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:  Sunday, August 12, 2012

This report published on Saturday, November 16, 2013 7:27:10 AM EST

View 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, 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.

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.

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 
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

Table of Contents
General Information
Exterior: Foundation and Landscaping
Exterior: Walls, Windows and Doors
Exterior: Roof and Ventilation System
General Exterior Pictures
Attached Garage
Main Bathroom
Half Bathroom
Chimney, Fireplace, Woodstove
General Interior
General Interior Pictures
Heating and Cooling Systems
Domestic Water Heater
Plumbing/Flue System
Electric Service
Health & Safety Concerns and Recommendations

General Information Return to table of contents
Report number: 00000007
Time inspection started: 9:00 AM
Time inspection finished: 11:30 PM
Inspector's name: David O'Keefe
NYS License #: 16000038229
NYS DEC Certifaction #: T4865884
InterNACHI Certifaction #: 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., It was raining during the inspection.
Temperature: Warm temperatures recorded during the inspection (70-85 F).
Ground condition: The ground was damp at time of inspection.
Type of building: The home was a single family residence.
Structures Inspected: An inspection was conducted on the house & attached garage.
Age of home: The home was approximately years of age at the time of the inspection.
Occupied: Yes, the home was occupied at time of inspection.
Main entrenance faces: East
Foundation type: The home had a full basement
The following items are excluded from this inspection: Playground equipment
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 - Generial 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: 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 - Mold/Moisture
Excessively high moisture levels can result in damage to the home structure or materials from decay or deterioration and may result in conditions that encourage the growth of microbes such as mold fungi. Excessive growth of mold fungi can produce high concentrations of mold spores in indoor air which can cause serious or fatal health problems in people with allergies, asthma, lung disease or compromised immune systems. While we will report any substance that appears to be mold, the only true way to determine if mold is present is to have a mold company/specialist inspect and test for mold. HouseAbout Home Inspections does not perform mold testing or mold inspection's. Any mention of mold in this report should be considered a recommendation to bring in a mold specialist to inspect and test for mold. If you have a specific concern regarding mold, consult a mold specialist for advice.
For more on mold issues visit these sites:

4) 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.

5) 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.

6) Informational Comment - Foundation Cracks
In accordance with my standards of practice, I identify foundation types and look for any evidence of structural deficiencies. However, cracks or deteriorated surfaces in foundations are quite common. In fact, it would be rare to find a raised foundation wall that was not cracked or deteriorated in some way, or a slab foundation that did not include some cracks concealed beneath the carpeting and padding. Fortunately, most of these cracks are related to the curing process or to common settling, including some wide ones called cold-joint separations that typically contour the footings, but others can be more structurally significant and reveal the presence of expansive soils that can predicate more or less continual movement. We will certainly alert you to any suspicious cracks if they are clearly visible. However, I am not a specialists, and in the absence of any major defects I 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.
Exterior: Foundation and Landscaping Return to table of contents
Driveway material: The driveway was paved with asphalt.
Driveway condition: The driveway appeared to be in good condition at the time of the inspection.
Walkway to front entry: None noted
Grading within 6 feet of house: Slopes away from house
Grading beyond 6 feet of house: Slopes away from house
Exterior of foundation walls: A parge coat covered the foundation exterior surface.
Exterior Foundation Exposure: Approximately 1 foot of foundation was exposed on the exterior.
Observed on exterior foundation,: No adverse conditions were noted on the exterior of the foundation.
Trees & Shrubs too close to foundation: On the right side of house
Patio material: The patio was constructed of poured concrete., The patio was paved with randomly-shaped slate.
Patio condition: The patio appeared in good condition at time of inspection.
7) Safety Issue, Improve / Upgrade - Not Frost Free/Anti-Siphon
One or more outside faucets were not the "frost-free" design and did not have backflow prevention devices installed. "Frost Free" faucets help prevent outside faucets from freezing and bursting in cold weather. Back flow prevention devices, also known as anti-siphon 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 insecticides or other chemicals in a sprayer is being used with the hose, those chemicals can enter the water supply pipes. Recommend installing both frost free and backflow prevention devices on all outside faucets.

Photo 23  

Photo 58  

8) Improve / Upgrade, Maintain , Conducive conditions - Vegetation
Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.

Photo 25  

9) Not or Limited Inspection, Informational Comment - Foundation/Obsecured
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. I was unable to view it in its entirety. I have moved the ground cover to the best of my ability without damaging it.
Exterior: Walls, Windows and Doors Return to table of contents
Apparent wall structure: Walls were of wood frame construction.
Primary Wall Covering Material: Exterior walls of the home were covered with vinyl
Secondary Wall Covering Material: Home also had a brick exterior covering.
General Condition of Covering: Material covering the exterior walls of the home appeared to be in good condition.
Trim material: Exterior trim was composed of vinyl, Exterior trim was composed of aluminum
Trim Condition: Exterior trim was in generally good condition at time of inspection., Missing under window
Exterior doors: Exterior doors operated well when tested.
Condition of windows (exterior): Exterior of windows were in good condition.
Main Entry Porch: Porch was of concrete construction.
Electric Meter Location: Rear, exterior
Electrical service type: Electrical service wires to the home were run overhead.
Meter amperage (amps): 200
Service voltage (volts): Service voltage to the home was 120-240
Drip loop present: A drip loop was present on the service entrance cables.
Overhead wires threatened: Yes, wires were touching/close to area tree branches
Meter caulking intact and sealed: Above
Number of Exterior outlets: The home had two exterior electrical outlets at the time of the inspection.
Doorbell: Doorbell worked at time of inspection.
10) Safety Issue, Minor Defect - Wires Through Trees
The overhead service conductors had inadequate clearance from tree branches at the time of the inspection. This condition should be corrected by a qualified electrical contractor to avoid abrasion and damage to the wires. Work around electrical wires should only be performed by a qualified contractor. Injury or death may result from attempts at correction by those without proper qualifications.
Visit: and

Photo 26  

11) Safety Issue, Minor Defect - Electrical Outlets
One or more electric receptacles appear to have no power. If this is the result of a loose or broken connection, it could cause arcing that could start a fire. Recommend asking the property owner(s) about this. Switches may need to be operated to make some receptacles energized. If necessary, a qualified electrician should evaluate and make repairs as necessary.

Photo 24  

12) Safety Issue, Improve / Upgrade - Exterior Outlets/Non-GFCI
Exterior electrical outlets were operable at the time of the inspection but had no Ground Fault Circuit Interrupter (GFCI) protection.
Although GFCI protection of exterior circuits may not have been required at the time in which this home was built, as general knowledge of safe building practices has improved with the passage of time, building standards have changed to reflect current understanding.
The Inspector recommends updating the existing exterior electrical circuits to include GFCI protection.

Photo 48  
Outlet in screen room, non GFCI

Photo 69  

13) Minor Defect - Missing Trim
The trim on the underside of the bay window is missing. Untreated wood is exposed. Recommend Installing trim where missing.

Photo 21  
Bay window

Photo 22  
Under Bay window,no trim
Exterior: Roof and Ventilation System Return to table of contents
Roof inspection method: The Inspector inspected the roof and its components from the ground
Roof type: The home had a gabled roof, The home had a hip roof
Roof covering: Primary roof covering was asphalt or fiberglass composition shingles
Estimated age of Roof: Middle of its useful life
Number of roof layers: The roof had one layer of material installed.
Visible Roof Ventilation: Soffet vents were installed as ventilation., Roof vents were installed as ventilation.
Roof Penetrations: Chimney, Vent Pipes
Condition of flashing: Flashing was in good condition.
Defects Observed: The roof was in good condition at time of inspection.
Roof requires this action: No further action is recommended at this time.
Gutter & downspout material: The gutters were made of aluminum
Gutter & Downspout Condition: The gutters & downspouts are in good condition.
14) Informational Comment - No Concerns
No concerns noted at time of inspection.
General Exterior Pictures Return to table of contents

15) -

Photo 13  
Front Entrence

Photo 14  

Photo 15  
Basement Window

Photo 17  
Roof Penetrations

Photo 18  
Chimney with flue liner and cap

Photo 19  

Photo 20  
Rear of house
Attached Garage Return to table of contents
Number of Bays: The home had a two-car attached garage
Automobile Doors #: The garage had two vehicle doors
Auto door type: The garage had an overhead door(s).
Exterior door material: Vehicle door(s) were constructed of aluminum
Door Panels: Vehicle door(s) were in good condition.
Doors operated: Vehicle doors operated with difficulty
Safety Cable: Safety containment cable was attached.
Springs: Garage door springs were in good condition.
Manual Release Handle: Yes, installed and worked properly when tested.
Warning Labels: Some warning lables were missing.
Electric Car Door Openers(buttons): Two
Photo electric device: No photo electric device was installed in the garage.
Applied resistance and: Garage vehicle door did not stop when tested.
Overhead: The garage had closed in ceiling
Condition of roof underside: Was in good condition.
Walls: Garage walls were drywall covered
Wall Condition: The garage walls were in good condition.
Floor material: The garage floor material was concrete
Condition of the floor: The garage floor was in fair condition,some small cracks were noted.
Interior door: Was a fire rated door.
Interior Door: Was not spring loaded
Outlets: One outlet was installed.
Ground Fault Interupter Outlets? Worked properly?: No GFCI outlets were noted
Visibility limited by: Visibility was limited by stored items.
16) Safety Issue, Minor Defect - Garage-House Door
The self-closing device on the garage-dwelling door . This door is intended to prevent vehicle fumes from entering living spaces and to slow the spread of fire from the garage to living spaces. A qualified person should make repairs as necessary. For more information visit:

Photo 54  

Photo 57  

17) Safety Issue, Minor Defect - Vehicle Door Sensors
The garage is not equipped with a photo eye safety feature that would cause the garage door to stop and reverse if something (like a child, pet or vehicle) blocked the infra-red beam between two sensors. These sensors (which look like small cameras and have been required since 1993) are supposed to be placed 4 to 6 inches above the garage floor opposite each and a few inches inside of the door opening. Recommend having a qualified garage door technician install these devices for improved safety. For more information on garage door safety issues, visit: or

18) Safety Issue, Minor Defect - Auto Reverse Inoperable
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:

19) Safety Issue, Improve / Upgrade - Non GFCI Outlet
One or more garage electric receptacles appear to have no ground fault circuit interrupter (GFCI) protection. GFCI devices help prevent electrical shocks in areas that may have water present. Recommend a qualified electrician install GFCI receptacles or circuit breaker(s) as needed. For more information visit: Attached Garage Fire Hazards

20) Repair/Replace - Vehicle Door
The automobile door opened with some difficulty. Garage door track in not level which may contribute to the problem. Recommend having a qualified contractor repair as necessary.

Photo 27  
Track runs uphill

21) Not or Limited Inspection, Informational Comment - Garage Storage
Parked vehicles, furnishings, and/or storage present. There is the possibility that defects were not visible; concealed defects are not within the scope of the home inspection. Recommend re-inspecting garage once vehicles, furnishings, and storage have been removed.

Photo 28  

Photo 29  
Kitchen Return to table of contents
Cabinets: 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: Counter toprs were made of plastic laminate.
Securely fastened: Yes, counter tops were securely fastened.
Dishwasher: Manufactured by Maytag
Dishwasher age: The age of the dishwasher appeared to be midlife.
Operated Dishwasher: Dishwasher was operated in rinse cycle only to test for leaks.
Kitchen Sink: Kitchen sink was stainless steel
Ran water and found: Leaks were found below the sink.
Disposal: No disposal was installed at time of inspection
Refrigerator: Manufactured by Amana
Age: Refrigerator appeared to be in Midlife.
Refrigerator in use during inspection: Yes, refrigerator was working.
Range:: The range brand was GE
Range type: Unit was a gas fueled free standing range.
Operated and found: All burners working properly at time of inspection.
Oven: The gas oven and range were one unit.
Operated oven and found: Oven was tested and gave off heat.
Anti-Tipping bracket installed: No, anti-tipping bracket was not installed on the stove
Ventilation: Fan integral with built in Microwave or Cooktop, vented moist air to exterior.
Number of GFCI outlets in Kitchen: Kitchen did not have any GFCI outlets installed.
Number of Regular outlets in kitchen: Four or more
22) 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:

Photo 56  

23) Safety Issue, Improve / Upgrade - Electrical Outlets
No ground fault circuit interrupter (GFCI) devices (outlets or circuit breakers) are visible for the kitchen. This was not a requirement on homes built or remodeled prior to 1975 for bathrooms and 1987 for kitchens. 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.

24) Repair/Replace , Conducive conditions - Plumbing Drain/Waste
The sink drain had an active leak. Recommend a qualified plumber repair leak.

Photo 49  
Kitchen sink drain line

25) 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.

26) Informational Comment -

Photo 51  
The kitchen is shown in the photograph.

Photo 52  
The kitchen is shown in the photograph.
Laundry Return to table of contents
Laundry located: The laundry was located in the basement
Washing Machine, age: Manufactured by Maytag, middle of it's design lifespan.
Observed: Connections for water and drain were inspected., Connections for electricity were inspected.
Catch pan under washer: No catch pan or drain was observered.
Operated: Washing machine was operated in rinse cycle only to check for leaks.
Dryer, age: Manufactured by Kenmore, middle of it's design lifespan.
Power: Cloths dryer was powered by electricity.
Vented to: The dryer vent terminated at the exterior
Operated: Dryer was being used during inspection.
27) Safety Issue, Minor Defect - Dryer Exhaust Duct
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. Today’s standards for new construction specify that corrugated pipe may be used only within the first 8 feet and may not be concealed within construction, and this is recommended for fire safety reasons. The concealed ducts should be rigid metal ducts or equivalent, vented to the exterior of the home. I recommend smooth metal pipe, with no screws at joints and well supported. It has been reported that there are approximately 20,000 dryer related fires each year due to use of unapproved materials and poor connection techniques. For more information on dryer safety issues, see

Photo 4  
Dryer vent hose

28) Safety Issue, Minor Defect - Electrical Outlets
The main service panel and an electrical outlet for the washing machine are in close proximity to the washer drain line. This is a safety issue, recommend having a qualified contractor repair as necessary.

Photo 34  
Washer drain line(red), washer outlet(green), electric panel(blue)

Photo 1  
The washer & dryer are shown in the photograph.
Main Bathroom Return to table of contents
Location: Bathroom was located on the second floor.
Shower: Bathroom had a tub-shower combination.
Tub: Built in
Hydromassage bathtub noted in bath: No
Shower/Tub surround: Shower surround was ceramic tile.
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 inspect for 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 appears: To be intact.
Ventilation: Bathroom ventilation was through a window.
Number of outlets: One
Ground Fault Interupter outlets: Yes, GFCI outlet(s) were installed.
GFCI outlets: Installed GFCI outlets worked when tested.
29) Minor Defect, Maintain - Plumbing Drains
Sink drains slowly. Recommend clearing drain.

30) - Bathroom Pictures

Photo 31  
The bathroom is shown in the photograph.

Photo 32  
The bathroom is shown in the photograph.
Half Bathroom Return to table of contents
Location: Bathroom was located on the first floor
Sink #: One vanity style sink was installed
Sink (s) Condition: Bathroom sink(s) were in good condition.
Toilet: Toilet was flushed to inspect for leaks.
Toilet Condition: Toilet was in good condition.
Leaks: No leaks were noted in bathroom during inspection.
Floor type: Bathroom floor was ceramic tile.
Floor Condition: Floor was in good condition.
Caulking appears: Intact
Ventilation: Bathroom ventilation was through a window.
Outlets: One outlet was installed.
Ground Fault Cercut Interupter Outlets: Yes
GFCI outlets: Installed GFCI outlets worked when tested., Loose
31) Minor Defect - Electrical Outlets
The electrical outlet in the half bathroom is loose.

Photo 42  
Loose cover plate,needs screws
Chimney, Fireplace, Woodstove Return to table of contents
Location of fireplace: A fireplace was located in the living room.
Fireplace Type: Fireplace was masonry with metal liner., The home contained a wood-burning fireplace.
Inspected: Fireplace was obscured from ashes in fireplace, inspection limited.
Damper: Damper opened and closed properly.
Flue Liner: Flue liner was noted in the chimney.
Depth of Fireplace Hearth: 18 Inches
Chimney made of: The chimney exterior was brick.
Chimney at 3 feet above roof: Yes, chimney extended 3 feet above roof.
Spark arrester/rain cap: No spark arrester/rain cap was noted at the top of the chimney
Chimney in basement: No chimney was noted in the basement.
Chimney condition: Chimney was in good condition.
Flue Liner: Flue liner noted at top of chimney.
32) Repair/Replace - Chimney Cover
One or more chimney flues do not have a rainproof/spark cover installed. A qualified chimney service contractor should install rainproof cover(s) where missing. They prevent the following:
  • Rainwater entering flues and mixing with combustion deposits, creating caustic chemicals which can corrode flues
  • Rainwater entering flues and causing damage to terracotta flue tiles from freeze-thaw cycles
  • Intrusion into the chimney flue and possibly the structure interior by unwanted wildlife.
  • Exterior fires due to flying sparks
    33) Further Evaluate, Informational Comment - Chimney
    Not all parts of the chimney are visible for inspection. A home inspector is not capable of viewing all parts or interior surfaces of a chimney flue due to the small size of the flue, angles, soot and lack of lighting. While the accessible parts of the chimney may appear functional, hidden problems could exist that were not documented in this report.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. It is also advised that this inspection be conducted by a chimney sweep certified by the Chimney Safety Institute of America (
    All solid fuel burning appliances (woodstoves and fireplaces) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary.
    I recommend you hire a chimney sweep to clean and further evaluate all chimney flues. Note that if a wood stove insert is installed, it may need to be removed for such an evaluation.

    34) Not or Limited Inspection, Informational Comment - Fireplace
    Significant amounts of ash or fire materials were present in one or more fireplace or wood stove fireboxes. As a result, the inspector was unable to fully view or evaluate the firebox(es) and/or components inside (e.g. firebrick, metal liner, log lighter). These components are excluded from this inspection.
    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.
    Major Defects: No major defects were noted to ceilings.
    Mostly walls appear to be made of: Walls were made of drywall
    Wall Condition: Walls were in good condition.
    Major defects were noted: No major defects were noted.
    Outlets: Some 2 and some 3 prong outlets noted.
    Floor coverings are mostly: Floors were mostly hardwood
    When bounced on: A normal amount of bounce was noted
    Generally floors feel: Level
    Mostly the doors are the following types: Doors were of hollow core construction.
    General door condition: Doors were in generally acceptable condition.
    Windows observation: Windows were mostly double hung construction, Windows were casement type construction.
    Appear made of: Wood construction, Vinyl construction
    Insulated noted in: Most windows
    Random Tested: Yes, functioned properly, Stuck window
    Stairs: Sairs were noted to basement, Stairs were noted between living levels
    Stairs condition: Stairs were in good condition.
    35) 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 2  
    Dinning room switch,no cover

    Photo 35  
    No cover plate

    Photo 40  
    Master Bedroom,no cover plate

    Photo 45  
    No cover plate, Family room

    Photo 46  
    2 prong outlet, Family room

    36) Safety Issue, Improve / Upgrade, Further Evaluate - Electrical Outlets
    Two-pronged electric receptacles rather than three-pronged, grounded receptacles are installed in one or more interior rooms. While common years ago and still acceptable today, the lack of a grounding conductor will limit the use of certain appliances such as refrigerators, washing machines, computers, etc. that require a ground (the round pin on the plug). Surge protectors will not work without a ground. Dedicated circuits may have to be run to properly and safely use such appliances. 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 50  
    2 prong outlet, kitchen

    Photo 55  

    37) Minor Defect - Windows
    Casement windows in the family room will not open, or open only minimally due to their being painted shut, damaged and/or deteriorated in some way. Repairs should be made as necessary, and by a qualified contractor if necessary so windows open fully, and open and close easily.

    Photo 44  
    Windows stuck

    38) Minor Defect - Interior Doors
    Pocket door from the dining room to the kitchen is stuck/off track and needs repair.

    Photo 41  

    39) 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

    40) -

    Photo 36  
    Master Bedroom

    Photo 37  
    Master Bedroom

    Photo 38  
    Bedroom #1

    Photo 39  
    Bedroom #2

    Photo 43  
    Dinning room

    Photo 47  
    Family Room
    Heating and Cooling Systems Return to table of contents
    Heating System Brand Name: The brand was Weil McLain
    Model number was: WBV-110-WPC
    Serial number was: 2393A06168
    Apparent age of unit: The home heating system system appeared to be in the mid-range of its design life.
    Combustion Air Supply: Combustion air was supplied from the interior of the home.
    Heating system type: The heating system included a gas-fired boiler
    Distribution system: Home heating system was supplied by baseboard convectors.
    # 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.
    Flue pipes: Flue pipes were noted and pitched up to chimney.
    Safety shutoff: Heating system electrical shutoff was attached to unit.
    Boiler safety relief valve: Was noted on unit.
    Safety extension: TPR extension was not noted.
    AC unit brand name: The air-conditioner brand was Trane.
    Model number was: 4TTR4030
    Serial number was: 30A1000AA
    Air conditioning type: The air conditioning system was a split system.
    A/C energy source: Electric
    Approximate age of system: Newer, manufactured 2007
    Distribution system: Flexible ducts
    Filter location: The furnace air filter was located behind a sliding panel in the return air duct at the furnace.
    Status: Air conditioning unit was in use during inspection
    41) Maintain - Heating/Cooling
    Recommend that this system be serviced every two years in the future by a qualified heating and cooling technician.

    Photo 6  
    The Boiler is shown in the photograph.

    Photo 16  
    The Exterior AC condenser is shown in the photograph.
    Domestic Water Heater Return to table of contents
    Location: The water heater was located in the basement
    Brand: The water heater brand was A O Smith.
    Model number was: AO12345S
    Serial number was: 0505DR112
    Type: Tank
    Capacity (in gallons): Water heater capacity was 40 gallons.
    Energy source: The home was equipped with a gas water heater.
    Estimated age: The water heater appeared to in the middle of its design life, manufactured in 2005
    Safety relief valve: Was noted
    Safety extension: Was noted
    Drain discharge to:: Floor
    Supply shut off valves: Gas and water shutoff valves were noted.
    Rust or Corrosion: Was not noted on water heater
    Tested hot water: The water heater responded to the demand for hot water., Hot water was received at faucets
    Water Temperature(degrees Fahrenheit): 115 F
    42) 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 7  
    The water heater is shown in the photograph.
    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.
    Water meter location: The water meter was located in the basement of the home.
    Location of main water shutoff: The main water supply shut-off was located in the basement 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 cast iron., polyvinyl chloride (PVC).
    Main waste line cleanouts: A waste pipe clean-out was noted
    House Trap: The home plumbing waste system included a whole house trap.
    Vent pipe observed on roof: Yes
    Vent pipe connection to plumbing observed: Yes
    Vent pipe material: Plastic, Cast iron
    Sump pump: The home contained a submersible sump pump.
    Sump Pump Works Properly: The sump pump responded to the controls at the time of the inspection.
    Sump Pump has GFCI protection: No
    Sump pump backup system: No, the sump pump did not have an emergency back up system installed.
    Gas Meter Location: The gas meter was located on the exterior of the home.
    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
    Water pressure (psi): Home water supply pressure was 78 psi at the time of the inspection.
    43) Improve / Upgrade - Sump Pump Backup
    Recommend the installation of water driven and/or battery backups for all sump pumps.

    Photo 9  
    Sump pump

    44) Further Evaluate, Informational Comment - Cast Iron Pipes
    Cast Iron pipe was used in the drain and waste portions of the plumbing system. This type of pipe is normally known to deteriorate from the inside outward. Cast iron pipe can can clog or fail at any time without warning. Some types of soil, including clays, are corrosive to cast iron. Either point of corrosion may lead to pitting of the cast iron piping, and can eventually lead to pipe failure and leaking. Failure of the pipe under the slab can result in settling and cracking of the foundation. Thus, cast iron pipe represents a double concern to homeowners and potential homebuyers; it results in the increased possibility of both future plumbing and foundation repair expenses. Blockages will occur in the life of any system, but blockages in drainpipes, and particularly in main drainpipes, can be expensive to repair. The client may want to have a qualified plumber familiar with cast iron pipe further evaluate pipes and also have them video-scanned.

    45) Informational Comment - Plumbing Odor
    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)

    Photo 33  
    Washing machine drains

    Photo 8  
    The water meter, grounding wires are shown in the photograph.

    Photo 59  
    Electric Service Return to table of contents
    Location of Main Panel: The main electrical panel was located in the basement
    Panel Manufacture: The main electric service panel brand was Square D
    Electric Panel Rating: The main electrical service panel label listed the panel rating at 200 amps
    Service Conductor Size: The aluminum service entrance conductors were 4/0 copper
    Service voltage (volts): 120/240
    Location of main disconnect: Circuit breaker at top of main electrical panel
    Main disconnect rating: The main electrical disconnect was rated at 200 amps
    Breakers/ fuses: Circuit breakers in the main electrical service panel appeared to be in serviceable condition at the time of the inspection.
    Solid strand aluminum branch circuit wiring present: No visible aluminum branch wires were found in the electrical service panel.
    Electric Panel Bonded: The electrical components appeared to be properly bonded at the time of the inspection.
    Bus Bar Bonded: The bus bar appeared to be properly bonded at the time of inspection.
    Double Tapped Breakers: Yes, there were a number of double tapped breakers in the panel.
    Double Lugged Neutrals: Yes, there were a number of double lugged neutrals in the panel.
    Room for additional circuit breakers: Yes, main electrical service panel had room for additional circuit breakers.
    Grounding observed to:: The main electrical service appeared to be grounded to the water main on street side
    Grounding connections are: Secure
    If grounded to water main, is meter jumped: Yes
    Smoke detector present above electric panel(s): No smoke detectors were near the electric panel.
    Electric meter location: The electrical meter was located on the exterior of the home.
    46) Safety Issue, Minor Defect - Breaker Double Tapped
    One or more overcurrent protection devices(circuit breakers or fuses) in the panel were "double tapped", where two or more wires are clamped in a terminal designed for only one wire. This is a safety hazard since the bolt or screw may tighten securely against one wire, but leave others loose. Arcing, sparking and fires may result. Recommend having an electrical contractor repair.

    Photo 66  
    The double tapped breakers are shown in the photograph.

    47) 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.

    Photo 65  
    The double tapped neutral wires are shown in the photograph.

    Photo 67  

    48) Safety Issue, Minor Defect - Electric Panel Legend
    Legend for overcurrent protection devices (breakers or fuses) in the main service panel is missing, unreadable or incomplete. Recommend installing, updating or correcting the legend as necessary so it's accurate.

    Photo 64  

    49) Safety Issue, Improve / Upgrade - Smoke Alarms
    No smoke alarms are visible above the electrical panel. This is a safety hazard in the event there is a fire in the panel.. A qualified electrician should install smoke alarms as per standard building practices. For more information, visit:

    Photo 5  
    The Main Service panel is shown in the photograph.

    50) Not or Limited Inspection, Informational Comment - 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.
    Basement Return to table of contents
    Basement: The basement was readily accessible for inspection
    Basement: Full basement, part of which was finished as living space.
    Foundation walls: Most of the foundation walls were hidden behind interior wall coverings in the finished basement.
    Interior of foundation wall material: The visible portions of the foundations walls consisted of block
    Observed on interior wall: The visible interior foundation walls appeared in good condition at time of inspection.
    Ceiling framing: The ceiling framing was partially hidden from view.
    Sub Floor Material: Sub floor material was plywood.
    Floor Framing: The visible floor framing rested on top of and was supported by poured concrete masonry unit (CMU) foundation walls bearing on footings.
    Beam material: Steel
    Pier or support post material: Steel
    Support columns condition: Appear intact
    Windows: Metal
    Ventilation: Windows
    Insulation material underneath floor above: Insulation was installed covering rim boards only
    General area dampness: Some signs, Dehumidifier noted
    Water stains observed on: None noted
    Basement floor: Concrete, Carpeting
    Floor drainage: None noted
    Floor Condition: Small cracks
    51) Safety Issue, Minor Defect - Electrical Outlets
    Cover plate(s) are missing at one or more electric boxes, such as for receptacles, switches and/or junction boxes. All electrical wire splices must be enclosed in grounded junction boxes 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 replaced where necessary.

    Photo 11  
    Missing plate, between joists

    Photo 53  
    Missing plate, bottom of stairs
    Attic Return to table of contents
    Attic access: The attic was accessed through a hatch
    How evaluated: The Inspector evaluated the attic from inside the attic space
    Roof system: Rafters
    Inches apart: 16 inches
    Roof decking: Plywood
    Moisture penetration: Rust on nails
    Attic floor framing: Wood
    Attic floor system: None
    Attic Ventilation: Turtle vents, also called roof vents and soffit vents were installed to ventilate the attic space.
    Soffit vents: Some soffit vents were blocked by thermal insulation
    Bathroom vent: Bathroom exhaust vent(s) terminated in atttic
    Insulation material: The attic insulation appeared to be blown-in fiberglass
    Insulation condition: Good
    Insulation location: Floor
    Insulation depth: 8-12 inches
    Insulation estimated R value: R30
    52) Repair/Replace , Conducive conditions - Exhaust Fan Ducts
    One or more exhaust fans have no duct and terminate in the attic. This is a conducive condition for mold and wood destroying insects and organisms due to increased moisture levels in the attic from the hot steamy exhaust air. They should be vented through the gable end or out through the roof. We commonly see these vents stuffed out near the soffit area, occasionally this works, but more then likely the hot steamy air never makes it to the outdoors.A qualified contractor should install ducts and vent caps as necessary and as per standard building practices so exhaust air is vented outside. Better building practices call for R8 rated insulation on these ducts.
    For more information visit:

    Photo 63  
    The bath exhaust fan is shown in the photograph.

    Photo 68  

    53) Minor Defect - Attic Access Hatch
    No insulation is installed over the attic access hatch. Recommend installing insulation above hatch for better energy efficiency.
    Visit: for product information.

    Photo 30  
    Attic acess

    Photo 60  

    54) Informational Comment -

    Photo 61  
    The attic insulation is shown in the photograph.

    Photo 62  
    Roof vent
    Health & Safety Concerns and Recommendations Return to table of contents
    Ground Fault Interrupter (GFI): Noted
    Location of GFCIs: Bathrooms
    GFI tested: Using testing plug, Using test button
    AFCI breakers present: Not noted
    Smoke detector present above electric panel(s): Yes
    Location of Smoke detectors: Each Floor, Hallway
    Carbon Monoxide Detectors: Yes
    Location: Hallway
    55) Safety Issue, Improve / Upgrade - Too Few Smoke DetectorsAn insufficient number of smoke alarms are installed. 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 including the basement and in each bedroom and laundry room 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

    56) Safety Issue, Informational Comment - 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

    57) Improve / Upgrade, Informational Comment - 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.

    58) Maintain, Further Evaluate - Chimney/ Level II Inspection
    Recommend having all chimneys inspected and cleaned prior to using. A level two inspection is recommended prior to close of escrow. All wood burning fireplaces should be inspected annually.

    59) Maintain, Informational Comment - 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

    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.

    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. Home inspectors generally know something about everything and everything about nothing. 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.