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 Inspection Report
Client(s):	Mr & Mrs Client
Property address:	1 Hometown Ave Hometown, NY
Inspection date:	Saturday, October 25, 2008

This summary page published on 11/15/2009 10:18:24 AM EST

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
	Monitor	Recommend monitoring in the future
	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
6) - Wood trim on window in rear of house has deteriorated. Rot or water infiltration is likely to accrue in this area. Recommend repairing or replacing trim and painting it to protect it in the future.
7) - Exterior outlet has a broken plug in the socket. Recommend repairing or replacing outlet.

Exterior and Landscaping
8) - 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
9) - Cracks, settlement and/or heaving areas were found in the driveway. Recommend having a qualified contractor evaluate and repair or replace driveway sections as necessary. Recommend resealing driveway.

Kitchen and Laundry
15) - 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
16) - The clothes dryer exhaust duct appears to need cleaning. Significant amounts of lint build up was found. This is a safety hazard due to the risk of fire from decreased air flow. This duct should be cleaned now and annually, or more often if necessary in the future. Some chimney sweeps or heating/cooling duct cleaners perform this service. For more information, visit http://www.cpsc.gov/CPSCPUB/PUBS/5022.html or http://chimneykeepers.com/dryerclean.html
17) - 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.
18) - The clothes dryer exhaust duct runs across an electrical outlet and an electrical panel box. This is a safety hazard due to the possibility of fire. Recommend moving exhaust duct away from any electrical outlets or panels.

Main Bathroom
20) - Toilet is loose. A qualified contractor should remove the toilet(s) for further evaluation and repairs if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.

Basement Bathroom
23) - No ground fault circuit interrupter (GFCI) outlets installed. GFCI outlets help prevent electric shocks in areas that may have water present. Recommend having a qualified electrician install one or more GFCI outlets, especially over counter tops and around sinks.

Domestic Water Heater
28) - The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.

Plumbing System
29) - Plumbing drain uses an s-trap rather than a vented p-trap. Water seals (the water lying in the bottom of the u-shaped pipe) may be lost when discharges occur in the system, resulting in sewer gases entering the structure. Recommend having a qualified plumber evaluate and replace s-traps with vented p-traps where necessary.

Electric Service
31) - White conductors are only allowed to be used for grounded conductors (not 'hot' conductors), and, when use for other than grounded conductors (i.e., when used as 'hot' conductors) the white conductors are required to be re-identified by painting, taping or other approved means , and must be permanently re-identified with a color suitable for that use, i.e, "black" or "red" in most cases. This permanent re-identification is to be done at all terminations and at all areas visible and accessible, i.e., if you can see the white wire used as a 'hot' wire and you can access it, then that portion must be permanently re-identified to the appropriate color.

This is a safety concern.
32) - I was unable to locate the ground wire from the service panel. The service must be connected to a ground rod outside the house and also bonded around the water meter in the house. A jumper connected on both sides of the meter must be made to allow the meter to be removed without losing a ground connection. Recommend a qualified and licensed electrical contractor evaluate and make repairs as necessary.
33) - One or more screws are missing or are the wrong type from the main service panel cover and should be replaced. Because energized wiring may exist behind the holes with the missing screws, recommend that a qualified, licensed electrician replace these screws, or that care be taken to ensure that the new screws do not come in contact with wiring inside the panel when they are installed. Stock screws from the panel manufacturer should be used, or their equivalent.
34) - 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. Some circuit breakers are designed to accept two wires, this could not be determined. 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 a licensed electrician evaluate and repair.
35) - The 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. Evaluation by a qualified electrician may be necessary.

Basement
37) - Wire splices and/or wiring are exposed due to not being contained in a covered junction box. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and make repairs as necessary. For example, install securely mounted junction boxes with cover plates where needed to contain wiring splices.

Attic
41) - Exposed wiring due to splices not being contained in junction box. Recommend having a licensed electrician install junction boxes with cover plates where needed to contain wiring splices.
42) - No fireblock is installed around the metal chimney. Fireblocking provides a cut off in concealed draft openings (both vertical and horizontal) and forms an effective fire barrier between stories, and between a top story and the roof space. The fireblocking of spaces between chimneys and Wood joists, beams or headers shall be self-supporting or be placed on strips of metal or metal lath laid across the spaces between combustible material and the chimney. Recommend installing fireblocking where necessary or, because the chimney is no longer in use, removing the chimney and sealing up the chase properly. A qualified contractor should make the necessary repairs.
43) - One or more exhaust fans have no duct and terminate in the attic. This is a conducive condition for wood destroying insects and organisms due to increased moisture levels in the attic from the exhaust air. A qualified contractor should install ducts and vent caps as necessary and as per standard building practices so exhaust air is vented outside.

Safety Concerns
49) - All houses, buildings and each unit in a multi-family house should have a carbon monoxide (C/O) detector . A (CO) detector was not located in this house. 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
http://www.homesafetycouncil.org/index.aspx
50) - Smoke Detectors are noted when present but are not tested or inspected. 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 http://www.cpsc.gov/cpscpub/pubs/5077.html
51) - AFCI(Arc Fault Circuit Interrupter) breakers provide increased protection by detecting a condition known as an arc fault, which can occur from damaged wiring, overheated or stressed electrical codes, worn electrical insulation, wires and/or cords in contact with vibrating metal, damaged electrical appliances and more.
AFCIs are intended to mitigate the effects of arc faults by de-energizing the circuit when an arc fault is detected.
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.