Website: http://www.houseabouthome.com
Email: david@houseabouthomeinspections.com
Phone: (518) 505-8305
Delmar NY, 12054 

Inspector: David O'Keefe
NYS lic.# 16000038229
INACHI # 08051301
DEC Termite # T4865884

 

Condominium Inspection Report

Client(s):  Condo Buyer
Property address:  1234 Main St.
Hometown, USA
Inspection date:  Tuesday, February 05, 2013

This report published on Wednesday, June 05, 2013 1:51:33 PM EDT

View report summary

Thank you for choosing HouseAbout Home Inspections. I am confident you will be satisfied with the services I provided. This report outlines the inspection observations, concerns, problems, and any recommendations.

Included in this report is a summary page for your convenience, this is just an overview of major items and/or significant safety related issues that were observed at the time of the inspection. This is not a complete listing of problems, further evaluations needed, or recommendations. In addition, pictures are included to help you understand and see what I saw at the time of the inspection. They are intended to show an example or illustration of an area of concern but may not show every occurrence and may not accurately depict its severity. Also note that not all areas of concern will be pictured. Do not rely on pictures alone. Please read the complete inspection report before your inspection contingency period expires.

Please read through the entire report and review the photographs with any commentary
.

If, after reading the report you have any questions about the report, or conditions of the house, please feel free to contact me. I would be happy to clarify anything that is unclear.


This report is confidential and the exclusive property of HouseAbout Home Inspections and the client(s) listed in the report title. Use or duplication of this report by any unauthorized persons is prohibited. Inspector assumes no liability for any third party misuse or reliance.



David O'Keefe

 
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 IssueItem poses a risk to health, of injury or possible death 
Repair/ReplaceRecommend correction by repairing or replacing 
Minor DefectMinor expense to correct and/or minor defect 
Improve / UpgradeRecommend improving/upgrading to today's standards 
MaintainRecommend ongoing maintenance to extend life of item 
Further EvaluateRecommend further evaluation/inspection by a qualified specialist 
MonitorRecommend monitoring item in the future for problems/defects 
Not or Limited InspectionItem or component was not inspected/tested or limited inspection done 
Informational CommentFor your information 

Wood Destroying Organism Concerns
Concerns relating to wood destroying organisms are shown as follows:
InfestationEvidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.) 
DamageDamage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.) 
Conducive conditionsConditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.) 

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
Exterior: Roof, Walls, Foundation
Detached Garage
General Exterior Pictures
Kitchen
Laundry
Bathroom
Master Bathroom
Chimney, Fireplace, Woodstove
General Interior
General Interior Pictures
Heating and Cooling Systems
Domestic Water Heater
Plumbing/Flue System
Electric Service
Slab
Health & Safety Concerns and Recommendations
 
General Information Return to table of contents
Report number: 1234
Time inspection started: 9:00 AM
Time inspection finished: 11:00 AM
Inspector's name: David O'Keefe
NYS License #: 16000038229
NYS DEC Certification #: T4865884
InterNACHI Certification #: 08051301
Present during inspection: Both the buyer and buyers agent were present during the inspection.
Neighborhood: The home was located in a quiet residential neighborhood.
Weather conditions: The sky was cloudy during the inspection.
Temperature: Cold temperatures recorded during the inspection (0-35 F).
Ground condition: The ground was snow covered at time of inspection.
Type of building: Condominium
Age of home: The unit was approximately 15 years of age at the time of the inspection.
Occupied: Yes, the home was occupied at time of inspection.
Main Entrance Faces: North
Foundation type: The foundation was of slab on grade construction.
1) Informational Comment - Not a Code Inspection
The General Home Inspection is not a building code-compliance inspection, but a visual inspection for safety and system defects. The Inspection Report may comment on and identify as problems systems, components and/or conditions which may violate building codes, but although safety defects and building code violations may coincide at the time of the inspection, confirmation of compliance with any building code or identification of any building code violation is not the goal of this Inspection Report and lies beyond the scope of the General Home Inspection.
If you wish to ascertain the degree to which the home complies with any applicable building codes, you should schedule a building code-compliance inspection.

2) Informational Comment - General Information
1) Today's inspection is being done using the Standards of Practice of New York State as a Guideline. The inspection contracts and the limitations and standards specified therein are an integral part of this report.
For New York State's Standards of Practice go to:http://www.dos.ny.gov/licensing/homeinspect/hinspect_ethics.html 2) Environmental issues are out of the scope of today's inspection and should be addressed separately. This inspection will not result in the information of presence of any environmental hazard that may be present, although if noticed in the course of my inspection may be reported as a possible concern. There may be environmental concerns that although may be present were not seen by the inspection today since I am not here for that type of inspection.

3) Water is a very destructive force and should be controlled on the outside to reduce problems that may go undetected for some time on the inside/under the house. Drainage patterns should be monitored and improved as needed to carry water away from foundation. Extend leaders to discharge at least 6' away from building to reduce moisture penetration and foundation damage.

4) Moisture problems may exist in the basement/crawl space as noted in the report and should be evaluated/corrected as possible serious issues. Moisture is a very destructive force that over time may result in structural issues along with health related issues. Environmental issues are out of the scope of today's inspection however and should be evaluated separately if warranted.

3) Informational Comment - Limitations
The residence was furnished at the time of the inspection and portions of the interior were hidden by the occupant’s belongings. In accordance with industry standards we only inspect those surfaces that are exposed and readily accessible. We do not move furniture, lift carpets or rugs, nor do we remove or rearrange items within closets or cabinets. On your final walk through, or at some point after furniture and personal belongings have been removed, it is important that you inspect the interior portions of the residence that were concealed or otherwise inaccessible and contact us immediately if any adverse conditions are observed that were not reported on in your inspection report.

4) Informational Comment - Estimates/Repairs
The client is advised to seek at least two professional opinions and acquire estimates of repairs as to any defects, comments, mentions, and recommendations in report. Recommend professionals making any repairs inspect the property further in order to discover and repair related problems that were not identified in the report. Recommend that all repairs concerns and cost estimates be completed and documented prior to closing or purchasing property.

5) Informational Comment - Condominium
The residential dwelling unit appears to be part of a complex that is managed and maintained by a "Home Owners" or "Condo" association. This inspection is limited to a visual evaluation of the systems and components that are located within the dwelling unit inspected. The current condition of "Common Elements" are excluded from this inspection. Such elements include, but are not limited to:Any comments regarding these items in this report have been made as a courtesy only. Consult with the Home Owner's or Condo Association regarding these items.
 
Exterior: Roof, Walls, Foundation Return to table of contents
Parking Lot: The parking lot was in good condition with common cracks noted
Walkway to front entrance: Walkways were constructed of poured concrete in good condition Snow covered
Grading around foundation: Grade around foundation is about level
Exterior of foundation walls: Visible portions of foundation walls consisted of poured concrete
Condition of foundation: Visible portions of the foundation were in good condition
Trees and/or Shrubs: Trees/shrubs were not too close to the foundation
Main Entrance Porch: The porch at the main entrance was constructed of wood
Condition of Porch: The main entrance porch was in fair condition
Apparent Wall Structure: Walls were made of wood frame construction
Primary Wall Covering Material: Exterior walls of the building were covered with vinyl
General Condition of Exterior Covering: Material covering the exterior walls were in good condition
Exterior Doors: Exterior doors were in good condition and operated well when tested
Condition of Windows (exterior): Exterior of windows were in good condition
Exterior Lighting: Exterior light fixtures worked properly when tested
Roof Covering Material: The primary roof covering material was rubber
Condition of Material: Snow covered
Condition of Gutters: the building did not have gutters installed.
6) Repair/Replace - Damage and deterioration found on the front porch wooden surfaces. Recommend contacting the HOA and inquiring who's responsibility it was to repair damage.

Photo 5  
Damage noted to front porch wooden components.
 

7) Not or Limited Inspection - Roof: Snow Covered
Roof was partially or completely snow covered at time of inspection. Roof could not be fully evaluated at this time.

Photo 10  
Roof was partially snow covered at time of inspection.

Photo 11  
Roof was partially snow covered at time of inspection.

8) Not or Limited Inspection - Snow Covered Grounds
A recent snowfall limited visibility of various surfaces.
The Inspector disclaims responsibility for providing information about the condition of any portions of the property which were hidden by snow at the time of the inspection.

9) Informational Comment - Moderate Deterioration
Parking lot is in fair condition overall with moderate cracking and deterioration noted.

10) Informational Comment - Porch/ Serviceable Condition
The porch appeared to be in generally serviceable condition at the time of the inspection. Notable exceptions will be listed in this report.
Inspection of porches typically includes visual examination of the…
• foundation
• structural framing
• planking (floor surfaces)
• stairs
 
Detached Garage Return to table of contents
Roof inspection method: The Inspector inspected the roof and its components from the ground with binoculars
Roof type: The home had a gabled roof
Roof covering: Primary roof covering was asphalt or fiberglass composition shingles
Roof Age: The roof was estimated to be in the middle of its useful life
Number of roof layers: The roof had one layer of material installed
Visible Roof Ventilation: No means of ventilation was observered
Defects Observed: The roof appeared to be in good condition at time of inspection
Apparent wall structure: Walls were of wood frame construction
Exterior wall covering: Vinyl siding was installed on the garage
Gutter & downspout material: The home had no roof drainage system to channel roof drainage away from the foundation
Vehicle Doors & Bays: The property had a one car detached garage
Auto door type: The garage had overhead door(s) constructed of metal
Vehicle door condition: Vehicle door(s) were in good condition at the time of the inspection
Doors operated: Vehicle doors operated easily.
Springs: Garage door springs were in good condition
Manual Release Handle: The manual release worked properly when tested.
# of Electric Openers(buttons): One electric door opener was observered and worked properly when tested
Photo electric device: The photo device worked properly when tested
Pressure Activated Feature: Garage vehicle door did not stop when tested
Overhead: The garage had open framing exposing the sheathing and rafters
Condition of roof sheeting: The roof underside was open, exposed sheathing & rafters were in good condition
Floor material: The garage floor material was concrete
Condition of the floor: The garage floor was in fair condition with some small shrinkage cracks
Outlets: One GFCI outlet was noted and worked properly when tested
11) Safety Issue, Minor Defect - Vehicle Door
The garage vehicle door doesn't appear to "auto-reverse". When closing, the door should reverse when it contacts or strikes something. This is a safety issue, especially for small children. Recommend having a garage door technician evaluate and repair. For more information on garage door safety issues, visit: http://www.cpsc.gov/CPSCPUB/PUBS/523.pdf

Photo 41  
Interior of detached garage
 

12) Improve / Upgrade - Manual Door Lock
The vehicle door has an electric opener installed, and the manual lock mechanism on the door hasn't been disabled. Damage or injury may occur if the vehicle door opener is operated with the manual lock engaged. A qualified garage door technician should disable or remove the lock mechanism. For more information on garage door safety issues, visit: http://www.garagedoorcare.com/garage-door-safety.html

Photo 42  
Manuel lock on garage door
 
 
General Exterior Pictures Return to table of contents

13) - Exterior Photos

Photo 4  
Front Entrance

Photo 15  
Front entrance

Photo 9  

Photo 12  
Detached garage

Photo 8  
Dryer & bathroom exhausts

Photo 6  
Underside of 2nd story units deck showing flashing and joist hangers.
 
Kitchen Return to table of contents
Cabinets: Kitchen cabinets were made of wood.
Cabinets secure: Yes, cabinets were properly secured.
Opened and closed and found: Seemed to function at time of inspection
Counter Tops: Granite counter tops were secure at time of the inspection
Dishwasher: Manufactured by Frigidaire
Dishwasher age: The age of the dishwasher appeared to be in the middle of it's design life
Operated Dishwasher: Dishwasher was operated in rinse cycle only to test for leaks. No leaks found
Kitchen Sink: The kitchen sink was stainless steel
Ran water and found: No leaks were observered at time of inspection
Disposal: Brand name of garbage disposal was Kitchen Aid.
Condition of Disposal: The garbage idsposal was excessively noisy when tested
Refrigerator: Manufactured by Frigidaire
Age: Refrigerator appeared to be in midlife of its design lifespan
Refrigerator in use during inspection: Yes, refrigerator was working.
Range:: The range brand was Frigidaire
Range type: Unit was an electric free standing range with oven.
Operated and found: The electric range functioned at the time of the inspection using normal operating controls.
Anti-Tipping: Anti-tipping bracket was not installed on the stove
Ventilation: Exhaust fan integral with built in Microwave or Cooktop, recirculated moist air within the kitchen
Number of GFCI outlets in Kitchen: Kitchen had three or more GFCI protected outlets
GFCI outlets: Installed GFCI outlets worked properly when tested
14) Safety Issue, Minor Defect - Range/Oven
Kitchen stove does not appear to have an anti-tipping bracket installed. This could prove hazardous for children. I recommend an authorized stove repair company install this safety device.For more information visit:
http://www.nachi.org/anti-tip.htm

Photo 1  
 

15) Repair/Replace - Garbage Disposer
The garbage disposal was noisy or vibrated excessively. A qualified plumber or contractor should repair or replace the food disposal as necessary.

16) Not or Limited Inspection, Informational Comment - Appliances
The appliances are not tested for a complete cycle or under real load applications. The inspection of appliances is limited to basic response of basic features only and to listen for unusual noises. How well the appliances will perform under real conditions is unknown.

Photo 16  
Kitchen
 
 
Laundry Return to table of contents
Laundry located: The laundry was located near the kitchen
Washing Machine, age: The washing machine was manufactured by Maytag
Catch pan under washer: No catch pan or drain was observered.
Operated: Washing machine was operated in rinse cycle only to check for leaks, no leaks found
Dryer, age: Dryer was manufactured by Maytag
Power: Cloths dryer was powered by electricity.
Dryer Ventilation: The dryer vent terminated at the exterior
Operated: Dryer was turned on and heated up.
Outlets: No GFCI protection was provided for electrical outlets located within 6 feet of a plumbing fixture, (See Electrical Section)
17) Safety Issue, Minor Defect - Dryer Exhaust Duct
The clothes dryer exhaust duct is kinked, crushed and/or damaged. Air flow is restricted as a result. This is a safety hazard due to the risk of fire. The exhaust duct should be replaced or repaired, and by a qualified contractor if necessary. For more information, visit:
http://chimneykeepers.com/dryerclean.html
http://www.appliance411.com/faq/dryer-vent-length.shtml

Photo 20  
Dryer vent is kinked
 

18) Improve / Upgrade , Conducive conditions - Washing Machine
The washing machine is installed over a finished living space and has no catch pan or drain installed. These are not commonly installed, but they are recommended to prevent water damage to finished interior spaces below if or when the washing machine leaks, overflows or is drained. Recommend having a qualified contractor install both a catch pan and drain.

Photo 21  
 

19) Improve / Upgrade - Washing Machine
The washing machine is connected to bare rubber hoses, Under constant water pressure, these hoses are prone to leaks or even bursting. Recommend replacing hoses with no-burst hoses. No-burst hoses are encased in a woven metal sleeve that prevents weak spots in the rubber from developing into leaks. The hoses cost about $10 each at home centers, and installing them is as easy as connecting a garden hose.
http://www.floodchek.com/

Photo 19  
Rubber supply hoses for washer
 
 
Bathroom Return to table of contents
Location: Bathroom was located on the first floor
Shower: Bathroom had a shower stall and seperate bathtub
Tub: Bathtub was built in
Hydro massage bathtub noted in bath: No
Shower/Tub surround: Shower/ tub surround was plastic
Surround Condition: Surround was in good condition
Number of Sinks, Type: The bathroom had one vanity type sink installed
Sink (s) Condition: \Stopper broken
Toilet: Toilet was flushed to check for flow & leaks
Toilet Condition: Toilet was in good condition
Leaks noted in bathroom?: No leaks were noted in the bathroom during the inspection
Floor: Bathroom floor was ceramic tile
Floor Condition: Floor was in good condition
Caulking: Caulking at the tub/shower appeared to be intact
Ventilation: Bathroom had an exhaust fan installed for ventilation
Outlets: One GFCI outlet was noted and worked properly when tested
20) Minor Defect - Plumbing Drain/Waste
One or more sink stopper mechanisms are missing, or need adjustment or repair. Stopper mechanisms should be installed where missing and/or repairs should be made so sink stoppers open and close easily.

Photo 38  
 
 
Master Bathroom Return to table of contents
Location: Bathroom was located on the first floor
Shower: Bathroom had a shower stall only
Shower/Tub surround: Shower/ tub surround was plastic
Surround Condition: Surround was in good condition
Number of Sinks, Type: The bathroom had one vanity type sink installed
Sink (s) Condition: Bathroom sink(s) were in good condition
Toilet: Toilet was flushed to check for flow & leaks
Toilet Condition: Toilet was loose and needed to be secured
Leaks noted in bathroom?: No leaks were noted in the bathroom during the inspection
Floor: Bathroom floor was ceramic tile
Floor Condition: Floor was in good condition
Caulking: Caulking at the tub/shower appeared to be intact
Ventilation: Bathroom had an exhaust fan installed for ventilation
Outlets: One GFCI outlet was noted and worked properly when tested
21) Minor Defect , Conducive conditions - Toilets
Toilet not secure at floor. Condition typically is caused by loose bolts or nuts or missing floor seals/caulking/grouting; other causes or multiple causes are possible. Loose toilets can result in damage to water supply lines and drainage pipes (leaks, water damage, and mold), as well as damage to the bolts or toilet. Recommend plumbing professional repair toilet as necessary.

Photo 36  
 
 
Chimney, Fireplace, Woodstove Return to table of contents
Location of fireplace(s): A fireplace was located in the living room
Fireplace Type: Gas - Factory-Built / Zero Clearance
Inspected: Visible areas of the fireplace appeared to be in good working order
Flue Liner: Flue liner was noted in the chimney
Depth of Fireplace Hearth: 18 Inches
22) Safety Issue, Improve / Upgrade - Fireplace Exhaust: Burn Injury Concern
The exhaust for the gas fireplace is at such a low height (about 5') that someone can easily touch it and get burned. Recommend installing a protective cage around the exhaust to protect against accidental burns.

Photo 7  
Fireplace exhaust is low enough that it poses a safety issue for burns.
 

23) Informational Comment - No Concerns
No concerns were noted to the fireplace at time of inspection.

Photo 30  
 
 
General Interior Return to table of contents
Ceilings: Ceilings were made of drywall.
Ceiling Style: Ceilings were mostly flat
Ceiling Condition: Ceilings were in good condition
Mostly walls appear to be made of: Walls were made of drywall
Wall Condition: Walls were in good condition.
Outlets: Generally outlets were 3 prong grounded type
Floor coverings are mostly: Floors were a combination hardwood & wall to wall carpet
When bounced on: A normal amount of bounce was noted
Floor Level: Generally, floors look and feel level
Mostly the doors are the following types: Doors were of plastic/wood composite construction.
General door condition: Doors were generally in good condition
Windows observation: Windows were mostly double hung construction
Appear made of: Vinyl construction
Insulated noted in: All windows
Random Tested: Some damage/deterioration noted to windows.
24) Repair/Replace - Windows
The in one or more windows are broken or loose. A qualified contractor or service technician should make repairs as necessary so the window(s) operate as intended (open easily, stay open without support, close easily, etc.).

Photo 29  
Window does not shut properly

Photo 33  
Window in bedroom does not function properly

25) Monitor - Ceilings
Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Recommend asking the property owner(s) about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.

Photo 35  
Moisture stains noted on ceiling and wall in master bedroom
 

26) Not or Limited Inspection, Informational Comment - Limitations
Areas hidden from view by finished walls, ceilings, fixtures, or stored items can not be judged and are not a part of this inspection. In most instances floor coverings prevent recognition of cracks or settlement. Where carpeting an other floor coverings are installed, the materials and conditions of the flooring underneath can not be determined.
 
General Interior Pictures Return to table of contents

27) Informational Comment - Fresh paint can conceal visual clues of how the structure’s walls, ceilings, and foundation are interacting. In bathrooms and kitchen, as well as other areas, fresh paint can conceal visual clues concerning moisture damage.

Photo 28  
Living room

Photo 32  

Photo 34  
Master bedroom

Photo 37  
 
Heating and Cooling Systems Return to table of contents
Heating System Brand Name: Goodman
Model number was: AH2312D
Serial number was: 1209SE234
Apparent age of unit: The home heating system appeared to be older
Combustion Air Supply: Combustion air was supplied from the interior of the home.
Distribution system: Distrubution of conditioned air was supplied by metal ductwork
# of Zones: The system had one zone
Heat distribution: Heat was supplied to all liveable rooms
When thermostats were turned on, the system: Fired or gave heat when tested.
Secondary heating system: Secondary heating system consisted of a fireplace (see CFW Section)
Condition of system: The secondary heating system was in good condition
Flue pipes: Unobserved
Safety shutoff: Heating system electrical shutoff was located above the heating unit
AC unit brand name: The air-conditioner brand was Trane
Model number was: SE3214D
Serial number was: 2309234DF3
Air conditioning type: The home's air conditioning system was a split system
A/C energy source: Electric
Approximate age of system: The home air conditioning system appeared to be older, manufactured 1998
Distribution system: Sheet metal ducts
Filter location: The furnace air filter was located behind a sliding panel in the return air duct at the furnace
Status: Not operated due to temperature below 65 degrees. Operation could cause damage
28) Maintain - Heating/Cooling
Recommend that this system be serviced every two years in the future by a qualified heating and cooling technician.
Visit: http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html

Photo 39  
 

29) Not or Limited Inspection, Informational Comment - Cooling Equipment
The outdoor air temperature was below 65 degrees Fahrenheit during the inspection. Because of this, the inspector was unable to operate and fully evaluate the cooling system.

Photo 45  
Exterior condensing unit
 

30) Not or Limited Inspection, Informational Comment - Heating Equipment
The system fan, burner and heat exchanger were not readily accessible for inspection without dis assembly of the unit. Because I do not disassemble equipment the condition of the system interior is unknown. If the system does not have a documented history of regular (annual) cleaning and maintenance since its installation, servicing by a licensed professional HVAC technician is recommended.
 
Domestic Water Heater Return to table of contents
Location: The water heater was located in the utility closet
Model number was: GE3984D
Serial number was: 120745 DE4
Type: Home was equipt with a gas fired 40 gallon water heater
Estimated age: The water heater was newer, manufactured in October 2011
Safety relief valve: TPR valve was noted on water heater
Safety extension: TPR valve extension was noted
Drain discharge to:: TPR pipe discharged to the floor
Supply shut off valves: Gas and water shutoff valves were noted.
Water Heater Condition: The water heater appeared to be in good condition at the time of the inspection
Tested hot water: The water heater responded to the demand for hot water.
Water Temperature(degrees Fahrenheit): 118 F
31) Informational Comment - No Concerns
The water heater appeared to be in serviceable condition at the time of the inspection.
Inspection of gas water heaters typically includes examination of the following...
- Cabinet exterior
- Fuel supply and shut-off
- Water shut-off valve (visual inspection)
- Burn chamber conditions
- Combustion air supply
- Pressure relief valve (not tested)
- Overflow pipe and drip pan
- Exhaust flue
- Response to the call for hot water

Photo 22  
Water heater gas and water supply shutoff is shown in in photo
 
 
Plumbing/Flue System Return to table of contents
Water supply service: The home water was supplied from a public source
Waste disposal system: The home was attached to a public sewer system
Main entry pipe material: The main water supply pipe was three-quarter inch copper
Location of main water shutoff: The main water supply shut-off was located in the next to meter
Interior supply pipes: The visible home water distribution pipes were a combination of half-inch and three-quarter inch copper
Functional Flow: Tested, Minimal decrease in water flow noted
Waste System Pipes: The visible drain, waste and vent (DWV) pipes were composed of a polyvinyl chloride (PVC)
Main waste line cleanouts: The Inspector was unable to locate a cleanout for the waste pipes
Vent pipe observed on roof: Yes
Vent pipe material: The vent pipe material was plastic
Sump pump: The home did not have a sump pump installed
Gas Meter Location: The gas meter was located on the exterior of the condo units but was not labled
Meter Condition: The gas meter was in good condition
Location of main fuel shut off: The main gas shut-off is located at the gas meter
Visible fuel storage systems: None
32) Not or Limited Inspection - Much of the plumbing distribution and waste pipe system was not visible due to wall, floor (slab) or ceiling coverings.
33) - General Plumbing / Fuel Photos

Photo 13  
Plumbing utility room

Photo 14  
Units meter and main shut off are shown in photo

Photo 43  
Gas meter for condo unit was not marked
 
 
Electric Service Return to table of contents
Electrical service type: Electrical service wires to the home were run underground.
Electrical Meter Location: The home's electric meter was located on the exterior of the home
Service voltage (volts): Service voltage to the home was 120-240
Meter amperage (amps): The meter's amperage rating is listed at 200 amps
Electric Meter Condition: The electric meter appeared to be in good condition at the time of the inspection
Service Conductor Size: The aluminum service entrance conductors were 2/0 copper
Service voltage (volts): 120/240
Location of main disconnect: The main electrical disconnect was located in a rated metal enclosure mounted in combination with the electric meter
Main disconnect rating: The main electrical disconnect was rated at 100 amps
Location of remote disturbution panel (sub): Utility closet
Electric Panel Brand: Challenger
Breakers/ fuses: Circuit breakers in the electrical service panel appeared to be in serviceable condition at the time of the inspection
Branch circuit wiring type: The visible branch circuit wiring was modern vinyl-insulated copper wire
Solid strand aluminum wiring: No visible aluminum branch wires were found in the electrical service panel
Electric Panel Bonding: The electrical components appeared to be properly bonded at the time of the inspection
Double tapped breakers: No
Double Lugged Neutrals: Yes
Netural Bus Bar Isolated from Sub Panel: Yes
Room for additional circuit breakers: Yes, electrical service panel had room for additional circuit breakers
Missing Circuit Breaker Covers: No
Ground and Neutral wires Separate in Sub Panel: Yes
Grounding observed to: The main electrical service grounding electrode was not visible at the time of the inspection
Smoke detector present above electric panel(s): No
34) Safety Issue, Minor Defect - Neutral Wires Double Tapped
Multiple grounded (neutral) wires are connected under a single screw on the grounding or neutral bus bar at the main panel. Although this may have been an acceptable practice at the time the panel was installed, current standards require each “grounded conductor”(neutral/white) wire to have it’s very own screw on the bus bar, no other “grounded conductor” or grounding conductor” (bare copper wire) should be under the screw with the “grounded conductor”. (Unless the manufacturer states otherwise, bus bars are only designed for one current carrying conductor per terminating screw.)" Therefore, I recommend that an electrical contractor be contracted to separate the neutrals, and terminate them in a manner consistent with the most current safety standards.And if need be, add additional terminal bars to accommodate the number of conductors.
http://home.comcast.net/~arundelhomeinspection/DoubledNeutralsGrounds.pdf

35) Safety Issue, Minor Defect - Electric Panel
The panel is recessed to much into the wall and is not flush with the cover. The gap between the cover and the box can allow sparks to escape into the wall cavity. Recommend repairing so not gap exists.

Photo 26  
Panel is not flush with wall

Photo 27  
Panel is not flush with was

36) Safety Issue, Minor Defect - Electric Outlets
Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety issue due to the risk of fire and shock. Cover plates should be installed/replaced where necessary.

Photo 17  
Cover plate is missing from outlet in kitchen

Photo 18  
Cover plate is missing from outlet in laundry room

37) Safety Issue, Improve / Upgrade - Non GFCI Outlets
No ground fault circuit interrupter (GFCI) devices (outlets or circuit breakers) are visible for the laundry. GFCI devices help prevent electric shocks in areas that may have water present. Recommend having a qualified, licensed electrician install GFCI protection as an upgrade for outlets over counter tops and around sinks.

Photo 2  
 

38) Safety Issue, Further Evaluate - Remote Distribution (sub) Panel Grounding
We were unable to determine if the sub panel at the residence is properly grounded, therefore, proper grounding of the system should be verified or established by a qualified electrician.

39) Not or Limited Inspection - Type of Wiring
The determination of the type of branch circuit wiring used in this home was made by inspection of the electric panels only. Inspection of the wiring in or at the receptacles, switches, fixtures, junction boxes, walls, ceiling, floors, etc., is beyond the scope of a home inspection and were not inspected.

Photo 23  
Distribution panel in utility room

Photo 24  
Interior of electric panel

Photo 25  
Bonding screw is shown in panel

Photo 44  
Electric meter for condo unit was not marked
 
Slab Return to table of contents
The house appears to be built on a slab located at: About grade level.
On the exterior perimeter of the slab where visible: Cracks were not noted.
Interior floor covering is: Wall to wall carpet, Hardwood
40) Informational Comment - Slabs
Many slabs are found to contain cracks when the carpet and padding are removed, including some that contour the edge and can be quite wide. They typically result from shrinkage and usually have little structural significance. However, there is no absolute standard for evaluating cracks, and those that are less than 1/4" and which exhibit no significant vertical or horizontal displacement are generally not regarded as being significant. Although they typically do result from common shrinkage, they can also be caused by a deficient mixture of concrete, deterioration through time, seismic activity, adverse soil conditions, and poor drainage, and if they are not sealed they can allow moisture to enter a residence, and particularly if the residence is surcharged by a hill or even a slope, or if downspouts discharge adjacent to the slab. However, in the absence of any major defects, we may not recommend that you consult with a foundation contractor, a structural engineer, or a geologist, but this should not deter you from seeking the opinion of any such expert, and we would be happy to refer one.
 
Health & Safety Concerns and Recommendations Return to table of contents
Ground Fault Interrupter (GFI): Ground Fault Circuit Interrupter (GFCI) protection of electrical outlets was provided in the home at the time of inspection.
Location of GFCIs: GFCI protection was provided in the kitchen, bathroom (s) and exterior outlets.
GFCI tested: GFCI outlets were tested using both the testing plug and plug in light tester.
AFCI protection: No Arc-Fault Circuit Interrupter (AFCI) protection was installed to protect electrical circuits in bedrooms.
Smoke detectors: Were located in the hallway only.
Carbon Monoxide Detectors: Carbon Monoxide detector locations appeared to be satisfactory at the time of the inspection.
41) Improve / Upgrade - AFCI Breakers
One or more bedroom circuits are not protected by an Arc Fault Circuit Interrupter (AFCI). AFCIs are newly developed electrical devices designed to protect against fires caused by arcing faults in the home’s wiring. AFCIs are intended to mitigate the effects of arc faults by de-energizing the circuit when an arc fault is detected. Arc faults can be created by damaged, deteriorated, or worn electrical plugs, cords, and/or branch circuit conductors. AFCIs are required in new construction under current building standards which have been adopted in most jurisdictions across the country(not required in NYS). Older homes with aging and deteriorating wiring systems can especially benefit from the added protection of AFCIs. Two types of AFCIs are available — branch/feeder and combination. Both types are intended to be installed at the origin of a branch circuit or feeder, such as a panel board or load center. The branch/feeder AFCI detects parallel arcing faults, which can occur line-to-line, line-to-neutral and line-to-ground.
The combination AFCI takes the technology one step further and detects not only parallel arcing, but also series arcing, which is useful in identifying lower-level arcing in both branch circuits and power supply cords. A series arc can occur when the conductor in series with the load is unintentionally broken. You may wish to consult with a qualified electrical contractor concerning options and costs for updating bedroom branch circuits to AFCI protection for safety reasons.
For more information on AFCIs visit;
Arc-Fault Circuit Interrupters (AFCIs)
How do I test to determine if my AFCI circuit breaker is functioning properly?

To test an AFCI, make sure there is power to the load center, or panel board. Turn the AFCI handle to the "ON" position. Press the blue test button. Pressing the test button simulates an arc to the AFCI sensing electronics, causing the breaker to trip. The AFCI breaker is functioning properly when the circuit is interrupted and the handle moves to the tripped center position. To reset, turn the AFCI off and turn it on again. If the AFCI does not trip when the test button is pressed, it should be replaced. Refer to a qualified electrician for servicing. You should test your AFCI breaker monthly to insure protection against electrical arcing faults.

42) Maintain, Informational Comment - Smoke Detectors
Smoke Detectors are noted when present but are NOT tested or inspected. Pushing the built-in test button does not ensure that the smoke sensor is functional. It only establishes that the electrical circuit and audible alarm are functional. It is recommended that all smoke detectors be replaced when new owners move in. Ionization technology responds first to fast, flaming fires while photoelectric technology responds faster to slow smoldering fires. Having both types would be ideal. When installing detectors it is recommended that they be placed at each level and in each bedroom of the house. Placement should be in accordance with manufacturer's recommendations. Smoke detectors should be replaced at 10 year intervals or per manufacturer's suggestion. Batteries should be changed twice a year.
For more information on smoke detectors visit [ Smoke alarm safety tips

Photo 31  
 

43) Maintain - CO Detectors
Natural gas service is present at the house. Before spending the first night, ensure that proper carbon monoxide detectors are present. The detector should be mounted low toward the floor as carbon monoxide is heavier than air. Several C/O detectors are best. One near the heating system and hot water supply and one on each floor of the home.
Carbon Monoxide Detectors are widely available in stores and you should buy one as a back-up -- BUT NOT AS A REPLACEMENT for proper use and maintenance of your fuel-burning appliances. It is important for you to know that the technology of CO detectors is still developing, that there are several types on the market, and that they are not generally considered to be as reliable as the smoke detectors found in homes today. Some CO detectors have been laboratory-tested, and their performance varied. Some performed well, others failed to alarm even at very high CO levels, and still others alarmed even at very low levels that don’t pose any immediate health risk. And unlike a smoke detector, where you can easily confirm the cause of the alarm, CO is invisible and odorless, so it’s harder to tell if an alarm is false or a real emergency.
For more information visit:Carbon Momoxide-The Silent Killer

Photo 40  
 

44) Maintain - Dryer Vents
Recommend cleaning dryer vents annually. Clogged dryer vents will reduce the efficiency of the dryer and are known to cause house fires. Remove vent from rear of the dryer and vacuum the internal dryer duct. Next, vacuum the inside of the vent, disassemble joints on longer vent pipes and clean as much as possible.
Dryer exhaust ducts should be independent of all other systems, should convey the moisture to the outdoors, should terminate on the outside of the building in accordance with the manufacturer’s installation instructions and should be equipped with a back-draft damper.
Exhaust ducts should be constructed of rigid metal ducts, having smooth interior surfaces with joints running in the direction of air flow. Screens should not be installed at the duct termination. Exhaust ducts should not be connected with sheet-metal screws or any means which extend into the duct. (Screens and screws can trap lint.)
Exhaust duct terminations should be in accordance with the dryer manufacturer’s instructions. For more information on dryer safety issues, see Over Heated Dryer Vents
DryerVents

45) Maintain - Fire Extinguishers
Recommend placing fire extinguishers in the kitchen and laundry areas. The kitchen area extinguisher should be specially rated for kitchen fires.
Fire Extinguishers

 
Virtually all real estate has problems, regardless of age or usage. It is not my purpose to compile a complete, definitive, or exhaustive list of items that need repair, but to document the general condition of the residence and to note any visible major defects. This is not a comprehensive document about the structure and should not be relied upon as such. Cosmetic considerations (paint, wall covering, carpeting, window coverings, etc.) and minor flaws are not within the scope of the inspection. Although some minor and cosmetic flaws might be noted in this report as a courtesy to you, a list of the minor and cosmetic flaws noted here should not be considered a complete, definitive, or exhaustive list and should not be relied upon as such. Routine maintenance and safety items are not within the scope of this inspection unless they otherwise constitute visible major defects as defined in the Home Inspection Agreement. This report does not include all maintenance items and should not be relied upon for such items.

All conditions are reported as they existed at the time of the inspection. The information contained in this report may be unreliable beyond the date of the inspection due to changing conditions


Your inspection is like a “snapshot” of the property’s condition on a specific date and time. Those conditions will change, so you need to keep inspecting your property during the time you own it. Verify that the air conditioning condensate water is draining properly to the exterior after operation on a hot day. Verify that the dryer vent is exhausting properly. Verify that the gutters and downspouts are performing during a hard rain. Verify that no water is ponding on the property after a hard rain. Verify that no dimming or flickering of lights occurs. Verify that no repeated resetting of any circuit breakers is necessary. Verify that the quantity of the hot water supply is adequate. Verify that the performance of the HVAC systems is adequate. Verify that any thermostat controlled electric attic fans are operating. Verify that no leaking is present in the attic area during a hard rain. And inspect any of the other concerns that were mentioned in this report.

Home Inspectors, Licensed Specialists, and Experts;

Inspectors are generalists, are not acting as experts in any craft or trade, and are conducting what is essentially a visual inspection. Some state and local laws, therefore, require that inspectors defer to qualified and licensed experts (e.g., plumber, electrician, et al.) in certain instances. If inspectors recommend consulting specialists or experts, it is possible that they will discover additional problems that a home inspector generalist cannot. Any listed items in this report concerning areas reserved by New York law to such licensed experts should not be construed as a detailed, comprehensive, and/or exhaustive list of problems or areas of concern.
This report is CONFIDENTIAL, and is for the use and benefit of the client only. It is not intended to be for the benefit of or to be relied upon by any other buyer, lender, title insurance company, or other third party. DO NOT DUPLICATE WITHOUT PERMISSION. Duplication without permission is a violation of federal copyright law.
Terms and conditions crucial to interpretation of the report are contained in a separate Pre-Inspection Agreement. Do not use this report without consulting the Pre-Inspection Agreement.
David O'Keefe