appeared satisfactory
Condition of toilets: Appeared satisfactory
Condition of bathtubs and related plumbing: Appeared satisfactory
Condition of shower(s) and related plumbing: Appeared satisfactory
Condition of ventilation systems: Appeared satisfactory
Bathroom and laundry ventilation type: Windows, Spot exhaust fans
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes

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

22) Handrails at the attic stairs were missing. This is a potential fall hazard. Handrails should be installed at stairs with four or more risers or where stairs are greater than 30 inches high. Recommend that a qualified contractor install handrails where missing and per standard building practices.
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23) One or more windows that were designed to open and close were stuck shut (painted shut). Also some windows would not stay open as the ropes for the window weights were cut. Recommend that a qualified person repair windows as necessary so they open and close easily.
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24) Glass in one window on the 1st floor was cracked. Recommend that a qualified contractor replace glass where necessary.
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25) The side entrance door would not latch close. The dead bolt had to be locked in order for the door the close. Recommend a qualified person repair the strike plate so the door can latch properly.
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26) Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity. They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons. For recurring cracks, consider using an elastic crack covering product:
http://www.reporthost.com/?ECC
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Thank you for choosing CRM Home Inspections, LLC.