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Footprint Property Inspections LLC

Website: http://footprintinspection.com
Email: bob@footprintinspection.com
Phone: (603) 722-0893
 
Manchester NH 03102-3047
Inspector: Bob Clark

   

Property Inspection Report (SAMPLE)

Client(s):  Anonymous
Property address:  22 Footprint Lane
Footprint NH
Inspection date:  Thursday, October 01, 2020

This report published on Sunday, April 10, 2016 9:45:48 AM EDT

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 typeMajor DefectCorrection likely involves a significant expense
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
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 Foundations
Crawl Space Boat House
Basement main house
Roofs
Attics and Roof Structures
Electric
Plumbing / Fuel Systems
Water Heaters
Heating, Ventilation and Air Condition (HVAC)
Fireplaces, Stoves, Chimneys and Flues
Kitchen
Bathrooms, Laundry and Sinks
Interiors, Doors and Windows


General Information
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Present during inspection: Client, Realtor
Client present for discussion at end of inspection: No
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Warm
Ground condition: Dry
Recent weather: Heavy rain
Overnight temperature: Cold
Number of residential units inspected: 3
Age of main building: unknown
Location or alternate name for unit 1: Main House
Location or alternate name for unit 2: Boat House
Location or alternate name for unit 3: Back unit 31B

1) Boathouse

The structure over the open water area shows signs of leaning/ sagging. Looks like there was rot damage to the beams at the foundation area and repairs done to some of them. Also some wind braces were added to help with the structure, I am unable to determine if the modifications are adequate to make the boathouse safe. This should be evaluated by an engineer. The foundation under the water could have had some sagging and the would looks very close to the water and there could be more damage under the structure. I also do not recommend using the hoist in this boathouse, its not adequately supported. I am also not sure what precautions and firewalls needed to seperate the living space from the boat space, this should be investigated.See pics attached.
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Photo 1-1
bending
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Photo 1-2
see bending in wall.
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Photo 1-3
past repair
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Photo 1-4
not a proper support and bending in structure.
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Photo 1-5
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Photo 1-6
rot
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Photo 1-7
past repair
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Photo 1-8
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Photo 1-9
under where the sagging wall foundation is.
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Photo 1-10
added wind brace.

2) A strong musty smell was noticed when entering the 31B unit. A very small de humidifier was found. This unit seems to be on a slab and I am unable to determine if there is a moisture problem in the walls or floor. I recommend evaluating this smell.

3) 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

4) Evidence of rodent infestation was found in the form of feces.. Consult with the property owner about this. A qualified person should make repairs to seal openings in the structure, set traps, and clean rodent waste as necessary. Recommend following guidelines in these Center for Disease Control articles:
http://www.reporthost.com/?SEALUP
http://www.reporthost.com/?TRAPUP
http://www.reporthost.com/?CLEANUP

traps found throughout the properties.
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Photo 4-1
boathouse
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Photo 4-2
boathouse crawl
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Photo 4-3
back unit 31b
 

5) Units 1, 2 and/or 3 were occupied and/or contained furniture, stored items and/or debris. As a result, some areas were obscured, hidden or inaccessible. 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.

6)   Deck on main home has sum sagging going on, this could not be evaluated with no access available.
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Photo 6-1
main house deck
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Photo 6-2

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: Steep slope
Condition of driveways and parking areas: Appeared serviceable
Driveways and parking areas material: Asphalt
Condition of sidewalks and/or patios: Required repairs, replacement and/or evaluation (see comments below)
Sidewalk material: Poured in place concrete, Gravel
Condition of decks, porches and/or balconies: Required repairs, replacement and/or evaluation (see comments below)
Deck, porch and/or balcony material: Wood
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Wood

7) The risers for stairs at one or more locations varied in height and pose a fall or trip hazard. Risers within the same flight of stairs should vary by no more than 3/8 inch. At a minimum, be aware of this hazard, especially when guests who are not familiar with the stairs are present. Recommend that a qualified contractor repair per standard building practices.

8) One or more sets of stairs were unstable and/or wobbly. A qualified contractor should repair as necessary. For example, by installing additional bracing or supports.
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Photo 8-1
boathouse deck
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Photo 8-2
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Photo 8-3
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Photo 8-4

9) Handrails at one or more flights of stairs were not continuous or did not extend the full length of the stairs. This is a potential fall hazard. Handrails should be continuous for the entire length of the stairs. Recommend that a qualified contractor replace or repair handrails per standard building practices.

10) Cracks, holes, settlement, heaving and/or deterioration resulting in trip hazards were found in the sidewalks or patios. For safety reasons, recommend that a qualified contractor repair as necessary to eliminate trip hazards.
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Photo 10-1
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Photo 10-2

11) One or more treads at exterior stairs were loose. This is a potential fall hazard. Recommend that a qualified person repair as necessary.
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Photo 11-1
boathouse to 31b
 

12) Soil was in contact with one or more wooden deck, porch or balcony support posts. This is a conducive condition for wood destroying organisms. Even if posts are made of treated wood, the cut ends below soil may not have been field treated. Recommend grading soil or repairing as necessary to prevent wood-soil contact.

13) One or more large tree stumps were close to a building exterior. Wood-destroying insects such as carpenter ants nest in such stumps and are more likely to infest the building as a result. Recommend that large tree stumps within a few feet of the building be removed by a qualified tree service contractor.
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Photo 13-1
 

14) The soil or grading sloped down towards building perimeters in one or more areas. This can result in water accumulating around building foundations or underneath buildings. At a minimum, monitor these areas, and areas under the structure in the future for accumulated water. If water does accumulate, recommend grading soil so it slopes down and away from buildings with a slope of at least 1 inch per horizontal foot for at least 6 feet out from buildings.
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Photo 14-1
boathouse
 

15) Driveways and/or parking areas sloped down towards the garage(s) or units. This can result in water accumulating in the garage, around building foundations or underneath buildings, and is a conducive condition for wood-destroying organisms. Monitor these areas in the future, especially during and after periods of rain. If significant amounts of water are found to accumulate, then recommend that a qualified contractor evaluate and repair as necessary. For example, by installing drain(s) or removing and installing new pavement.

16) Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in driveways and/or parking areas, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.
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Photo 16-1
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Photo 16-2

17)   Deck in the back of the main house is sagging at the house. un able to view under the deck , no access was available

18)   The deck on the main structure and the boat house had no access under the decks.
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Photo 18-1
boathouse
 

19)   Stair's to the back unit 31B were not attached to the structure properly.
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Photo 19-1
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Photo 19-2

20)   Water from the basement sump pump, the gutters and water from the property drainage appear to go into the lake. I am unaware if this ok and I suggest to find out.
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Photo 20-1
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Photo 20-2
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Photo 20-3
 

Exterior and Foundations
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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.
Condition of wall exterior covering: Appeared serviceable
Condition of foundations and footings: Not determined
Apparent foundation types: Crawl space, Unfinished basement, Concrete slab on grade
Foundation/stem wall material: Poured in place concrete, Concrete block, Concrete slab on grade

21) Some sections of siding and/or trim were rotted . Recommend that a qualified person repair, replace or install siding or trim as necessary.
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Photo 21-1
Boathouse
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Photo 21-2
Main house in front.
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Photo 21-3
Repair done on main house, this are most likely is a problem area with the 2 roof lines I would monitor this area.
 

22) Soil was in contact with or less than 6 inches from siding, trim or structural wood. This is a conducive condition for wood-destroying organisms. Recommend grading or removing soil as necessary to maintain a 6-inch clearance. If not possible, then recommend replacing untreated wood with pressure-treated wood. Installation of borate-based products such as Impel rods can also reduce the likelihood of rot or infestation if soil cannot be removed. Note that damage from fungal rot and/or insects may be found when soil is removed, and repairs may be necessary.
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Photo 22-1
main house
 

23) Soil was in contact with or less than 6 inches from siding or trim. Regardless of what material is used for siding, it should not be in contact with the soil. If made of wood, siding or trim will eventually rot. For other materials, ground or surface water can infiltrate siding or trim and cause damage to the wall structure. Wood-destroying insects are likely to infest and damage the wall structure. This is a conducive condition for wood-destroying organisms. Recommend grading or removing soil as necessary to maintain a 6-inch clearance. Note that damage from fungal rot and/or insects may be found when soil is removed, and repairs may be necessary.
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Photo 23-1
main house
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Photo 23-2
main house

24) Cracks, deterioration and/or damage were found on the seawall in one or more areas of the exterior stucco finish. In damp climates, moisture can enter cracks or damaged areas and further deteriorate the stucco. Also the wall behind the stucco can become damaged from moisture. Note that areas behind the stucco are inaccessible and excluded from this inspection. Recommend that a qualified contractor repair or replace stucco as necessary.
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Photo 24-1
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Photo 24-2
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Photo 24-3
 

25) 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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Photo 25-1
main house
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Photo 25-2
main house
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Photo 25-3
main house
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Photo 25-4
main house

26) The paint or stain finish in some areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this.
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Photo 26-1
back unit
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Photo 26-2
main house
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Photo 26-3
main house
 

27) Caulk was deteriorated in some areas. For example, around windows. Recommend that a qualified person renew or 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

28) Foundation in main house was repaired at sometime as you can see with new wall build inside.
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Photo 28-1
 

29)   Slab under the boat house show signs of heaving in the past this is a sign of freezing under the slab.
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Photo 29-1
boathouse
 

30)   Back foundation wall in the boathouse show some signs of bulging, would monitor it for future damage.
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Photo 30-1
boathouse
 

Crawl Space Boat House
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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.
Condition of floor substructure above: Appeared serviceable
Pier or support post material: Wood
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
Condition of crawl space ventilation: Appeared serviceable
Ventilation type: without vents, one door hatch that is screened
Crawl Space Boathouse:

31) Evidence of prior water intrusion or accumulation was found in one or more sections of the crawl space. For example, sediment stains on the vapor barrier or foundation, and/or efflorescence on the foundation. Accumulated water is a conducive condition for wood-destroying organisms and should not be present in the crawl space. Recommend that the client review any disclosure statements available and ask the property owner about past accumulation of water in the crawl space. The crawl space should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, then recommend that a qualified contractor who specializes in drainage issues evaluate and repair as necessary. Typical repairs for preventing water from accumulating in crawl spaces include:
  • Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
  • Improving perimeter grading
  • Repairing, installing or improving underground footing and/or curtain drains
Ideally, water should not enter crawl spaces, but if water must be controlled after it enters the crawl space, then typical repairs include installing trenches, gravity drains and/or sump pump(s) in the crawl space.
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Photo 31-1
boathouse
 

32) Evidence of rodent infestation was found in the form of feces in the . Consult with the property owner about this. A qualified person should make repairs to seal openings in the structure, set traps, and clean rodent waste as necessary. Recommend following guidelines in these Center for Disease Control articles:
http://www.reporthost.com/?SEALUP
http://www.reporthost.com/?TRAPUP
http://www.reporthost.com/?CLEANUP

33) One or more indoor crawl space access hatches or doors had no weatherstripping, or the weatherstripping was substandard. Weatherstripping should be installed around hatches or doors as necessary for better energy efficiency and to prevent dust or odor-laden air from the crawl space entering living spaces.

34) No under-floor insulation was installed in the crawl space. Recommend that a qualified person 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.

I feel the condition of this crawl space is not insulated or protected from the elements enough to use year round.
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Photo 34-1
boathouse
 

35) Ventilation for the crawl space was substandard. There were too few vents. This can result in high levels of moisture in the crawl space and is a conducive condition for wood-destroying organisms. One square foot of vent area should be installed for 150 square feet of crawl space. Vents should be evenly distributed and within a few feet of corners to promote air circulation. Recommend that a qualified contractor install or improve venting per standard building practices.

The ares should be permanent vented and not vented only when hatch door is open.

36) One or more support posts appear to have been added since the original construction based on the inspector's observations. Such posts may have been added to reduce bounce or sag in floors above. Consult with the property owner about this, or that a qualified contractor evaluate and make permanent repairs per standard building practices if necessary.

37) Minor amounts of standing water were found at one or more locations in the crawl space. Some minor seasonal water accumulation can be normal. However significant amounts of Water may evaporate and enter the structure above causing high levels of moisture in the structure. This can be a conducive condition for wood-destroying organisms. Rain runoff is the most common cause of wet crawl spaces but water can come from other sources such as groundwater or underground springs. Recommend monitoring the crawl space in the future, especially after heavy and/or prolonged periods of rain. Correct any issues related to outside perimeter grading and/or roof drainage (see any other comments about this in this report). Also, review any disclosure statements available and ask the property owner about past accumulation of water in the crawl space.

If standing water persists or increases in amount, recommend that a qualified contractor who specializes in drainage issues evaluate and repair as necessary. Typically such repairs include:
  • Repairing, installing or improving underground footing and/or curtain drains
  • Applying waterproof coatings to foundation walls
  • Digging trenches in the crawl space to collect or divert water
  • Installing sump pumps
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Photo 37-1
boathouse
 

38)   One or more indoor crawl space access hatches or doors were not insulated, or had substandard insulation. Weatherstripping was also missing or substandard. Recommend installing weatherstripping and insulation per current standards at hatches or doors for better energy efficiency and to prevent dust or odor-laden air from the crawl space entering living spaces.

Basement main house
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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 floor substructure above: Required repairs, replacement and/or evaluation (see comments below)
Pier or support post material: Masonry
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Not applicable, none installed

39) One or more joists had less than 1 1/2 inches of their end(s) resting on the beam, sill or foundation below. At least 1 1/2 inches of each joist end should rest on support surfaces below. Such joist ends may collapse or settle. Recommend that a qualified contractor evaluate and repair per standard building practices.

40) One or more support posts appear to have been added since the original construction based on the inspector's observations. Such posts may have been added to reduce bounce or sag in floors above. Consult with the property owner about this, or that a qualified contractor evaluate and make permanent repairs per standard building practices if necessary.
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Photo 40-1
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Photo 40-2

41) One or more joists were spliced with "sistered" lumber, and no support post was installed below. Sistering is a common repair practice where additional pieces of lumber are attached to spliced pieces. Such repairs result in a component that's weaker than the original joist and should be reinforced with a support post below. Recommend that a qualified contractor repair per standard building practices. For example, by installing support posts and footing below.
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Photo 41-1
Rot and past pest infestation possible in wood
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Photo 41-2
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Photo 41-3
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Photo 41-4
past rot damage Recommend that a qualified contractor evaluate and repair as necessary. All rotten wood should be replaced.

42) A water-proofing system was found in the basement (e.g. grooves in floors along walls). This may be an indication that water has accumulated in the basement in the past. Consult with the property owner and/or reviewing disclosure statements. Also monitor the basement for accumulated water in the future. The inspector did not determine if drainage issues have or haven't been resolved and does not guarantee or warrant that water will not accumulate in the basement in the future.

43) Sealant or water-proofing coating was found on basement walls and/or floors. This may indicate that water has infiltrated or accumulated in the basement previously. Monitor the basement for excessive moisture conditions in the future, and review any disclosure statements related to accumulated moisture in the basement. Note that the inspector does not guarantee or warrant that water will not accumulate in the basement in the future.

44)   The floor structure in the main house has a lot of old lumber that has been sistered and has evidence of past pest infestation in the wood. It did not look like anything current but I am unable to determine for the whole property. What I see under the floor is typical of the age where spands between joists are far and this can cause sagging now and in the future. Also some of the repair work is sub par as you can see in the picture with the beam attachment with no support. I recommend the area evaluated by a contractor to give opinion on proper support.
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Photo 44-1
This is not the way it should be done
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Photo 44-2

45)   Efflorescence found monitor for moisture water problems.
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Photo 45-1
 

Roofs
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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, Viewed from windows
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable, Shed
Apparent number of layers of roof surface material: unable to determine
Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation (see comments below)

46) One or more skylights have been installed with flashing that is not flat to the roof. Also areas that were faced nailed need to be monitored for more tar as it cracks.
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Photo 46-1
 

47) One or more downspouts were damaged. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
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Photo 47-1
Boat house
 

48) Significant amounts of debris have accumulated in one or more gutters or downspouts. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Recommend cleaning gutters and downspouts now and as necessary in the future.

49) Significant amounts of debris such as leaves, needles, seeds, etc. have accumulated on the roof surface. Water may not flow easily off the roof, and can enter gaps in the roof surface. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend cleaning debris from the roof surface now and as necessary in the future.
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Photo 49-1
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Photo 49-2

50) Moss was growing on the roof. As a result, shingles can lift or be damaged. Leaks can result and/or the roof surface can fail prematurely. Efforts should be made to kill the moss during its growing season (wet months). Typically, zinc or phosphate-based chemicals are used for this and must be applied periodically. For information on various moss treatment products and their pros and cons, visit:
http://www.reporthost.com/?MOSS
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Photo 50-1
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Photo 50-2
Unit 31B

51)   Tar areas around roof penetrations and areas of face nailing need to be monitored and tared again as needed.
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Photo 51-1
main house
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Photo 51-2

Attics and Roof Structures
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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, Not inspected because no access was found, Attic was inspected in 31b but not the boat house or main house, no access
Condition of roof structure: Not determined (inaccessible or obscured)
Roof structure type: Not determined (inaccessible or obscured)
Ceiling structure: Not determined (inaccessible or obscured)
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Ceiling insulation material: Fiberglass roll or batt, Rigid foam, None visible, Not determined (inaccessible or obscured)
Condition of roof ventilation: Required repair, replacement and/or evaluation (see comments below)
Roof ventilation type: Ridge vent(s), Gable end vents

52) One or more sections of the roof structure appeared to have substandard ventilation, . This can result in high attic and roof surface temperatures, reduce the life of the roof covering materials, and/or increase cooling costs. High levels of moisture are also likely to accumulate in the roof structure or attic, and can be a conducive condition for wood-destroying organisms. Standard building practices require one free square foot of ventilation for every 150 square feet of attic space, and that vents be evenly distributed between the lowest points of the roof structure and the highest points to promote air circulation. Often this means that both soffit vents and ridge or gable end vents are installed. Recommend that a qualified contractor evaluate and repair per standard building practices.
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Photo 52-1
No soffit vent on main house
 

53) One or more soffit vents screens were clogged with paint. This can reduce air flow through the roof structure or attic and result in reduced service life for the roof surface materials because of high temperatures. Moisture from condensation is also likely to accumulate in the roof structure and/or attic. Recommend that a qualified person repair as necessary so air flows freely through all vents. For example, by cleaning screens or replacing screens with 1/8-inch to 1/4-inch wire mesh.
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Photo 53-1
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Photo 53-2
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Photo 53-3
 

54) One or more gable vents apeared they were blocked by insulation. This can reduce air flow through the roof structure or attic and result in reduced service life for the roof surface materials because of high temperatures. Moisture from condensation is also likely to accumulate in the roof structure and/or attic and can be a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary so air flows freely through all vents.
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Photo 54-1
 

55) No accessible attic spaces were found or inspected at this property. The inspector attempts to locate attic access points and evaluate attic spaces where possible. When a home is occupied, such access points may be obscured by stored items or furnishings. Home inspection standards of practice do not require inspectors to move stored items, furnishings or personal belongings. If such access points are found in the future and/or made accessible, a qualified person should fully evaluate those attic spaces and roof structures.

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 serviceable
Primary service type: Underground, Overhead
Typical service voltage (volts): 120-240
Typical estimated service amperage: Not determined (components inaccessible or obscured)
Typical primary service overload protection type: Circuit breakers
Typical service entrance conductor material: Stranded copper
Typical main disconnect rating (amps): Not determined
Typical system ground: Not determined, not readily apparent
Condition of main service panel(s): Appeared serviceable
Condition of sub-panel(s): Appeared serviceable
Typical location of main disconnect(s): At main disconnect panel(s) outside, At main service panels in each unit
Condition of branch circuit wiring: Serviceable
Smoke alarms installed: Yes, but not tested

56) One or more sections of outdoor wiring were exposed and subject to damage. This is a potential shock hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing conduit, re-routing wires or replacing wiring.
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Photo 56-1
Unit 31B
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driveway unit 31B
 

57) Smoke alarms were missing from bedrooms and/or from hallways leading to bedrooms at unit(s) . Smoke alarms should be installed as necessary so a functioning alarm exists in each hallway leading to bedrooms, in each bedroom, on each level and in any attached garage. For more information, visit:
http://www.reporthost.com/?SMKALRM
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58) Carbon monoxide alarms were missing from one or more sleeping areas at unit(s) . This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed in the vicinity of each sleeping area, on each level and in accordance with the manufacturer's recommendations. Recommend installing additional carbon monoxide alarms per these standards. For more information, visit:
http://www.reporthost.com/?COALRM

59) The functionality of, power source for and placement of smoke alarms is not determined as part of this inspection. Smoke alarms should be installed in each bedroom, in hallways leading to bedrooms, on each level and in attached garages. They have a limited lifespan and should be replaced every 10 years. Batteries in smoke alarms should be changed when taking occupancy and annually in the future. Carbon monoxide alarms should be installed near sleeping areas and on each level in homes with a fuel-burning appliance or attached garage. For more information, visit:
http://www.reporthost.com/?SMKALRM
http://www.reporthost.com/?COALRM

60) Box on main house exterior has no outlet should be replaced
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61) The inspector was unable to open and evaluate electric panel(s) at unit(s) 1 because . These panel(s) are excluded from this inspection. Recommend that repairs, modifications and/or cleanup should be made as necessary so panels can be opened and fully evaluated.

One of the panels in the main house was not opened, the screws holding the panel cover could be sharp and could cause an arc with a wire inside.

62) Service drop wires were in contact with trees or vegetation. This can result in damage to wiring insulation or broken wires during high winds. Recommend pruning trees or vegetation as necessary. The utility company may prune trees at no charge.

Service coming to the main house.
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63) One or more circuit breakers in electric panel(s) at unit(s) were in the tripped position. Consult with the property owner to determine why breakers were tripped or off, and that a qualified electrician evaluate and repair if necessary. Note that the inspector does not operate circuit breakers.
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Photo 63-1
boat house
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Photo 63-2
main house

64)  

65)   The service drop from the street for 31B looks like bigger to the pole then smaller to house and the service coming out of the house looks like 200 amp. I would strongly suggested getting with the electric company to assure that this drop is enough seeing that that unit has electric floor heat.
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66)   Loose outlets in the 31B unit also the light fixture in the attic has no cover.
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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.
Water service: Private well, Unable to determine the location of the well on the property
Typical location of main water shut-off(s): Basement
Condition of supply lines: Appeared serviceable
Condition of drain pipes: Appeared serviceable
Vent pipe condition: Appeared serviceable
Condition of fuel system: Required repair, replacement and/or evaluation (see comments below)
Visible fuel storage systems: Above ground, oil tank
Location of main fuel shut-off valve(s): At oil tank(s)

67) Property has a water softner system. The drain into the waste drain should have an air-gap and it appears it does not. This could be a major concern I would have it evaluated. I do not inspect these systems and it is not part of this report.
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The air gap is not visible this could be a major health concern.

68) Significant corrosion was found in waste pipes or fittings at unit(s) boat house. This can indicate past leaks, or that leaks are likely to occur in the future. Recommend that a qualified plumber evaluate and repair as necessary.
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Boat house
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69) One or more drain line traps were substandard (e.g. "S", "U" or drum traps) at unit(s) all units. Traps can siphon or run dry and cause sewer gases to enter living spaces. Recommend that a qualified plumber repair per standard building practices. For example, by replacing with modern "P" traps. For more information, visit:
http://www.reporthost.com/?TRAPS
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70) Corrosion was found on an oil storage tank. The tank may need replacing now or in the future. Recommend that a qualified contractor and/or full-service oil provider evaluate and replace the tank if necessary. If the tank isn't replaced, recommend prepping and painting tank with a rust-preventative paint. These tanks rust from the inside out.
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71) Based on visible equipment or information provided to the inspector, this property appeared to have a yard irrigation (sprinkler) system. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. When this system is operated, recommend verifying that water is not directed at building exteriors, or directed so water accumulates around building foundations. Sprinkler heads may need to be adjusted, replaced or disabled. Consider having a qualified plumber verify that a backflow prevention device is installed per standard building practices to prevent cross-contamination of potable water. Recommend that a qualified specialist evaluate the irrigation system for other defects (e.g. leaks, damaged or malfunctioning sprinkler heads) and repair if necessary.
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72) Sump pump found in main house, the pump looks old I would monitor it!
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73) I was unable to determine the sewer system for this property. THis is not something I inspect and you should determine what the property has! A pump system control was located in main house stairs.
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74)   Water expansion tank in the boathouse was insulated so i was unable to determine the shape that it was in.

75)   Trap under sing in boat house needs repair. Duck tape was used
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76)   Some of the copper plumbing showing its age, monitor for damage or leaking.
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Water Heaters
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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 heaters: Appeared serviceable
Energy sources: Electricity

77) The estimated useful life for most water heaters is 8-12 years. The inspector was unable to determine the age of the water heater at unit(s) boathouse due to the manufacturer's label being obscured, no serial number being visible, or the serial number not clearly indicating the age. The client should be aware that this water heater may be near, at or beyond its useful life and may need replacing at any time. Recommend attempting to determine the water heater's age.

If found to be near, at or beyond its useful lifespan, 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 does fail. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.

78) The estimated useful life for most water heaters is 8-12 years. The water heater at unit(s) boat house appeared to be at 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 qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.

79)   missing extension to the ground.
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Photo 79-1
31b unit
 

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).
Heating system type(s): Electric heaters, Gas fireplace or stove, forced hot water
Condition of electric heaters (not forced air): Not determined (inaccessible, obscured, or power off), heating in the unit 31b with the electric heat in floor unable to determine if adequate for the unit.
Electric heater type (not forced air): In-floor, Baseboard

80) One or more control knobs were substandard at unit(s) boathouse. Recommend replacing knobs as necessary.
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81) Boathouse heater would not turn on.

Boat house
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82)   Boiler in the main house had a leak at the expansion tank, this should be evaluated by a licensed plumber or heat tech.
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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 wood-burning fireplaces, stoves: Not determined (inaccessible or obscured), inspection was done by a chimney guy hired bye buyer
Wood-burning fireplace types: Masonry
Condition of gas-fired fireplaces or stoves: Not inspected
Condition of chimneys and flues: Not determined

83) One or more wood-burning fireplaces or stoves were found at the property. When such devices are used, they should be professionally inspected and cleaned annually to prevent creosote build-up and to determine if repairs are needed. The National Fire Protection Association states that a "Level 2" chimney inspection should be performed with every sale or transfer of property with a wood-burning device. Recommend consulting with the property owner about recent and past servicing and repairs to all wood-burning devices and chimneys or flues at this property. Recommend that a qualified specialist evaluate all wood-burning devices and chimneys, and clean and repair as necessary. Note that if a wood stove insert is installed, it may need to be removed for such an evaluation. For more information, search for "chimney inspection" at:
http://www.reporthost.com/?CSIA

84) Recommend that the client review all available documentation for gas-fired fireplaces and stoves. Depending on how they are operated (for routine heating versus ambiance), such appliances may need servicing annually or every few years. Consult with the property owner and/or a qualified specialist to determine if service is needed now. Any needed repairs noted in this report should be brought to the attention of the specialist when it's serviced. For more information visit:
http://www.reporthost.com/?ANGFINSP

85)   Power vent used on boiler, the clearance to the ground on the outside is not adequate, I suggest the whole heating system be evaluated by a licensed plumber or boiler tech seeing that this was installed wrong..
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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 serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposals: Required repair, replacement and/or evaluation (see comments below)
Condition of ranges, cooktops and/or wall ovens: Appeared serviceable
Range, cooktop, wall oven types: Electric
Condition of refrigerators: Not determined
Condition of built-in microwave ovens: Not determined
Condition of trash compactors: Not determined

86) The dishwasher was leaking at unit(s) 31B. Recommend that a qualified specialist evaluate and repair or replace as necessary.

87) No high loop or air gap was visible for the dishwasher drain at unit(s) main house and 31b. A high loop is created by routing the drain line up to the bottom surface of the counter top above and securely fastening it to that surface. An air gap is a device that makes the drain line non-continuous. Both of these prevent waste-water backflow from entering the dishwasher, and possibly flooding out of the dishwasher if/when a siphon occurs. Some newer dishwashers have these devices built in. The client should try to determine if these devices are built in to this brand and model of dishwasher (e.g. review installation instructions). If not, or if this cannot be determined, then recommend that a qualified contractor install a high loop and air gap per standard building practices.

88) The under-sink food disposal was noisy or vibrated excessively and/or main house at unit(s) . Recommend that a qualified contractor repair or replace as necessary.

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.
Condition of sinks and related plumbing: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable

89) The floor and/or wall by the bathtub has past water-damaged at unit(s) boat house..
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90)   Tub/shower in main house in use as a linen closet, did not test the tub.
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Interiors, 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
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Vinyl, Wood, Multi-pane, Single-pane, Double-hung, Casement
Condition of walls and ceilings: Appeared serviceable
Condition of flooring: Required repairs, replacement and/or evaluation (see comments below)

91) Handrails at one or more flights of stairs were wobbly at unit(s) main house. This is a safety hazard. Recommend that a qualified person repair as necessary.

Also the one going to the loft.
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92) The seal between multi-pane glass in one or more sliding glass doors appeared to have failed at unit(s) main house based on condensation or stains between the panes of glass. Recommend that a qualified contractor evaluate and replace glass where necessary.

Be aware that evidence of broken seals may be more or less visible from one day to the next depending on the temperature, humidity, sunlight, etc. Glass doors or windows other than those that the inspector identified may also have failed seals and need glass replaced too.

93) Floors in one or more areas were not level at unit(s) boat house. This can be caused by foundation settlement or movement of the foundation, posts and/or beams. Significant repairs may be needed to make floors level. Recommend that a qualified contractor and/or engineer evaluate further. Repairs should be performed by a qualified contractor.

bathroom
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94) Floors in one or more areas were sagging or springy at unit(s) boat house. This can be caused by over-spanned, undersized or too few joists or beams, or too few support posts. Recommend that a qualified contractor and/or engineer evaluate further. Repairs should be performed by a qualified contractor.
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95) One or more exterior doors were sticking and/or 31B at unit(s) . Recommend that a qualified person repair as necessary.

96) One or more entry doors at unit(s) main house wouldn't latch when closed. This is a security concern if no deadbolt is installed. A qualified person should repair as necessary.

the slider also had smoke in the glass the seal is gone.
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97) One or more skylights wouldn't open or close at unit(s) main house. Ventilation may be compromised. Recommend that a qualified person repair as necessary.
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98) Screens were missing from some windows at unit(s) . These windows may not provide ventilation during months when insects are active.

99)   Transitions in floor in main house can be a trip hazard.
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100)   Door sticks in unit 31B
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