Website: http://www.houseabouthomeinspections.com Email: david@houseabouthomeinspections.com Phone: (518) 505-8305 Delmar NY 12054  Inspector: David O'Keefe NYS lic.# 16000038229 INACHI # 08051301 DEC Termite # T4865884

 

Residential Home Inspection Report
Client(s):	Mr Home Owner
Property address:	Main Street Hometown, NY 12121
Inspection date:	Saturday, August 02, 2008

This report published on 8/25/2009 4:07:41 PM EDT

View summary page

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, the photographs included may have related commentary with specific references to problems that are only noted in the photo commentary, with just a general reference in the report.

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
	Improve/Upgrade	Recommend improving/upgrading
	Minor Defect	minor expense/or defect
	Evaluate	Recommend evaluation by a specialist
	Informational Comment	For your information

Structural Pest Inspection Concerns
Items of concern relating to the structural pest inspection are shown as follows:

	WDO/WDI Infestation	Evidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.)
	WDO/WDI Damage	Damage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.)
	WDO/WDI Conducive conditions	Conditions 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

1)   Numerous wall, floor and/or ceiling surfaces were obscured by furniture and/or stored items, preventing a full evaluation of some areas.

2)   1) Today's inspection is being done using the Standards of Practice of the
National Association of Certified Home Inspectors (NACHI) as a
Guideline. The inspection contracts and the limitations and standards
specified therein are an integral part of this report. For a listing of the Standards of Practice go to [url="http://www.nachi.org/sop.htm?PHPSESSID=21528897964cd8c765741b9154e8bd7d']Standards of Practice[/url].

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)   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.

4)   One or more sections of the roof covering appear stained. An algae known as Gloeocapsa Magma is the most likely culprit. This algae infects homes in nearly 80 percent of the homes across the United States. Gloeocapsa Magma is a species of algae that causes black streaking and discoloration on asphalt/fiberglass shingles. The black staining you see on many roofs is caused by the life cycle of algae and fungus spores that land on houses via wind or wildlife. While this algae can grow just about anywhere, it prefers humid environments. A preferred food source of this algae is limestone which is used as filler material by most shingle manufactures. Higher quality shingles are manufactured with preventative measures such as copper or zinc containing granules. Several methods exist to prevent and clean infected areas. Installing zinc or copper strips near the roof ridge can prevent further algae growth. Application of bleach (non-chlorine) can aid in removing the stains, as well as many available commercial cleaning products. Some products may harm vegetation beneath roof eaves or near downspout extensions. While many remedies can be performed by the home owner, we recommend the use of qualified professionals due to the extreme danger and risk of injury or death associated to roof repairs and cleaning.

Photo 14

5)   Outlet in screen room is non GFCI. Recommend qualified electrical contractor replace outlet with a GFCI protected outlet.

Photo 53   Outlet in screen room, non GFCI

6)   Service wires from pole are threatened by tree overhang and should have Electric Company inspect and provide remedy.

Photo 29

7)   Outside outlet at front of house did not work. Recommend a qualified electrical contractor replace it with a GFCI protected outlet.

Photo 27

8)   The trim on the underside of the bay window is missing. Recommend having qualified contractor repair or replace as necessary.

Photo 24   Bay window

Photo 25   Under Bay window,no trim

9)   One or more outside faucets are missing backflow prevention devices. These devices reduce the likelihood of polluted or contaminated water entering the potable water supply. This condition can occur when an outside faucet is left in the "on" position with a hose connected and the sprayer head turned off. When pressure in the system fluctuates, water can be drawn back into the water supply pipes from the house. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes.

Recommend installing backflow prevention devices on all exterior hose bibs where missing. They are available at most home improvement stores and are easily installed. For more information, visit: http://edis.ifas.ufl.edu/BODY_AE079

Photo 26

10)   Shrubs are in contact with siding. Recommend pruning or moving shrubs so there's at least a one foot gap between shrubs and siding.

Photo 28

11)   One or more sections of foundation and/or exterior walls are excluded from this inspection due to lack of access from vegetation, debris and/or stored items.(Photo 28 above)

12)  

Photo 16   Front Entrence	Photo 17   Driveway
Photo 18   Basement Window	Photo 20   Roof Penetrations
Photo 21   Chimney with flue liner and cap	Photo 22   Patio
Photo 23   Rear of house	Photo 59   Satellite Photo

13)   One or more garage electric receptacles appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all garage receptacles, except for one for use with a refrigerator or freezer, have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.

14)   Garage-house door isn't auto-closing. Recommend installing hinges with springs or an automatic door closing device so door closes automatically to prevent vehicle fumes from entering building.

Photo 60   Illustration

15)   The garage vehicle door doesn't appear to "auto-reverse". The door should reverse when closing and when it either strikes something or something passes through a photo sensor at the base of the door. This is a safety hazard, especially for small children. Recommend having a garage door contractor evaluate and repair.

http://www.cpsc.gov/cpscpub/pubs/523.html

16)   The automobile door opened and closed with some difficulty. Garage door track is not level which may contribute to problem. Recommend having a qualified contractor repair as necessary.

Photo 30   Track runs uphill

17)   garage,stored items

Photo 31

Photo 32

18)   The attic access hatch was inaccessible due to stored items, debris, or the hatch being permanently closed. The inspector was unable to evaluate the attic, and it's excluded from this inspection. Recommend moving items or modifying hatch(es) as necessary to allow periodic evaluation of attic spaces.

Photo 33   Closet with attic acess

Photo 34   Attic acess

19)   Sink drains slowly. Recommend clearing drain.
Tips for clogged drains:

Keeping the Drains Clear:
1. By pouring a pot of hot water down the drain once a week will melt away any fat or grease that may have built up in the drain line or P-trap.
2. If you have a clogged drain, just pour a 1/2 cup of baking soda and 1/2 cup of white vinegar down the drain. Cover the drain and let the mixture sit for a few minutes, then pour a pot of hot water down the drain. This will break down fats and also keep the drains smelling fresh.
3. Every six months, keep your drains clean by using a copper sulfide or sodium hydroxide-based drain cleaner, or other recommended drain cleaner available from your local store.

20)   Main Bathroom

Photo 35

Photo 36

21)   Half Bathroom

Photo 46   Loose cover plate,needs screws

22)   Two-pronged electric receptacles rather than three-pronged, grounded receptacles are installed in one or more interior rooms. They are considered to be unsafe by today's standards and limit the ability to use appliances that require a ground in these rooms. Examples of appliances that require grounded receptacles include:

# Computer hardware
# Refrigerators
# Freezers
# Air conditioners
# Clothes washers
# Clothes dryers
# Dishwashers
# Kitchen food waste disposals
# Information technology equipment
# Sump pumps
# Electrical aquarium equipment
# Hand-held motor-operated tools
# Stationary and fixed motor-operated tools
# Light industrial motor-operated tools
# Hedge clippers
# Lawn mowers

This list is not exhaustive. A qualified electrician should evaluate and install grounded receptacles as per the client(s)' needs and standard building practices.

Photo 3   2 prong outlet, bedroom #1	Photo 51   2 prong outlet, Family room
Photo 55   2 prong outlet, kitchen	Photo 61   Illustration

23)   Wire connections exposed due to missing cover(s) over one or more switch boxes and outlet boxes. Recommend installing covers over boxes where missing.

Photo 2   Dinning room switch,no cover	Photo 39   No cover plate
Photo 44   Master Bedroom,no cover plate	Photo 50   No cover plate, Family room

24)   The pocket door from the dinning room to the kitchen is stuck,off track. Recommend repairing.

Photo 45

25)   The Casement windows in the family room appear to be stuck and will not open. Recommend repairs be made.

Photo 49   Windows stuck

26)  

Photo 40   Master Bedroom	Photo 41   Master Bedroom
Photo 42   Bedroom #1	Photo 43   Bedroom #2
Photo 47   Living Room	Photo 48   Dinning room
Photo 52   Family Room

27)   The main service panel and the electrical outlet for the washer is in close proximity to the washer drain line. This is a safety hazard. Recommend having a qualified electrician evaluate and repair as necessary.

Photo 38   Washer drain line(red), washer outlet(green), electric panel(blue)

28)   The clothes dryer is equipped with a vinyl or foil, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow. This duct should be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. Most clothes dryer manufacturers specify the use of a rigid or corrugated semi-rigid metal duct. For more information on dryer safety issues, see http://www.cpsc.gov/CPSCPUB/PUBS/5022.html

Photo 4   Dryer vent hose

29)   No ground fault circuit interrupter (GFCI) devices (outlets or circuit breakers) are visible for the kitchen. GFCI devices help prevent electric shocks in areas that may have water present. Recommend having a qualified, licensed electrician install GFCI protection for outlets, over counter tops and around sinks.

30)   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.

Photo 62   Illustration

31)   Leak at drain under sink. Recommend having a qualified plumbing contractor repair leak.

Photo 54   Kitchen sink drain line

32)   Washer and dryer

Photo 1

33)   Kitchen

Photo 56

Photo 57

34)   The inside unit of the air condition system was not inspected due to lack of access to attic.

35)   Boiler and air conditioner

Photo 6

Photo 19

36)   Hot Water Heater

Photo 7

37)   No smoke alarm is visible above the main electrical panel. This is a safety hazard due to the possibility of fire from the panel. Recommend installing a smoke detector.

38)   The main service panel cover couldn't be removed due to lack of access from stored items and/or debris. This panel wasn't fully evaluated.

Photo 5

Photo 63   Illustration

39)   Although the plumbing waste line is vented through the roof it is also vented out through the side of the house near the patio. Odor from the waste line may be detected while sitting on the patio.

Photo 10   Vent stack out to patio area(red),Clean out(green),House trap(blue)

40)   Plumbing in basement

Photo 8   Water meter, Grounding wires

Photo 37   Washing machine drains

41)   One or more flights of stairs with more than two risers have no handrail installed. This is a safety hazard. A qualified contractor should install graspable handrails that your hand can completely encircle at stairs where missing, and as per standard building practices.

Photo 13

Photo 64   Illustration

42)   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 hazard due to the risk of fire and shock. Cover plates should be installed where missing.

Photo 11   Missing plate, between joists

Photo 58   Missing plate, bottom of stairs

43)   The house that depends on a sump pump is vulnerable to power outages during
a storm, and the pump will not work if it has no power. Recommend having a battery backup system installed to prevent any damage from an electrical failure.

Photo 9   Sump pump

44)   Basement rec room

Photo 12

45)   An insufficient number of smoke alarms are installed. Additional smoke alarms should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html

46)   Recommend updating all smoke detectors with new.
All outlets near a water source (kitchen, bathrooms, garage, basement) should be GFI protected.
All houses, buildings and each unit in a multi-family house should have a carbon monoxide (C/O) detector. The detector should be mounted low toward the floor as carbon monoxide is heavier than air. Several C/O detectors are best. One near the heating system and hot water supply and one on each floor of the home. Again, mount C/O detectors low toward the floor.
http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html

47)   Safety tips:

Ensure that you know where the following items are located:
1. Emergency contact telephone numbers.
2. Fire extinguishers and water hose pipes.
3. Heating gas/fuel main shutoff valve.
4. Main electrical disconnect circuit breaker(breaker box/service panel).
5. Main drain line clean-out.
6. Main water shut off valve.
7. All window and door exits.

In addition to the above, carry out the following monthly safety checks:
Some of these items may have already be included in the home maintenance list, but these monthly safety checks are advisable for safety reasons:
1. Test ground fault circuit interrupter receptacles(GFCI's).
2. Test smoke and carbon monoxide alarms, replace batteries if necessary.
3. Inspect and lubricate (if necessary) all emergency exits, including windows and doors.
4. Inspection of heating unit and water heater for visual integrity.

http://homesafetycouncil.org