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

Summary Page

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

This summary page published on 4/1/2011 1:03:53 PM EDT

This report is the exclusive property of HouseAbout Home Inspections and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited. This summary page is intended to provide a convenient and cursory preview of some conditions and components that have been identified within this report as needing service. It is obviously not comprehensive and should not be used as a substitute for reading the entire report, nor is it a tacit endorsement of the condition of components or features that may not appear in this summary. Only items relevant to this home are mentioned in this report. Have appropriate licensed contractors further evaluate the listed concerns and defects, as well as the entire systems in question, before close of escrow. Also, a final walk-through inspection should be carried out the day before closing by the new owners to double check the condition of the property, using this report.

It is recommended that the client read the entire report

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 further evaluation by a specialist
	Not Inspected	Item or component was not inspected/tested or limited inspection done
	Informational Comment	For your information

 

	Infestation	Evidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.)
	Damage	Damage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.)
	Conducive conditions	Conditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)

Walls Windows and Doors
7) - 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: https://www.nationalgridus.com/niagaramohawk/non_html/safety_tree_veg.pdf and https://www.nationalgridus.com/non_html/Understanding_Responsibilities_05-2009.pdf
8) - Outside outlet at front of house did not work. Recommend a qualified electrical contractor replace it with a GFCI protected outlet.
9) - Outlet in screen room is non GFCI. Recommend qualified electrical contractor replace outlet with a GFCI protected outlet. 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 outdoor receptacles have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
10) - The trim on the underside of the bay window is missing. Untreated wood is exposed. Recommend having qualified contractor repair or replace as necessary.

Exterior and Landscaping
11) - 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.

Attached Garage
15) - 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.
16) - 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.
17) - 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
18) - 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.

General Interior
24) - 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.
25) - Wire connections exposed due to missing cover(s) over one or more switch boxes and outlet boxes. Recommend installing covers over boxes where missing.
26) - The pocket door from the dinning room to the kitchen is stuck,off track. Recommend repairing.

Kitchen and Laundry
29) - 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.
30) - 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
31) - 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.
32) - 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.

Electric Service
38) - 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.

Basement
43) - 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.

Attic
46) - 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: http://www.nachi.org/bathroom-ventilation-ducts-fans.htm


47) - No insulation or weatherstrip was installed at one or more attic access hatches. Recommend installing insulation and weatherstrip at hatches where missing for better energy efficiency. For more information, visit:
http://www.reporthost.com/_docs/atticaccess.pdf

Safety Concerns
49) - 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