ejc inspectionsWebsite: http://www.reporthost.com/ejcinsp
Phone: (518) 439-0654
17 quincy ct.
glenmont, ny 12077
Inspector: edward costigan
This report published on 4/7/2008 8:06:29 PM EDT
Property Inspection Report|
Jane Doe Residence
||Ms. Jane Doe
||17 Dana Ct.
Delmar, New York 12054
||Saturday, April 05, 2008
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How to Read this Report
This report is organized by the property's functional areas. Within each functional area, descriptive information is listed first and is shown in bold type. Items of concern follow descriptive information.
Concerns are shown and sorted according to these types:
|Safety||Poses a risk of injury or death |
|Repair/Replace||Recommend repairing or replacing |
|Repair/Maintain||Recommend repair and/or maintenance |
|Maintain||Recommend ongoing maintenance |
|Evaluate||Recommend evaluation by a specialist |
|Monitor||Recommend monitoring in the future |
|Comment||For your information |
Click here for a glossary of building construction terms. Contact your inspector if there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp
Table of Contents
Overview: A quiet residential neighborhood, 2 Story Colonial w/ Addition, on a Cul-De-Sac, fire hyd.close by.
Roof and Ventilation
Walls Windows and Doors
Exterior and Landscaping
Kitchen and Laundry
Domestic Water Heater
Report number: 002-08
Inspector's name: Edward Costigan
NYS License #: 00000000000
Time started: 8:40am
Time finished: 11:15am
Present during inspection: Buyer, Owner, Realtor, Dan Osborne
Age of building: Approx. 30 years
Type of building: Single family w/Family Room Addition
Weather conditions: Partly cloudy/some sum
Ground condition: Wet
Foundation type: Basementwalk out in rear, wall exposed
The following items are excluded from this inspection: Private sewage disposal system, Security system, Irrigation system, Swimming pool, Hot tub, Private well, Shed, Playground equipment, Sauna, Intercom system
Numerous wall, floor and/or ceiling surfaces were obscured by furniture and/or stored items, preventing a full evaluation of some areas.
Concerning mold in a home / building. While we will report any substance that appears to be mold, the only true way to determine if mold is present is to have a mold company/specialist inspect and test for mold. Upstate Home Inspection Service does not perform mold testing or mold inspection's. Any mention of mold in this report should be considered a recommendation to bring in a mold specialist to inspect and test for mold. If you have a specific concern reguarding mold, consult a mold specialist for advice.
some green staining (possible algea/mold like substance) noted on exterior foundation wall. This can be easiliy cleaned.
Front of house facing South.
It was noted several new roofs on neighbors houses.
Roof inspection method: From Ground
Roof type: Gable, Shed, Gable main house, Front porch & Addition shed.
Roof covering: Asphalt or fiberglass composition shingles, minimal staining observed
Estimated age of Roof: End of its useful lifenew roof on neighbors houses observed.
Defects Observed: Lifting, Curling, minimal observed.
Roof Requires: Monitor regularly, Recommend roofing contractor evaluate.Based on age, an evaluation should be done so replacement cost can be determined for future. No leaks presently.
Roof Penetrations: Chimney, Vent Pipes, Roof Vents/Ridge Vent
Gutter material: Aluminum, painted to match trim color.
Downspout material: Aluminum
Chimney appears to be built: within the interior of house, at House/Family Room Addition
Spark arrester/rain cap: noted
Chimney made of: Metal - metal flue within frame enclosure
Flue Liner: noted at top of chimney/Typical metal flue pipie
Visible Roof Ventilation: Ridge Vents, Soffit Vents
Recommend roofing contractor evaluate roof and repair or replace roof as necessary. The current roof shows no obvious leaks, however simply due to its age the client should further evaluate since replacement is a significant cost for a new homeowner and could be necessary within a few years of purchase.
Recommend installing gutters, downspouts and extensions such as splashblocks or a drain line to carry rain water away from the house.
With a finished basement it is always wise to direct water as far away from foundation, in a negative direction, as possible. Garage area on slab is not as critical.
One or more gutters are missing. Recommend installing gutters, downspouts and extensions such as splashblocks or a drain line to carry rain water away from the house.
Only a few locatuions may need this consideration ( 2 front house corners), rear downspouts are piped away undergrouind. The outlet point of these lines should be located and lines kept clean.
One or more downspouts are missing. Recommend installing downspout(s) where missing, and extensions such as splashblocks or a drain line to carry rainwater away from the house.
See Comments Above.
Consider downspout extensions and splash block device at front downspouts. Direct water away so not to allow it to drop downward along foundation wall, adding water to foundation drain and sump pump operation. Protect your finish basement investment.
Recommend cleaning gutters. Debris noted from ground.
One or more downspout extensions are missing and/or ineffective. Recommend installing extensions such as splashblocks or a drain line where missing, or repairing where necessary so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure.
could not be observed.
No significant staining was observed. However other neighborhood houses did show staining. Should one or more sections of the roof covering appear stained. An algae known as Gloeocapsa Magma is the most likely culprit. This algae infects homes in nearly 80 percent of the homes across the United States. Gloeocapsa Magma is a species of algae that causes black streaking and discoloration on asphalt/fiberglass shingles. The black staining you see on many roofs is caused by the lifecycle of algae and fungus spores that land on houses via wind or wildlife. While this algae can grow just about anywhere, it prefers humid environments. A preferred food source of this algae is limestone which is used as ÃƒÂ¢Ã¢â€šÂ¬Ã…â€œfiller materialÃƒÂ¢Ã¢â€šÂ¬Ã‚Â by most shingle manufactures. Higher quality shingles are manufactured with preventative measures such as copper or zinc containing granules. Several methods exist to prevent and clean infected areas. Installing zinc or copper strips near the roof ridge can prevent further algae growth. Application of bleach (non-chlorine) can aid in removing the stains, as well as many available commercial cleaning products. Stains may harm vegetation beneath roof eaves or near downspout extensions. While many remedies can be performed by the home owner, we recommend the use of qualified professionals due to the extreme danger and risk of injury or death associated to roof repairs and cleaning.
Have roof evaluated by qualified roofing contractor (s) for your own informatiuon. Many neighbors roofs appear to be new.
Apparent wall structure: Wood frame
Wall Covering Material: Wood - appears to be possible cedar, painted over.
General Condition of Covering: Good-some warping at joints.
Trim Condition: some blistering, needs paint
Exterior Doors: Metal-painted
Windows: Storms, Screens, Vinyl-exterior shutters
Main Entry Porch: Concrete Slab, - Concrete slab on foundation wall
Steps down: Two - 1 at slab, 1 at 1st walk section. Risers are high 9"-9.5".
Roof: Yes, Good Condition-shed type, wood soffit, no vents.
Primary service type: Underground-National Grid Utility Co.
Service size: 200 Amp Aluminum-assumed to be same as meter rating, wires enclosed in metal conduit could not be observed. ( metal conduit is excellent protection)
Meter amperage (amps): 200- #200 cl......tel/cable/water dial nearby. GFI outlet nearby, did operate.
Service voltage (volts): 3 phase 120-240-3w
Meter caulking intact and sealed: apply caulk for further security
Around garage side Soil is in contact with or less than 6" from siding and/or trim. Recommend grading soil so there's at least 6" of space between the siding and trim and the soil below.
Wood trim shows some signs of deterioration, requires repair and repainting.
Exterior of foundation walls: concrete-tie rod ends asphalt material patched over.
Exterior Foundation Exposure: About 6 inches at side garage, 3 Foot or more-varies around house, 6" + or - at garage to 7' at walk out basement.
Exterior foundation, observed: Typical water stains,, minor spalling at garage side.
Window Wells: windows above grade, metal frames rusted.
Window well condition: na
Grading within 6 feet of house: slopes away from house, About level-minor slope in front noted but appears ok, steeper around sides and rear.
Grading beyond 6 feet of house: Slopes away from house, well graded
Driveway material: Asphalt-appears to be recent install.
Driveway condition: Good-seal every 2 years or so.
Walkway to front entry: concrete-has step / riser sections.
Condition of walkway: Acceptable but has minor cracks or breaks, routine spalling, pitting, etc.
Patio: concrete-new concrete at hot tub. Deteriorated concrete at basement sliding walk out doors.
Location of Patio: Rear of house- at hot tub & basement walk out door.
Patio condition: good, uneven/broken/damaged (good at hot tub, unsafe at basement walk out doors.)
Trees & Shrubs too close to house: No-well trimmed
Fences: Metal-exist on right (east) side, appears to be neighbors. Verify Local Zoning for fence requirements at hot tub outside.
Deck Location: Rear of house-1st floor elevation, accessed from family room.
Deck material: wood, pressure treated
Steps down to grade: There are three or more steps to grade (4 steps to grade,) Wood railing with no vertical ballusters.
Visibility under deck: Three foot to 7 foot and clear visibility, Sloped soiul area desends to door from Basement that exits under deck.
Support column under deck: wood-on conc. pier.
Condition of the support columns: Good, no rotting or stress
Condition of the guardrail: Good, -Wide gaps are a safety hazard - add vertical ballusters at min. 4" o.c.
Install level pad at basement walk out area.
1. Add ballusters to deck railing on steps. Min. spacing 4" OC.
A. Add vertical ballusters to deck steps/handrail.
B. Install concrete (or other) pad at basement walk out doors.
1. Front walks can be easilly patched if desired. Watch for pitting to get worse, surface deterioration, etc repair as necessary. If walk is ever replaced consider code required riser dimensions to make maneuvering more consistant.
Recommend resealing asphalt driveway every 2 years as required by use.
Consider firewood storage elsewhere, on the deck next to house could promote moisture, rodent, and bug problems.
Minor cracks in sidewalk. These are only a cosmetic concern. No action is recommended.
Verify with Local Town Zoning protective requirements for outside hot tubs. ( fencing, etc)
# of Bays: Two
Situated: Side by side
Visibility limited by: parked car, stored items
Floor Condition: Good, Settling Crack noted
Walls: Wood Frame-GWB/sheetrocked w/fire taping
Walls: Drywall covered-no paint
Automobile Doors #: Two
Doors operated: easily
Rollers making clicking sound: No
Lift Cable: Good Condition
Is the overhead door balanced: Yes
Springs: Good Condition
Safety Cable: Attached
Electric Car Door Openers: Two
Operated: Yes, and operated properly
Applied resistance and: door stopped-door needed too much pressure before it stopped
Photo electric device: noted-working
Non-Automobile doors to interior: One
Interior Door: Not spring loaded
Interior door: Metal
Windows: None noted
Condition of Windows: na
Overhead: Closed in ceiling-GWB/sheetrock-fire taped
Garage-house door isn't auto-closing. Recommend installing hinges with springs or an automatic door closing device so door closes automatically to prevent vehicle fumes from entering building. Door may need adjustment/repair, would not close without manual force being applied.
The garage vehicle door doesn't appear to "auto-reverse". The door should reverse when closing and when it either strikes something or something passes through a photo sensor at the base of the door. This is a safety hazard, especially for small children. Recommend having a garage door contractor evaluate and repair.
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.
Adjust garage doors, operator, and safety controls so door will stop, auto reverse, etc freely without holding with manual pressure.
Have electrician verify GFI status of garage outlet.
Weatherstripping on garage-house door is deteriorated or damaged. Recommend replacing weatherstripping to prevent vehicle fumes from entering building.
Outlet connections exposed due to missing cover(s) over one or more outlet boxes. Recommend installing covers over boxes where missing.
Attic access: Scuttle hole in bedroom -No access in garage attic. Bedroom closet access hole in bedroom at left-front, closet ceiling.
How observed: Limited viewing, looked thru opening only-very small man door
Roof system: rafters
Inches apart: 18 inches or so, could not measure, appeared 16" to 18" apart
Roof decking: plywood
Moisture penetration: none noted
Attic floor framing: wood
Attic floor system: none
Attic Ventilation: Ridge Vent, Soffit Vents
Soffit vents: yes, and working
Insulation material: Fiberglass roll or battt- thickness < 12"
Insulation location: floor
Insulation in attic is substantially less than an R30 rating. Recommend installing additional insulation for better energy efficiency.
No insulation is installed over the attic access hatch. Recommend installing insulation above hatch for better energy efficiency.
Consider access hatch to attic over garage for monioring purposes in the future, and to see relationship with upper family room wall. If garage stays unheated, insulation is not inportant at this time, except to heated wall at family room.
Bring insulation up to R30 when possible, for more energy savings.
Main Bathroom: Full
Location: 2nd floor
Shower: with tub
Tub: Built in
Jacuzzi noted in bath: Yes- in Master Bath location off bedroom
Jacuzzi pump turned on, but tub was not filled.: No-owner declined operation
Surround: Plastic1 piece
Surround Condition: Good
Number of sinks?: One-1 pc stone top w/bowl
Sink Type: Vanity
Toilet Condition: Good
Floor: Ceramic tile
Floor Condition: Good
Leaks: none noted
Caulking appears: na
Ground Fault Interupter Outlets?: Yes-operated ok
Owner did not want Jacuzzi in Master Bedroom Bath operated, is having it serviced. Buyer should verify repair was made and witness operation. Obtain all labor and material warranty information prior to closing.
( made this up for practice Dan!).
small patch needed to ceiling coating.
Bathroom: Partial-First Floor
Location: 1st Floor
Tub: None Noted
Jacuzzi noted in bath: No-see Master Bedroom/Main Bathroom data
Jacuzzi pump turned on, but tub was not filled.: No
Surround condition: Good
Sink Type: Vanity
Sinks #: One-Pedestal style
Toilet Condition: Good
Floor: simulated wood
Floor Condition: Good
Leaks: none noted
Caulking appears: na
Number of outlets: One
Ground Fault Interupter outlets: Yes-operated ok
Ceilings appear to be made of: Drywall/popcorn style finish
Ceiling Style: Flat, Cathedral - cathedral at family room only
Ceiling Condition: Good
Major Defects: None Noted
Waters stains in: none
Mostly walls appear to be made of:: Drywall
Major defects were noted: No
Floor coverings are mostly: Wall to wall carpet, Hardwood, Ceramic tile, simulated hardwood 1st floor
When bounced on: a normal amount of bounce was noted
Generally floors feel: Level
Mostly the doors are the following types: Hollow core, 6 panel masonite, painted
General door condition: Doors are generally in good condition
Windows were mostly observed to be: Double hung
Insulated noted in: All
Appear made of: Vinyl
Random Tested: Yes
Cracked window located in: none
Skylights: Appear fixed
Skylight leaks: none noted
Stairs: to basement
Stairs condition: Good
Fireplace Location: family room
Fireplace: Interior surface Masonry, Metal, prefabricated, metal firebox/slate surround. Wood Burning
Inspected: Ash in bottom
Damper: Opened and closed
Flue Liner: Noted
Depth of Hearth Extension:
Depth of Fireplace Hearth: 18"
Distance to closest flamable material: 6"to carpet is very close
All solid fuel burning appliances (woodstoves and fireplaces) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary. This will help avoid chimney fires and costly damage. Keep your home safe.
Tile was used in front of fireplace, 20"out x 32" in width. Consideration could be give to expanding this tile area wider to increase the distance from the firebox to the carpet.
Significant amounts of ashes, wood and/or debris are in the fireplace. The inspector was unable to fully evaluate it.
Ceilings appear to be made of: Drywall-popcorn finish
Ceiling Condition: Good
Mostly walls appear to be made of.: Drywall
Floor Coverings: Wall to Wall, Ceramic Tile (CT in master bath.)
When bounced on: a normal amount of bounce
Windows are mostly observed to be: Double Hung
Insulated glazing noted in:: All
Electrical Outlets: 3 Prong
Walk-in closets: noted-with light
Master Bath has:: Double Sink, Shower Stall, Jacuzzi. See prior comments on jacuzzi.
Surround: Ceramic Tile
Surround Condition: Acceptable
Caulking appears: Mildewed
Toilet: Flushed-seat very loose
Toilet Condition: Good-replace seat
Sink Type: Vanity-2 bowl 1 pc. stone top
Leaks: None Noted
Ventilation: Window, Fan
Floor: Ceramic Tile
Floor Condition: Good-some loose tiles
Number of outlets: One
Ground Fault Interupter outlets: Yes
Replace toilet seat.
Repair loose floor tiles and grout joints. Preference is to also seal grout to prevents leaks.
Reapir ceiling patch at shower.
Cabinets: Wooden-Kitchen redone, fairly new.
Opened and closed and found: seemed to function
Cabinets secure: yes
Counter Tops: Polished granite
Securely fastened: yes
Kitchen Floor: Ceramic Tile-18 x 18 size
Dishwasher: Maytag (fairly new)
Operated Dishwasher: no
Dishwasher age: newer
Kitchen Sink: Granite composite 1 pc.
Ran water and found: No leaks
Refrigerator: Noted-JenAire- side x side, bottom freezer
Refrigerator in use during inspection: yes
Range type: Free standing, Electric1 pc ceramic top
Operated and found: All burners working
Oven: Part of stove
Operated oven and found: gave off heat
Anti-Tipping bracket installed: No
Ventilation: Fan integral with built in Microwave
Number of GFCI outlets in Kitchen: 3 or more-5 observed
GFCI outlets were working properly: Yes
Number of Regular outlets in kitchen: One at refridg possible
Washing Machine: Noted-in closet off hall
Location: Near kitchen hallway to garage/bathroom
Observed: Connections for water and drain, Connections for electric
Operated: Not operated
Dryer age: Midlife
Vented to: Exterior
Operated: Not operated
Kitchen stove does not appear to have an anti-tipping bracket installed. This could prove hazardous for children. I recommend an authorized stove repair company install this safety device.
Heating System Brand Name: Carrier-Pulse Energy Saver style
Apparent age of unit: Midlife
Heating system type: Forced hot air-Central air & humididier, and ac
System has # of Zones: One
Fuel Source: Gas
Is there an abandoned oil tank on the property?: No
Combustion Air Supply: Interior
When thermostats were turned on, the system: fired or gave heat
Automatic shut-off safety devices were noted: Attached to unit.
Flue pipes: Noted-3" pvc pipe
Flue pipes: extend to exterior at garage wall.
Distribution system: Ductwork
Heat distribution: In most rooms-baseboard floor grilles
White pvc flue and air intake pipes are within reach on the side of garage. Vandalism could occur, kids pranks, etc. Check regularly for clogging and debris, blocked pipes will impact furmace operation.
Consider extending pipes, out of reach.
Seasonal markings were noted on the ductwork at dampers. This indicates damper position changes may need to be made for summer and winter operation, to get more air to hot and cold spots. Consult with present owner and your service contractor for proper operation and adjustments.
Recommend owner have a service contract for furnace and humidifier for twice a year check up and service (spring and fall). Check, clean, and change filters routinely as required, once per month can be used as a guide.
Central Cooling: Central Air-Condensing unit outside by garage.
Brand name: Carrier
Status: Not operated, Not operated due to air temperature below 65 degrees. Operation could cause damage. No readily visible problem noted.
Approximate age of system: mid life
A/C energy source: Electric
Air conditioning type: Split system (coil in basement unit, condensor unit outside to reject heat)
Estimated age: Midlife
Energy source: Natural gas
Capacity (in gallons): 40
Brand: A O Smith-power vented out pvc pipe to garage wall exterior.
Safety relief valve: was noted
Safety extension: was noted
Supply shut off valve: Noted
Drain discharge to:: Floor- sump near by
Rust or Corrosion: was not noted
Tested hot water: Hot water was received at faucets
This unit is older than 5 years old and for better performance and a longer life this unit should be flushed out every other year because of sediment build up at bottom of unit. To flush a unit of sediment start by shutting off the water supply to the heater. Turn the temperature control to low and the on-off to "pilot". Connect a hose to the drain valve at the bottom and run the hose outside or to a drain. Drain the tank down and then open the water supply to force the sediment out. Close the drain, refill the tank, and reset the controls to normal.
If not comfortable, have a plumbing or heating contractor perform this service for you.
Location of Main Panel: Basement-concealed closet, Square D panel
Location of main disconnect: Breaker at top of main panel
Primary service overload protection type: Circuit breakers
Service conductor material: Aluminum
Main disconnect rating (amps): 200
Branch circuit wiring type: Non-metallic sheathed ("Romex")
Solid strand aluminum branch circuit wiring present: No
Double tapped breakers: No
Room for additional circuit breakers: No
Missing Circuit Breaker Covers: No
Grounding observed to:: Water main on street side, Water main on house side, by single wire. Exterior ground rod is damaged, failed.
Grounding connection feels: secure
If grounded to water main, is meter jumped: yes
Have an electrical contractor repair disconnected exterior ground rod cable.
Panel is filled with no available slots for expansion.
Water service: Public
Main entry pipe material: Copper
Location of main water meter: Basement-concealed closet
Location of main water shutoff: Next to meter, Basement
Interior supply pipes: Copper
Functional Flow: Tested
With multiple fixtures running observed: Minimal decrease in flow
Waste System Pipes: Copper
House Trap: Noted-Front basement wall in closet, 3' above floor, runs to street sewer under front yard
Vent pipe observed on roof: Yes
Vent pipe connection to plumbing observed: yes
Basement: Readily accessible
Basement: Full (not under garage)
Viewed by: walked throughout
Foundation walls: exposed to view, hidden from view-varys with area, storage items, and finished walls.
Could not see foundation walls because of: drywall-finished basement
Ceiling framing: Exposed to view, Areas hidden by Suspended ceiling
Interior of foundation wall: concrete
Observed on interior wall: vertical cracks, water stains, water penetration, effloresence-only in a few areas
Basement floor: concrete, carpeting
Water stains observed on: concrete walls-minor areas
General area dampness: none noted
Ventilation: Windows, Doors
Sump pump: submersible
Sump Pump Works Properly: Yes
Sump Pump has GFCI protection: No
Floor structure above: Solid wood joists
Insulation material underneath floor above: Fiberglass roll or batt
Beam material: Built up wood, 3 - 2x
Windows: Slant open type, Metal, rusty frames
Chimney in basement: none noted
No ground fault circuit interrupter (GFCI) protection device is visible for the sump pump electric supply. Recommend having a qualified, licensed electrician determine if a GFCI protection device (receptacle or circuit breaker) exists for the sump pump and install one if missing to reduce the danger of electric shock.
Have a contractor look at crack from basement window corner down rear wall. Repair as necessary.
Have contractor evaluate water stains down wall at front right house corner.
Repair as necessary.
Ground Fault Interrupter (GFI): noted- maintain circuit in panel, do not overload. Have an electrical contractor preform work at all times.
Locations: CB in basement panel
GFI tested: Using testing plug
Smoke detectors present: Yes- 1
Location: 2nd floor
Carbon Monoxide Detectors: No
Hot Tub: Hot tub is accessible by the public. Confirm with local Town zoning officer/code enforcement official to assertain if any security enclosure or fence is required
Recommend updating all smoke detectors with new.
All outlets near a water source (kitchen, bathrooms, garage, basement) should be GFI protected.
All houses, buildings and each unit in a multi-family house should have a carbon monoxide (C/O) detector. The detector should be mounted low toward the floor as carbon monoxide is heavier than air. Several C/O detectors are best. One near the heating system and hot water supply and one on each floor of the home. Again, mount C/O detectors low toward the floor. Outlet plug-in type with battery backup are available.
A smoke detector on each floor is recommended. CO2 detector, at least one, is also required. Electric devices should have a battery backup for power outages. Change batterys a minimum of once each year, test devices monthly.
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