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Master Key Home Inspections


Phone: (330) 936-6644
435 Locust St S 
Canal Fulton OH 44614-1264

  

Property Inspection Report

Client(s):  Lisa Robinson
Property address:  435 Locust St S
Canal Fulton OH 44614-1264
Inspection date:  Tuesday, December 16, 2014

This report published on Friday, January 02, 2015 5:00:55 PM EST

This report is the exclusive property of this inspection company 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:
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
Roof
Exterior and Foundation
Grounds
Garage or Carport
Crawl Space
Basement
Heating, Ventilation and Air Condition (HVAC)
Plumbing / Fuel Systems
Water Heater
Electric
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows


General Information
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Report number: 1001
Time started: 1:00pm
Time finished: 3:30pm
Client present for discussion at end of inspection: No
Weather conditions during inspection: Rain
Temperature during inspection: Cold, 46 degrees
Inspection fee: $350
Payment method: Cash
Type of building: Single family
Buildings inspected: One house, Separate garage
Number of residential units inspected: 1
Age of main building: 123 yrs. old
Source for main building age: Property owner
Front of building faces: North
Main entrance faces: North
Occupied: Yes
1) Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:
http://www.reporthost.com/?EPA
http://www.reporthost.com/?CPSC
http://www.reporthost.com/?CDC
2) Microbial growths were found at one or more locations in the basement. It is beyond the scope of this inspection to identify what substance or organism this staining is. However such staining is normally caused by excessively moist conditions, which in turn can be caused by plumbing or building envelope leaks and/or substandard ventilation. These conducive conditions should be corrected before making any attempts to remove or correct the staining. Normally affected materials such as drywall are removed, enclosed affected spaces are allowed to dry thoroughly, a mildewcide may be applied, and only then is drywall reinstalled. For evaluation and possible mitigation, consult with a reputable licensed industrial hygienist or reputable licensed mold/moisture mitigator. For more information, visit:
http://www.reporthost.com/?MOLDCDC
http://www.reporthost.com/?MOLDEPA
3) Some areas and items at this property were obscured by furniture and/or stored items. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.
4) The client should be aware that prior to 1976, factory-built homes in America were built only according to voluntary standards. Because this building was built prior to 1976, it may be significantly substandard in safety, efficiency, quality, durability, etc. Factory-built homes since 1976 have been required to comply with federal construction and safety standards (the HUD Code). This code is administered by the U.S. Department of Housing and Urban Development (HUD), and standardizes design, construction, energy efficiency, fire resistance, transportability, strength, and durability. It also mandates performance standards for the electrical, plumbing, air conditioning, thermal, and heating systems.
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. 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 performed adequately or were leak-free.
Roof inspection method: Viewed from ground, Viewed from ground with binoculars
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Dormer
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Appeared serviceable
5) Extensions such as splash blocks or drain pipes for one or more downspouts were missing. Water can accumulate around the building foundation or inside crawl spaces or basements as a result. All downspout extensions should be in place and extended at least 4' from any foundation wall to prevent water or mold damage to exterior/interior foundation walls. Recommend install, replace or repair extensions as necessary so rainwater drains away from the structure.
Photo
Photo 5-1
Downspout draining too close to foundation

6) All fascia should be properly covered and sealed to prevent water damage to the soffit, eves, roof deck, and exterior/interior walls. Fascia covering separated and unsealed on left rear corner (Photo 6-1). Bottom fascia covering is overlapping top covering and isn't sealed on front left side of the house (Photo 6-2).
Photo
Photo 6-1
Fascia cover separated
Photo
Photo 6-2
Fascia cover lapped wrong

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 serviceable
Apparent wall structure: Wood frame
Wall covering: Vinyl
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Unfinished basement, Concrete slab
Foundation/stem wall material: Concrete block, Concrete slab on grade
Footing material (under foundation stem wall): Poured in place concrete
Foundation/stem wall material: Concrete block
Apparent foundation type: Unfinished basement
Footing material (under foundation stem wall): Not determined (inaccessible or obscured)
7) Some sections of siding and/or trim were split, separated and/or damaged. There was a separation in the siding on the left side of the house by the front window (Photo 7-1). Damaged siding trim on the right side of the garage door (Photo 7-2). Recommend contacting a reputable contractor to repair, replace or install siding or trim.
Photo
Photo 7-1
Seperation in siding
Photo
Photo 7-2
Damaged siding trim

8) Exterior water faucet missing valve control knob.
Photo
Photo 8-1
Exterior faucet missing knob

9) Caulk was missing, deteriorated and/or substandard in some areas. For example, around doors or windows. Recommend repair or contact a reputable licensed contractor to install caulk as necessary. Where gaps are wider than 1/4 inch, an appropriate material other than caulk should be used. For more information, visit:
http://www.reporthost.com/?CAULK
Photo
Photo 9-1
Window caulking

10) Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.
Photo
Photo 10-1
Shrubs in front of house
Photo
Photo 10-2
Shrubs close to deck

11) Fungus in numerous locations on house siding.
Photo
Photo 11-1
Fungas on siding

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: Moderate slope
Condition of driveway: Required repair, replacement and/or evaluation (see comments below)
Driveway material: Asphalt
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete, Paving stones
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Open, Vinyl deck and concrete patio
Condition of decks, porches and/or balconies: Appeared serviceable
Deck, porch and/or balcony material: Concrete, Vinyl deck and concrete front steps
Condition of stairs, handrails and guardrails: Appeared serviceable
Exterior stair material: Concrete front steps and vinyl deck steps
Sidewalk material: Poured in place concrete
Deck, porch and/or balcony material: Vinyl deck with PVC guardrails, handrails, and balusters
Condition of stairs, handrails and guardrails: Appeared serviceable, Concrete front steps with PVC handrails/balusters
12) Patio concrete pad and sidewalk poured at different levels and could be a serious trip hazard. Recommend consulting a reputable contractor for this repair. (SAFETY)
Photo
Photo 12-1
Patio and sidewalk poured at different levels

13) Cracks, holes, settlement, heaving and/or deterioration resulting in trip hazards were found in the driveway. For safety reasons, recommend contacting a reputable licensed contractor. Pavement sloped down towards building perimeters in one or more areas. Based on observations made during the inspection, significant amounts of water appear to have accumulated around building foundations or under buildings as a result. This is a conducive condition for wood-destroying organisms. Recommend that a reputable contractor evaluate and repair as necessary. For example, by installing drain(s) or removing old pavement and installing new. (SAFETY)
Photo
Photo 13-1
Driveway cracks

14) It's beyond the scope of a home inspection to determine if drains flow adequately during prolonged periods of heavy rain. Recommend consulting with the property owners about this if possible, and monitoring drains in the future. The downspout located between the deck and the back door is connected to a capped ground drain. This may need to be rerouted to prevent standing water or excessive overflowing water during hard rains or rapid snow and ice melts. It is recommended that all downspouts are extended and drained at least 4' from foundation walls to prevent structural water damage and development of mold on the exterior and interior foundations walls.
Photo
Photo 14-1
No drain connected to downspout

15) There was wood rot located on the left bottom corner of french door sill from the deck to the master bedroom. Wood rot can cause structural damage or lead to pest infestation and should be replaced. Recommend contacting a reputable contractor to repair/replace.
Photo
Photo 15-1
Wood rot door sill

16) Light fixture not working.
Photo
Photo 16-1
Light fixture not working

17) Pavement sloped down towards building perimeters in one or more areas. This can result in water accumulating around building foundations or underneath buildings. Monitor these areas in the future, especially during and after periods of rain. Standing water was observed during inspection. If significant amounts of water are found to accumulate, then contact a reputable contractor to evaluate and repair as necessary. For example, by installing drain(s) or removing old pavement and installing new.
Photo
Photo 17-1
Sloped drainage into foundation wall and block windows

Garage or Carport
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Type: Detached, Garage
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional, Roll
Number of vehicle doors: 1
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
Garage ventilation: Exists, Ridge vent
Limitations: Requirements for ventilation in garages vary between municipalities.
18) Exposed underground electrical line entering the garage on the left front side. This underground electrical line, from house to garage, should be installed in protective conduit above or below ground. Upon inspection and testing this line was determined not to have power (Photo 18-1). Junction box inside the garage that was exposed, uncovered, and unmounted without power (Photo 18-2). No GFI (ground fault circuit interrupter) outlet present in garage. Recommend contacting a reputable licensed electrical contractor. (SAFETY)
Photo
Photo 18-1
Exposed electric line
Photo
Photo 18-2
Exposed, uncovered, and unmounted junction box

19) Lighting was missing at the detached garage. For safety and convenience, recommend that a reputable licensed electrical contractor install lighting as necessary, and per standard building practices. (SAFETY)
20) Minor cracks were found in the concrete slab floor. These are common and appeared to be only a cosmetic issue.
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 insulation underneath floor above: Not applicable, none installed
Insulation material underneath floor above: None visible
Condition of vapor barrier: Not applicable, none installed
Vapor barrier present: None visible
Condition of crawl space ventilation: Appeared serviceable
Ventilation type: Unconditioned space
21) No vapor barrier was installed in the crawl space. This is a conducive condition for wood-destroying organisms due to the likelihood of water evaporating from the soil below up into the structure. A 6 mil black plastic sheet should be placed over all exposed soil with seams overlapped to 24 inches, and not in contact with any wood structural components. The sheeting should be held in place with bricks or stones, not wood. Recommend that a reputable contractor install a vapor barrier per standard building practices.
22) No insulation was installed under the floor above the crawl space and/or unheated basement. Recommend that a reputable contractor install insulation for better energy efficiency and per standard building practices. Typically this is R-19 rated fiberglass batt with the attached facing installed against the warm (floor) side. Installing insulation to crawl space floor could increase energy efficiency by as much as 10%.
Photo
Photo 22-1
Crawl space uninsulated

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 serviceable
Exterior door material: Metal
Condition of floor substructure above: Appeared serviceable
Beam material: Solid wood
Floor structure above: Solid wood joists, Wood trusses
Condition of insulation underneath floor above: Not applicable, none installed
Insulation material underneath floor above: None visible
23) No insulation was installed under the floor above the unheated basement. Recommend that a reputable contractor install insulation for better energy efficiency and per standard building practices. Typically this is R-19 rated fiberglass batt with the attached facing installed against the warm (floor) side.
24) Mold is visible on some foundation walls. Recommend contacting a reputable EPA contractor to check mold. Mold is caused by water and moisture present in the ground around the foundation wall due to the lack of proper draining. Recommend contacting a reputable waterproofing contractor.
Photo
Photo 24-1
Mold on foundation wall

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 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: March 2004
Source for last service date of primary heat source: Label
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Natural gas
Estimated age of forced air furnace: 10 yrs
Location of forced air furnace: Basement
Condition of furnace filters: Appeared serviceable
Location for forced air filter(s): Behind return air grill(s)
Condition of burners: Appeared serviceable
Type of combustion air supply: Vent(s) to exterior
Condition of venting system: Appeared serviceable
Condition of cooling system and/or heat pump: Appeared serviceable
Cooling system and/or heat pump fuel type: Natural gas
Location: Outside
Type: Split system
Condition of controls: Appeared serviceable
Last service date of primary heat source: 12/15/14
Source for last service date of primary heat source: Property owner
Estimated age of forced air furnace: 10 yrs.
Condition of forced air ducts and registers: Appeared serviceable
Condition of burners: Appeared serviceable
25) The AC filter was dirty. Recommend contacting a reputable licensed HVAC contractor.
Photo
Photo 25-1
AC filter dirty

26) Recommend replacing or washing furnace filters upon taking occupancy depending on the type of filters installed. Only reusable filters should be washed. Regardless of the type, recommend checking filters monthly in the future and replacing or washing them as necessary. How frequently they need replacing or washing depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season).
27) 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.
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 serviceable
Water service: Public
Location of main water shut-off: Basement
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Vent pipe condition: Appeared serviceable
Vent pipe material: Cast iron
Sump pump installed: No
Type of irrigation system supply source: Public
Condition of fuel system: Appeared serviceable
Location of main fuel shut-off valve: At gas meter
Supply pipe material: Galvanized steel
Location of main fuel shut-off valve: At gas meter, basement
28) Insulation for one or more water supply pipes in the crawl space and/or basement was missing. Recommend replacing or installing insulation on pipes per standard building practices to prevent them from freezing during cold weather, and for better energy efficiency with hot water supply pipes. Recommend insulating insulation on all water supply pipes or contacting a reputable licensed plumbing contractor.
Photo
Photo 28-1
Crawl space uninsulated

29) One or more sections of galvanized steel gas supply piping were routed underground. This type of piping is likely to corrode underground. Steel pipes with a factory coating other than galvanized zinc, or approved plastic pipe, should be used. Recommend that a reputable licensed plumbing contractor repair per standard building practices.
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 serviceable
Type: Integral with heating system, with storage tank
Energy source: Natural gas
Estimated age: 10 yrs.
Capacity (in gallons): 40
Temperature-pressure relief valve installed: Yes
Location of water heater: Basement
Hot water temperature tested: No
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
30) Scorch marks were visible on the water heater casing above or around the combustion chamber opening. This may be a sign of a loose or missing inner flame sheild, improper venting, an improperly positioned burner, or other problems. Recommend that a reputable licensed plumbing contractor evaluate and make repairs if necessary.
Photo
Photo 30-1
Scorch mark on hot water tank

31) The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be beyond this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails. If not replaced now, consider having a reputable licensed plumbing contractor install a catch pan and drain or a water alarm to help prevent damage if water does leak.
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: Required repair, replacement and/or evaluation (see comments below)
Primary service type: Overhead
Number of service conductors: 1
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: Copper
Condition of main service panel: Required repair, replacement and/or evaluation (see comments below)
Location of main service panel #A: Basement
Location of main disconnect: Breaker at top of main service panel
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: Yes
Ground fault circuit interrupter (GFI) protection present: Yes
Arc fault circuit interrupter (AFCI) protection present: Yes
Smoke alarms installed: Yes
Carbon monoxide alarms installed: Yes
32) Capped wire ends were found at one or more locations. This is a potential shock/arc hazard. Recommend that a reputable licensed electrical contractor repair as necessary. (SAFETY)
Photo
Photo 32-1
Capped wires service panel

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 serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of under-sink food disposal: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop or oven: Appeared serviceable
Range, cooktop or oven type: Electric
Type of ventilation: Hood vent
Condition of refrigerator: Appeared serviceable
33) Unfinished wall and trim beside dishwasher. Recommend contacting a reputable contractor.
Photo
Photo 33-1
Unfinished wall and trim

34) Rust was visible around base of kitchen faucet. Recommend contacting a reputable licensed plumbing contractor.
Photo
Photo 34-1
Rust around kitchen faucet

35) The sink had minor wear, blemishes or deterioration.
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
Condition of cabinets: Required repair, replacement and/or evaluation (see comments below)
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Bathroom and laundry ventilation type: Windows
Gas supply for laundry equipment present: Yes
240 volt receptacle for laundry equipment present: Yes
36) Water damage to shower wall. Recommend contacting a reputable contractor.
Photo
Photo 36-1
Water damage to shower wall

37) Cabinet and wall mount frame showing separation crack from settling. Recommend contacting a reputable contractor.
Photo
Photo 37-1
Crack in bathroom cabinet wall frame

38) Missing shower/tub converter control valve knob.
Photo
Photo 38-1
Missing shower/bath converter control knob

39) The bathroom with a shower or bathtub at location(s) didn't have an exhaust fan installed. Moisture can accumulate and result in mold, bacteria or fungal growth. Even if the bathroom has a window that opens, it may not provide adequate ventilation, especially during cold weather when windows are closed or when wind blows air into the bathroom. Recommend that a reputable licensed electrical contractor install exhaust fan per standard building practices where missing in bathrooms with showers or bathtubs.
Photo
Photo 39-1
No ventilation fan in bathroom

40) Outlet in bathroom not working. Recommend contacting a licensed electrical contractor.
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Photo 40-1
Outlet not working

41) No GFI outlet in the bathroom. Recommend contacting a reputable licensed electrical contractor.
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Photo 41-1
No GFI outlet in bathroom

42) The bathroom sink drained slowly. Recommend contacting a reputable contractor.
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Photo 42-1
Slow draining bathroom sink

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 serviceable
Exterior door material: Metal
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable, Skylight on second floor
Type(s) of windows: Vinyl, Multi-pane, Double-hung
Condition of walls and ceilings: Required repairs, replacement and/or evaluation (see comments below)
Wall type or covering: Drywall
Ceiling type or covering: Plaster
Condition of flooring: Required repairs, replacement and/or evaluation (see comments below), Front entrance room
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum, Wood or wood products
Condition of stairs, handrails and guardrails: Appeared serviceable
43) The inspector was unable to verify that the glass used in one or more exterior doors was approved safety glass. Glazing that is not approved safety glass, located in areas subject to human impact, is a safety hazard. Standard building practices generally require that approved safety glass be used in swinging and sliding doors except where "art glass," jalousie windows or glazing smaller than a 3-inch opening is used. Recommend that a reputable contractor evaluate further to determine if glazing is approved safety glass, and replace glass if necessary, and per standard building practices. (SAFETY)
44) The inspector was unable to verify that the glass used in one or more windows was approved safety glass where required. Window glazing that is not approved safety glass, located in areas subject to human impact, is a safety hazard. Standard building practices generally require that approved safety glass be used in but not limited to the following conditions:Note that "art glass" (leaded, faceted, carved or decorative) may be an acceptable alternative for safety glass due to its visibility. Also, a 1 1/2-inch-wide protective bar on the accessible side of the glass, placed 34-38 inches above the floor, can serve as an acceptable substitute for safety glass. Recommend that a reputable contractor evaluate further to determine if glazing is approved safety glass, and replace glass if necessary, and per standard building practices. (SAFETY)
45) Carpeting in one or more areas was damaged or deteriorated. Torn carpeting in the front entrance room.
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Photo 45-1
Torn carpeting

46) Second floor stairway wall damaged.
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Photo 46-1
Damaged wall

47) Wood rotting on right hand corner window sill of master bedroom.
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Photo 47-1
Rotted window sill

48) Cracked ceiling plaster on the second floor. Recommend contacting a reputable contractor.
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Photo 48-1
Cracked ceiling plaster

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