HAAAT Home Inspection Services, LLC
Website: http://www.haaathomeinspections.com
Email: rvanvorst1@nycap.rr.com
Phone: (518) 465-8047 · (518) 469-6763
|
Property Inspection Report |
| Client(s): |
Mr. & Mrs John Smith |
| Property address: |
123 Your Street.
Any Town, USA |
| Inspection date: |
2-29-2008 |
This report published on 3/23/2008 7:03:32 PM EDT
View summary page
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.
Thank you for choosing HAAAT Home Inspection Services. Please be sure to read the entire report and call us if you have any questions. Be sure to send a copy of this report to your attorney before the attorney approval date passes.
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 |
 | Minor defect | Correction likely involves only a minor expense |
 | 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
General information
Roof and Ventilation
Walls Windows and Doors
Exterior and Landscaping
Kitchen
Laundry
Main Bathroom
Bathroom 2
Bathroom 3
General Interior
Bedroom Two
Bedroom Three
Bedroom Four
Bedroom Five
Attic
Basement
Electric service
Plumbing
Heating
Domestic Water Heater # 1, Serves newer main bathr
Domestic Water Heater #2 Serves rest of house
Safety Concerns
Day: Saturday
Date: 02/29/2008
Address: 123 Your Street
City/Town/Village: Any Town, USA
Zip: 12345
Inspector's name: Rick Van Vorst
Report number: 080119
NYS License #: 16000033761
Time started: 8:50 AM
Time finished: 11:45 AM
Present during inspection: Owner and CATS Students
Occupied: Yes
Age of building: 60 +-
Type of building: Single family detached, two story
Overview: A quiet residential neighborhood
House Number: Easily v isible from the street
Weather conditions: Cloudy
Temperature: Cold 18 degrees F at start
Ground condition: Frozen
1)
Evidence of one or more possible abandoned underground oil tanks were found (vent pipe, metal supply lines, etc.). The client(s) should determine if underground oil tank(s) exist on this property, or if tank(s) have been removed or legally decommissioned.
If the tank(s) haven't been decommissioned or removed, then the client(s) may be liable for decommission and/or cleanup of contaminated soil in the future. Recommend the following:
Have any non-decommissioned, abandoned underground oil tanks legally decommissioned or removed as necessary.
Have the soil tested for oil contamination.
Have contaminated soil removed as necessary
Photo 21
Abandoned oil lines from a previous oil fired burner
|
|
2)
Numerous wall, floor and/or ceiling surfaces were obscured by furniture and/or stored items, preventing a full evaluation of some areas.
Roof inspection method: From Ground
Roof type: Gable
Roof covering: Composition shingles
Layers noted: Single Layer
Estimated age of Roof: Roff is estimated to be approximately 10-12 years old which would put this type of roofing material at the middle of its useful life
Defects Observed: Lifting, The roof is beginning to show some signs of lifting.
Roof Requires: Monitor regularly
Roof Penetrations: Chimney, Vent Pipes
Gutter material: Aluminum
Downspout material: Aluminum
Chimney location: The chimney si built within the interior of house.
Chimney enclosure made of: Brick
Flue Liner: Is present at the top of the chimney.
Spark arrester/rain cap: Is present at the top of the chimney.
Visible Roof Ventilation: Gable Vents
3)
At the roof over the right rear entrance, roofing material is extended too far past the roof edge, creating a situation where the water run-off is overshooting the gutters. I recommend a qualified individual evalute further and make the necessary repairs.
Photo 6
Shingles overshooting gutters.
|
|
4)
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 six feet away from the structure to soil that slopes down and away from the structure.
Photo 5
Downspout extension.
|
|
Apparent wall structure: Wood frame
Exterior Wall Finish Material: Vinyl
General Condition of finish material: Good
Trim: Aluminum
Trim Condition: Good
Exterior Doors: Metal clad
Doors: Operated well
Windows: Storms were present, Screens were present, Vinyl replacement windows.
Main Entry Porch construction: Wood over concrete
Steps down: Number 4
Porch railings: Both sides, Wrought iron factory constructed
Roof: Yes, Good Condition Aluminum Awning
Primary Electrical service type: Overhead
Overhead wires: Observed and not threatened by trees or other obstructions.
Service size: 150 Amp Aluminum
Meter amperage (amps): 200
Drip loop present: Yes
Service voltage (volts): 120-240
Meter caulking intact and sealed: Yes.
5)
There is evidence of vines growing on building and wrapping around electric entrance cable. Recommend having contractor remove vines that may contribute to deterioration of entrance cable and/or siding.
Photo 2
Electrical entrance cable.
|
|
6)
Photo 12
wood steps installed over concrete steps.
|
|
Exterior foundation: Full basement, constructed with masonary blocks.
Window Wells: Two basements had metal window wells and all other did not.
Window Wells Covered?: Window wells were coverd with a clear plastic dome.
Window well condition: Could not determine the condition due to the covers in place.
Grading within 6 feet of house: Slopes away from house
Grading beyond 6 feet of house: Slopes away from house
Driveway material: Asphalt
Driveway condition: Depression or holes, Large cracks
Walkway to front entry: Asphalt
Condition of walkway: Acceptable but has minor cracks or breaks that could lead to trip hazards.
Trees & Shrubs too close to house: On the left side of the house, In the Rear of the house, On the right side of house. See concern and photos below.
Deck Location: Left side of house
Deck material: Wood
Steps down to grade: Number 4
Visibility under deck: Visibility is obstructed by lattice panels, with the exception of a section missing on the front side of the deck that allows visibility throughout the underside of the deck.
Support column under deck: Wood
Condition of the support columns: Good, no rotting or stress
Condition of the guardrail: Good, except the spacing of the ballisters is too wide. See concern below.
7)
Gaps larger than four inches were found in one or more guardrails. This is a safety hazard, especially for small children. A qualified contractor should make modifications as necessary so gaps in guardrails do not exceed four inches. For example, installing additional balusters or railing components.
8)
Recommend patching asphalt driveway where necessary and resealing to prevent further water infiltration which will cause further deterioration due to the freezing and thawing cycles.
Photo 11
Driveway surface show cracking conditions.
|
|
9)
Tree(s) and shrubs are in contact with siding. Recommend pruning or moving tree(s) and shrubs so there's at least a one foot gap between them and siding.
Photo 3
Several rose bushes in contact with the foundation and siding on the right side of the house.
|
Photo 8
Large shrub(s) in contact with siding at the right rear area of the house.
|
10)
Natural gas service supply pipe enters through block basement wall. The penetration through the basement wall is not sealed. This can allow air infiltration as well as insect and rodent entry. I recommend a qualified individual seal the penetration with a non shrinking grout material.
Photo 4
Main natural gas line entering through the foundation.
|
|
11)
Minor cracks in sidewalk. These are only a cosmetic concern. No action is recommended.
12)
A conduit on the north elevation enters through the wall at the basement level and at the second floor level. Where the conduit passed through the wall, the opening is not sealed. This can allow air infiltration and insect and/or rodent entrance. i recommend a qualified individual seal each opening.
Photo 10
Conduit entering through the exterior wall on left side of house.
|
|
Cabinets: Wooden
Opened and closed and found: A representative number of cabinet doors and drawere were opened and they seemed to function properly.
Cabinets secure: Yes
Counter Tops: Plastic Laminate
Securely fastened: No
Kitchen Floor: Sheet Goods, Wood
Dishwasher: Hotpoint
Operated Dishwasher: No
Kitchen Sink: Stainless Steel
Ran water and found: No leaks
Disposal: In Sink Erator
Refrigerator: Frigidare
Refrigerator in use during inspection: Yes
Age: Newer
Range:: Maytag
Range type: Free standing
Age: Newer
Operated and found: All burners working
Oven: Part of stove
Anti-Tipping bracket installed: No
Ventilation: Fan vented outside
Number of GFCI outlets in Kitchen: There is one GFCI outlet present within 6 feet of the kitchen sink. This is aceptable for today's standards.
GFCI outlets were working properly: Yes
Number of Regular outlets in kitchen: There were four regulat outlets visible in the kitchen. This is acceptable for today's standards.
13)
Countertop on cabinets next to range and at microwave are not secured. I recommend a qualified individual secure countertops to the cabinents to prevent them from moving from place.
14)
An electric receptacle strip is utilized under the sink to serve an area within six feet of a sink and has no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to further to eliminate the strip and provide necessary electrical service in this area according to industry standards. For example, install GFCI receptacles or circuit breaker(s) as needed.
Photo 14
strip receptacle under sink
|
|
Washing Machine: Frigidare
Age: The washer appears to be approximately 10-12 years old which would indicate that it is at its middle of it's useful life.
Location: In bathroom
Observed: Connections for water and drain were observed to be rubber, which is prone to failure, monitoring should take place. Connections for electric were observed to be near the appliance.
Operated: Not operated
Dryer: Hotpoint
Age: Midlife
Vented to: Exterior
Power: Electric
Operated: Turned on and heated up
Main Bathroom: Full
Location: Second floor near bedrooms
Shower: Stall
Surround: Plastic
Surround Condition: Good
Tub: None
Number of sinks?: One
Sink Type: Vanity
Ran water and found: No leaks
Toilet: Flushed
Toilet Condition: Good
Floor: Ceramic Tile
Floor Condition: Good
Leaks: None noted
Caulking appears: Intact
Ventilation: Window, Fan
Outlets: One
Ground Fault Interupter Outlets?: Yes and operated properly.
Bathroom: Full
Location: First Floor, near Kitchen
Shower: with tub
Surround: Ceramic tile
Surround condition: Good
Tub: Built in
Surround: Ceramic tile
Surround condition: Good
Sinks #: Two
Sink Type: Vanity
Ran water and found: No leaks
Toilet: Fushed
Toilet Condition: Good
Floor: Wood
Floor Condition: Good
Leaks: None noted
Caulking appears: Intact
Ventilation: Window
Number of outlets: One
Ground Fault Interupter outlets: Yes, and operated properly.
Bathroom: Partial
Location: Second floor near bedrooms
Surround condition:
Sinks #: One
Sink Type: Vanity
Ran water and found: No leaks
Toilet: Fushed
Toilet Condition: Good
Floor: Vinyl
Floor Condition: Good
Leaks: None noted
Ventilation: None noted
Number of outlets: None Convienence outlet in ceiling light fixture
15)
No ground fault circuit interrupter (GFCI) outlets installed. GFCI outlets help prevent electric shocks in areas that may have water present. Recommend having a qualified electrician install one or more GFCI outlets, especially over counter tops and around sinks.
Ceilings appear to be made of: Plaster
Ceiling Style: Flat
Ceiling Condition: Small Cracks observed throughout the house.
Major Defects: No major defects were observed.
Mostly walls appear to be made of:: Plaster
Condition: Small cracks throughout the house.
Major defects were noted: No major defects were observed.
Floor coverings: Hardwood throughout with the exception of the main bathroom, bathroom two and a portion of the kitchen.
When bounced on: A normal amount of bounce was noted
Generally floors feel: Level
Mostly the doors are the following types: Wood panel
General door condition: Doors are generally in good condition
Windows were mostly observed to be: Double hung
Insulated noted in: All windows have insulated glazing.
Random Tested: Yes and operated properly.
Cracked window located in: Laundry
Stairs: To basement, To attic, Between living levels
Stairs condition: Good
16)
One or more open ground outlets. Recommend having a licensed upgrade these outlets to today's standard three prong which to establish a proper ground wire.
1 In Kitchen at microwave
Photo 15
Two prong outlet in Kitchen.
|
|
17)
A railing at the landing on the second floor is too low and creates a safety concern. Additionally the hand rail on the right side of the stairs between the first and secon floor does not extend all the way to the top of the stairs
I recommend a qualified contractor re-install the railing to a height that meets the industry standard for railings and extend the hand rail to the top of the stairs..
Photo 20
Railing at second floor landing.
|
|
Location: First room on right going down hallway from front of house.
18)
One or more electric receptacles have reverse-polarity wiring, where the hot and neutral wires are reversed. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.
Location: First room on the left going down hallway from front of house.
Location: First room on the left going down hallway from front of house.
19)
Too few electric receptacles are present and are two-pronged receptacles rather than three-pronged grounded receptacles are installed in one or more interior rooms. This can result in "octopus" wiring with extension cords. Two-prong receptacles are considered unsafe by today's standards.
A qualified electrician should evaluate and install additional receptacles and grounded receptacles as per the client(s)' needs and standard building practices.
Photo 17
Typical two-pronged outlet.
|
|
Location: Last door on the left going dwon the hallway from the front of the house.
20)
Few electric receptacles and two-pronged receptacles rather than three-pronged, grounded receptacles are installed in one or more interior rooms. This can result in "octopus" wiring with extension cords. Two-prong receptacles are considered unsafe by today's standards.
A qualified electrician should evaluate and install additional receptacles and grounded receptacles as per the client(s)' needs and standard building practices
Location: Last door on the right going down the hallway from the front of the house.
21)
Few electric receptacles and two-pronged receptacles rather than three-pronged, grounded receptacles are installed in one or more interior rooms. This can result in "octopus" wiring with extension cords. Two-prong receptacles are considered unsafe by today's standards.
A qualified electrician should evaluate and install additional receptacles and grounded receptacles as per the client(s)' needs and standard building practices it should be.
22)
A multi plug receptacle adapter is being used in a two pronged outlet. The adapter is loose from not being screwed secure to the receptacle as required.
Photo 18
Multi plug adapter in beedroom five
|
|
Attic access: Stairs
How observed: Walked thru end to end
Roof system: Rafters
Inches apart: 24 inches
Roof decking: Plywood, Wood plank New plywood over wood plank.
Moisture penetration: Water staining around chimney, Wet around roof penetrations, Water staining on floor boards All appear to be prior to new roof deck and shingles.
Attic floor framing: Wood
Attic floor system: Fully floored
Attic Ventilation: Gable Vents
Insulation material: Cellulose loose fill
Insulation location: Floor
Insulation depth: Can not determine due to floor boards.
23)
The stairway leading to the attic is located in the landing area of the second. The stairs are too steep due to the shortness of the tread. There is also no railing on the stairs. Both these conditions create a safety concern. I recommend a qualified individual evaluate further and make the necessary changes to the stairway. One example of change could be installing a pulldown stairway
24)
Evidence of substantial water staining and broken or missing roof planking especially around chimney. This all appears to be prior to the installation of new plywood roof decking and new shingles. There also does not appear to be any flashing around the chimney, but several layers of roof cement. I recommend close monitoring of this area for future evidence of leaking. Further evaluation by a qualified individual is in order.
Photo 19
Roof planking around chimney.
|
|
25)
No weatherstrip is installed around the attic access hatch. Recommend installing weatherstrip around hatch to prevent heated interior air from entering attic.
Basement: Accessible by stairs from Kitchen. See concern below re: basement stairs
Basement: Full
Viewed by: walked throughout
Foundation walls: exposed to view
Ceiling framing: Exposed to view
Interior of foundation wall: block
Observed on interior wall: no defects noted
Basement floor: concrete
Water stains observed: none noted
General area dampness: none noted
Ventilation: Windows
Pier or support post material: Steel
Support columns condition: appear intact
Sump pump: None noted
Floor structure above: Solid wood joists
Insulation material underneath floor above: None visible
Windows: Wood
Chimney in basement: block
26)
Basement stairs from kitchen are too narrow and have no handrails, and are difficult to maneuver. I recommend a qualified contractor evaluate further and consult with other professional experts to design and construct an acceptable access to the basement from the interior.
Location of Main Panel: Basement
Location of Sub Panel: Next to main panel Sub panel is set up for generator back-up
Location of main disconnect: No single main disconnect, use all breakers in main panel
Primary service overload protection type: Circuit breakers
Service conductor material: Aluminum
Main disconnect rating (amps): Not applicable, no single main disconnect
Branch circuit wiring type: Non-metallic sheathed ("Romex")
Solid strand aluminum branch circuit wiring present: No
Double tapped breakers: Yes
Room for additional circuit breakers: Yes
20 Amp Breakers: Several 20 Amp breakers were wired with 14 ga. wire
15 Amp Breaker:
30 Amp Breakers:
50 Amp Breakers:
Grounding observed to:: Water main on street side
If grounded to water main, is meter jumped: yes
27)
One or more wires in the main service panel appear to be undersized for their circuit breaker(s). This is fire hazard. Recommend that a qualified, licensed electrian evaluate and repair as necessary.
28)
A receptacle in the basement has it's grounding wire exposed outside of the box and wrapped around the BX, metal sheathed cable that feeds it. This is a safety concern as the receptacle is not grounded properlya dncould cause an electrical shock. I recommend a qualified electrician re-wire this receptacle and attach the ground according to industry standards.
Photo 22
|
|
29)
For this size house (5 bedrooms, 3 bathrooms) the electrical service is undersized for today's lifestyle. Additionally there is no main disconnect at the panel box which could create a hazard if the power required to be disconnected in an emergency situation. I recommend a qualified electrician evaluate further and make any upgrades to meet today's demands.
30)
One or more circuit breakers are "double tapped", where 2 or more wires are clamped in a circuit breaker terminal and the circuit breaker was only designed for 1 wire. This is a safety hazard since wires may come loose and cause arcing, sparking and fires. Recommend having a licensed electrician evaluate and repair.
Photo 25
Double tapped breakers.
|
|
31)
The ungrounded and obsolete outlets should be upgraded to include more modern and safer ones, which provide a pathway for the current to travel harmlessly to ground.
32)
An exterior conduit on the north side of the building is not secured to the wall with clamps. The conduit should be securely clamped at least every six feet. I recommend a qualified individual install clamps in order to securely fasten the conduit to the wall.
Photo 9
exterior conduit on left side of house.
|
|
33)
Photo 7
Emergency alternative power source adapter.
|
Photo 24
Generator tied into main electrical panel
|
Water service: Public
Main entry pipe material: Galvanized steel
Location of main water meter: Basement
Location of main water shutoff: Next to meter
Interior supply pipes: Copper
Functional Flow: Tested in each bathroom seperately.
With multiple fixtures running observed: Excessive decrease in flow
Waste System Pipes: Plastic, Cast Iron
House Trap: Noted
Main waste line cleanouts: noted
Vent pipe observed on roof: Yes
34)
Photo 26
Cast iron and plastic drains.
|
|
Manufacturer: Slant Fin
Model: GG-125H5P
Apparent age of unit: This boiler appears to be approximately 12-15 years old. The average useful life of this type of unit is 20-25 years, which puts this unit at it's midlife.
Heating system type: Forced hot water
System has # of Zones: One
Fuel Source: Gas
Is there an abandoned oil tank on the property?: See concern in General information.
Combustion Air Supply: Interior
When thermostats were turned on, the system: fired or gave heat
Automatic shut-off safety devices were noted: above the unit
Flue pipes: Observed to be galvinized material.
Flue pipes: pitch up to chimney
Boiler safety relief valve: present
safety extension: present
Distribution system: Radiators
Heat distribution: Was observed In all rooms.
35)
Examination of heating and cooling systems is mechanically limited since the units are not dismantled to examine interior components. The heating and cooling systems should be inspected and serviced on an annual basis. Before close of escrow, recommend obtaining from seller any documents concerning regular maintenance and service and/or a safety check by public utility, or a complete system evaluation by a qualified heating and cooling specialist, particularly if heating and cooling cannot be proven to have been inspected within the past twelve months. Utility companies typically, but not always, provide a free safety check of all gas-using appliances
Photo 27
Gas fired forced hot water boiler
|
|
36)
A space heater supplys heat to an enclosed front porch. The exhaust for this heater penetrates the wall directly above the heater. The exhaust in within three feet from the windows for the proch. This situation creates a safety hazard where as the exhaust could enter the living space and cause a health hazard. I recommend a qualified individual evaluate further and make the necessary changes to the exhaust to meet industry standards.
Photo 13
Exhaust from space heater.
|
Photo 16
Space heater in enclosed front porch.
|
Estimated age: Midlife
Type: Tank
Energy source: Electricity
Safety relief valve: was noted
Safety extension: was noted
Supply shut off valve: Noted
Drain discharge to:: Floor
Rust or Corrosion: was not noted
Tested hot water: Hot water was received at faucets
37)
A permanently installed insulated jacket is installed on the water heater. It obscures the manufacturer's information label and most of the water heater. The inspector was unable to fully evaluate the water heater.
Estimated age: Midlifemanufactured 8/96
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 50
Manufacturer: Kenmore
Model: 153.338550
Safety relief valve: was noted
Safety extension: was noted
Supply shut off valve: Noted
Drain discharge to:: Floor
Rust or Corrosion: was not noted
Tested hot water: Hot water was received at faucets
Smoke detectors present: Yes
Smoke Detectors are located on each floor.: Yes
Carbon Monoxide Detectors: No
38)
One or more smoke detectors appear inoperable or in need of repair. Recommend replacing inoperable smoke detectors as necessary, and installing additional smoke detectors as necessary so a functioning one exists in each hallway and bedroom. For more information on smoke detectors vist http://www.cpsc.gov/cpscpub/pubs/5077.html
Photo 23
Electrical Panel
|
|
Thank you for choosing HAAAT Home Inspection Services. We've made every effort to provide you with a thorough, high quality inspection, and hope that the information in this report proves to be valuable in your consideration of this property. If for any reason you are unsatisfied with this report, or have questions after reviewing it, please don't hesitate to call us. If you are satisfied, please tell your friends about us.
This inspection complies with the National Association of Certified Home Inspectors' (NACHI) Standards of Practice.
As a part of our service, we sometimes provide approximate, cost of repair estimates for particular items. These estimates should be considered as background information only. It is beyond the scope of this inspection and report to supply you with accurate repair costs. Such estimates should be supplied by contractors who specialize in this type of work. Our estimates should be used only as guidelines. If you intend to negotiate the price of this property based on defects found during this inspection, we strongly suggest you obtain one or more written bids from a licensed contractor(s). It is a conflict of interest for HAAATHome Inspection Services to recommend any specific contractor.
Evaluations are made as to the present age, and remaining economic life of an item, i.e. water heaters, roofs, plumbing, furnaces, etc. These evaluations are based on visual observation, industry averages and prior experience. They are based on the observations made during the time of the inspection only. THEY ARE NOT OFFERED AS A WARRANTY OR CERTIFICATION OF REMAINING LIFE.
Disclaimer
In some cases we may recommend your consulting a specialist such as a structural engineer or licensed electrician. Hiring a specialist can be a prudent means of providing some protection of your financial investment in this property. WE DO NOT MAKE ANY TYPE OF WARRANTY OR GUARANTEE AS TO THE CONDITION OF THE PROPERTY. SOME THINGS MAY REMAIN HIDDEN OR BECOME DEFECTIVE AFTER THE INSPECTION. IT IS NOT POSSIBLE TO DETECT EVERY DEFECT WITHIN A BUILDING DURING THE COURSE OF A GENERAL INSPECTION. THIS REPORT SHOULD BE USED IN CONJUNCTION WITH, AND NOT A REPLACEMENT FOR , A PRE-CLOSING WALK-THROUGH BY THE CLIENT.
THIS INSPECTION IS NOT AN INSURANCE POLICY AGAINST HIDDEN DEFECTS, OR CONDITIONS THAT ARE NOT VISIBLE AND READILY APPARENT AT THE TIME OF INSPECTION.
THE COST OF THIS INSPECTION DOES NOT ENTITLE YOU TO ANY TYPE OF PROTECTION FROM HIDDEN FLAWS AND DEFECTS. THIS INSPECTION DOES NOT TRANSFER YOUR ULTIMATE RESPONSIBILITY TO A1 HOME INSPECTIONS.