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

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

  

Residential Inspection Report

Client(s):  Two Family Sample
Property address:  Your Street
Hometown, NY
Inspection date:  Saturday, June 05, 2010

This report published on Saturday, November 16, 2013 7:28:39 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, pictures are included to help you understand and see what I saw at the time of the inspection. They are intended to show an example or illustration of an area of concern but may not show every occurrence and may not accurately depict its severity. Also note that not all areas of concern will be pictured. Do not rely on pictures alone. Please read the complete inspection report before your inspection contingency period expires.

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

If, after reading the report you have any questions about the report, or conditions of the house, please feel free to contact me. I would be happy to clarify anything that is unclear.
This report is confidential and the exclusive property of HouseAbout Home Inspections and the client(s) listed in the report title. Use or duplication of this report by any unauthorized persons is prohibited. Inspector assumes no liability for any third party misuse or reliance.


David O'Keefe

 
How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information.
Concerns are shown and sorted according to these types:
Major DefectCorrection or replacement likely involves a significant expense 
Safety IssueItem poses a risk to health, of injury or possible death 
Repair/ReplaceRecommend correction by repairing or replacing 
Minor DefectMinor expense to correct and/or minor defect 
Improve / UpgradeRecommend improving/upgrading to today's standards 
MaintainRecommend ongoing maintenance to extend life of item 
Further EvaluateRecommend further evaluation/inspection by a qualified specialist 
MonitorRecommend monitoring item in the future for problems/defects 
Not or Limited InspectionItem or component was not inspected/tested or limited inspection done 
Informational CommentFor your information 

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

Click here for a glossary of building construction terms.Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp

Table of Contents
General Information
Exterior: Foundation and Landscaping
Exterior: Walls, Windows and Doors
Exterior: Roof and Ventilation System
General Exterior Pictures
1St. Fl. Apt. General Interior
1st. Fl. Apt. Kitchen
1st. Fl. Apt. Bathroom
1 Fl. Apt. Half Bathroom
1 St. Fl. Apt. Laundry
2nd Fl. Apt. General Interior
2nd. Fl. Apt. Kitchen
2nd Fl. Apt. Bathroom
2nd. Fl. Apt. Laundry
Heating and Cooling Systems
Domestic Water Heater
Plumbing/Flue System
Electric Service
Basement
Attic
Health & Safety Concerns and Recommendations
Wood Destroying Insect and Rot
Radon Test


 
General Information Return to table of contents
Report number: 060410
Time inspection started: 11:00 AM
Time inspection finished: 2:30 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 on a busy city street
Weather conditions: The sky was clear during the inspection.
Temperature: Warm temperatures recorded during the inspection (70-85 F).
Ground condition: The ground was dry at time of inspection.
Type of building: Two Family
Structures Inspected: An inspection was conducted on the house only.
Age of home: The home was approximately 100 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
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:http://www.dos.ny.gov/licensing/homeinspect/hinspect_ethics.html 2) Environmental issues are out of the scope of today's inspection and should be addressed separately. This inspection will not result in the information of presence of any environmental hazard that may be present, although if noticed in the course of my inspection may be reported as a possible concern. There may be environmental concerns that although may be present were not seen by the inspection today since I am not here for that type of inspection.

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

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

3) Informational Comment - 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:
http://www.epa.gov/mold/pdfs/moldguide.pdf

4) Informational Comment - Lead Paint/Asbestos
Structures built prior to 1980 may contain potentially hazardous substances such as lead, asbestos, Urea- formaldehyde foam and other potentially hazardous substances in various building materials such as paint, insulation, siding, and/or floor and ceiling tiles. Evaluating for the presence of these hazards is not included in my standard home inspection. I will point out visible substances that may be considered hazardous to your health, but unless otherwise stated in your report, the existence of hazardous materials, which may or may not be present on the property, was not observed by HouseAbout Home Inspections. The client should consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:
http://www.cpsc.gov
http://www.cdc.gov

5) 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.

6) 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.

7) Informational Comment - Older Home
The home was older and may not meet many generally-accepted current building standards. Older homes are inspected within the context of the time period in which they were built, taking into account the generally-accepted building practices of that time period. The Inspection Report will comment on unsafe conditions, but problems will be described as defects at the Inspector’s discretion.
Homes are not required to be constantly upgraded to comply with newly-enacted building codes but are only required to comply with building codes or generally-accepted standards which existed at the time of original construction.
An exception may exist when a home is remodeled, depending on the scope of work. New work must usually comply with building codes in effect at the time in which the remodel work is performed.
The General Home Inspection is not a building code-compliance inspection, but an 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 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.

8) 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 asphalt driveway had minor cracks
Walkway to front entry: Home walkways were constructed of poured concrete.
Condition of walkway: Common cracks (1/4 inch or less) were visible in the sidewalk at the time of the inspection.
Grading within 6 feet of house: Grade on the right side of the home slopes toward the foundation.
Exterior Foundation Exposure: Approximately 1 foot of foundation was exposed on the exterior for inspection.
Exterior of foundation walls: The visible portions of the foundations walls consisted of brick.
Observed on exterior foundation,: Deteriorated surfaces were observered on the exterior foundation.
Basement windows, conditions: Windows were made of metalfair
Window Wells, conditon: Wells were of concrete construction, window wells require repair
Trees and/or Shrubs: Were to close to the foundation on the left side of the home
9) Safety Issue, Minor Defect - Stair Risers Height Very
The risers for stairs at one or more locations varied in height and pose a fall or trip issue. Risers within the same flight of stairs should vary by no more than 3/8 inch. At a minimum, be aware of this issue, especially when guests who are not familiar with the stairs are present. Recommend that a qualified contractor repair per standard building practices.

Photo 31  
Trip hazard on front steps
 

10) Repair/Replace , Conducive conditions - Pavement Slope
Perimeter pavement slopes towards building. This will allow rainwater to accumulate around the foundation and is a conducive condition for wood destroying insects and organisms. Recommend replacing so it slopes down and away from the structure to direct rainwater away.

Photo 77  
Sidewalk slope toward foundation, pooling area
 

11) Repair/Replace - Masonary
The walls around the basement entrance were damaged, deteriorated. Recommend repairing walls by a qualified mason.

Photo 67  
Deterioration on basement wall
 

12) Improve / Upgrade - Basement Well Shields
Window well weather shield not present on one or more windows below grade. This condition may represent a danger to small children and may trap pests. Water also may enter basement as a result. Recommend installing a weather shield on all basement window wells.

Photo 7  
No window well cover
 

13) Maintain - Driveway
Driveway is in good condition overall with minor cracking and deterioration noted. Recommend patching/sealing asphalt driveway where necessary to extend surface life, minimize further water infiltration & erosion/cracking.

Photo 16  
Driveway
 
 
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.
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, aluminum & wood
Trim Condition: Exterior trim was in good condition at time of inspection.
Fascia Material: The fascia was made of metal
Fascia Condition: Fascia covering appeared to be in good condition
Soffit Material: The home soffits were constructed of vinyl
Soffit Condition: The soffits appeared to be in good condition
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 wood construction
Number of Exterior outlets: The home had two exterior electrical outlets at the time of the inspection.
GFCI outlets: The exterior GFCI protected outlet(s) worked properly when tested
Doorbell: Doorbell worked at time of inspection.
Exterior Lighting: Light fixtures on exterior walls worked properly when tested.
14) Safety Issue, Repair/Replace - Guardrail Safety
One or more guardrails were missing at time of inspection. This is a safety issue. Standard building practices require that they:
  • Be installed where walking surfaces are more than 30 inches above the surrounding grade
  • Be securely and permanently attached
  • Be at least 36 inches in height
  • Not be climbable by children
  • Not have gaps or voids that allow passage of a sphere equal to or greater than four inches in diameter
    A qualified contractor should repair, replace or install guardrails as necessary, and as per standard building practices.
    Visit: http://www.nadra.org/consumers/deck_safety_month.html , http://www.totsafe.com/proddetail.asp?prod=910 for more information.

    Photo 14  
    Front porch, needs railing

    Photo 66  
    Basement entrance

    15) Minor Defect , Conducive conditions - Gaps on Siding
    Gaps exist at one or more openings around the exterior, such as those where outside faucets, refrigerant lines, and/or gas supply pipes penetrate the exterior. Gaps should be sealed as necessary to prevent moisture intrusion and entry by vermin.

    Photo 15  
    Caulking needed
     

    16) Improve / Upgrade, Maintain , Conducive conditions - Shrub-Siding Contact
    Shrubs in contact with siding. Damage to the exterior finish may result. This is also a conducive condition for wood destroying insects and organisms to enter the building. Recommend pruning or moving shrubs so there's at least a one foot gap between shrubs and siding.

    Photo 2  
    Shrubs against exterior wall. Inspection restriction
     

    17) Informational Comment - Exterior Outlets/No Concerns
    Exterior electrical outlets were Ground Fault Circuit Interrupter (GFCI)-protected, enclosed in weather-resistant covers, responded to testing and appeared to be in serviceable condition at the time of the inspection.
     
    Exterior: Roof and Ventilation System Return to table of contents
    Roof inspection method: The Inspector inspected the roof and its components from the ground with binoculars
    Roof type: The home had a gabled roof
    Roof covering: Primary roof covering was asphalt or fiberglass composition shingles
    Roof Age: The roof was estimated to be the beginning of its useful life
    Number of roof layers: The roof had one layer of material installed.
    Visible Roof Ventilation: Continuous ridge, soffit & gable vents were installed as ventilation
    Roof Penetrations: Chimney and vent pipes penetrated the roof covering.
    Condition of flashing: Flashings were in good condition at the time of the inspection
    Defects Observed: The roof appeared to be 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 plastic
    Gutter Condition: One or more sections of the gutters were disconnected
    Downspout condition: One or more downspout extensions were too short and ineffective
    18) Minor Defect , Conducive conditions - Gutters
    One or more gutters are loose or detached. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possible fail over time. Repairs should be made as necessary.

    Photo 13  
    Detached downspout
     

    19) Minor Defect , Conducive conditions - Downspout Extensions
    One or more downspouts have no extensions, or have extensions that are ineffective. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possible fail over time. Repairs should be made as necessary, such as installing or repositioning splash blocks, or installing and/or repairing tie-ins to underground drain lines, so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure.

    Photo 3  
    Short extension

    Photo 10  
    Extension needed

    Photo 80  
     

    20) Informational Comment - Roof Material
    No concerns noted at time of inspection.
     
    General Exterior Pictures Return to table of contents

    21) - Exterior Photographs

    Photo 5  
    Rear entrance

    Photo 6  
    Stairway to 2nd floor apartment

    Photo 65  

    Photo 78  
    Roof
     
    1St. Fl. Apt. General Interior Return to table of contents
    Ceilings: Ceilings were made of square fiber tile
    Ceiling Condition: Moisture stains were visible on the ceiling
    Mostly walls appear to be made of: The walls were a combination of wood, drywall & plaster
    Wall Condition: Walls were in good condition.
    Outlets: Generally outlets were 3 prong grounded type
    Floor coverings are mostly: Floors were a combination hardwood & wall to wall carpet
    When bounced on: A normal amount of bounce was noted
    Floor Level: Generally, floors look and feel out of level
    Mostly the doors are the following types: Doors were of hollow core construction.
    General door condition: Doors were in generally acceptable condition with minor damage or deterioration
    Windows observation: Windows were mostly double hung construction
    Appear made of: Vinyl construction
    Insulated noted in: All windows
    Random Tested: Yes, functioned properly
    Stairs: Stairs were noted between living levels
    Stairs condition: Stairs were in fair, acceptable condition.
    22) Safety Issue, Minor Defect - Light Fixtures
    Light fixture (s) in the living area is loose or installed in a substandard way. A qualified contractor or electrician should evaluate and make repairs as necessary so light fixtures are securely mounted and installed in accordance with the manufacturer's installation instructions.

    Photo 26  
    Loose closet light, safety issue
     

    23) Repair/Replace , Conducive conditions - Ceilings
    Stains and elevated levels of moisture were found in one or more ceiling areas. The stain(s) appear to be due to plumbing leaks in the 2nd floor laundry area. A qualified contractor should repair as necessary.

    Photo 17  
    Moisture stain from 2nd floor laundry area
     

    24) Further Evaluate - Flooring
    The home, built in approximately 1900 had uneven floor framing not unusual in a home of this age, of this quality, located in this area.
    Some unevenness may have been created at the time of original construction by the use of poor construction methods. Some may have been the result of failure of building materials due to the quality of the materials available, the ways in which they were used in building construction or conditions to which they were exposed over time.
    At the time of the inspection, determining the actual condition of the floor framing would have required examination of the floor structure to an extent easily exceeding the scope of the General Home Inspection.
    Although efforts to support sagging joists were visible in the crawlspace/basement area of the home, efforts were not uniform throughout the floor structure and some work was not performed to a high level of quality.
    The floor structure appeared to be basically stabile, with some areas more stabile than others.
    The inspector recommends additional inspection of the floor framing be performed by a qualified contractor to more closely determine the actual condition of the floor structure and to provide an idea of options and costs for any needed work.

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

    26) - 1st. Fl Apt. Interior

    Photo 18  

    Photo 20  

    Photo 21  

    Photo 22  
     
    1st. Fl. Apt. Kitchen Return to table of contents
    Cabinets: Kitchen cabinets were made of wood.
    Cabinets secure: Yes, cabinets were properly secured.
    Opened and closed and found: Seemed to function at time of inspection
    Counter Tops: Laminate counter tops were secure at time of the inspection
    Dishwasher: The home did not have a dishwasher installed.
    Kitchen Sink: The kitchen sink was stainless steel
    Ran water and found: No leaks were observered at time of inspection
    Disposal: The kitchen had no garbage disposal installed.
    Refrigerator: Manufactured by Frigidaire
    Age: Refrigerator appeared to be in midlife of its design lifespan
    Refrigerator in use during inspection: Yes, refrigerator was working.
    Range:: The range brand was Frigidaire
    Range type: Unit was a gas fueled free standing range with oven.
    Operated and found: The gas range functioned at the time of the inspection using normal operating controls
    Anti-Tipping: Anti-tipping bracket was not installed on the stove
    Ventilation: No ventilation fan was noted in the kitchen
    Number of GFCI outlets in Kitchen: Kitchen had two GFCI protected outlets
    GFCI outlets: Installed GFCI outlets worked properly when tested
    27) Safety Issue, Minor Defect - Range/Oven
    Kitchen stove does not appear to have an anti-tipping bracket installed. This could prove hazardous for children. I recommend an authorized stove repair company install this safety device.For more information visit:
    http://www.nachi.org/anti-tip.htm

    Photo 19  
     

    28) 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.
     
    1st. Fl. Apt. Bathroom Return to table of contents
    Location: Bathroom was located on the first floor
    Shower: Bathroom had a tub-shower combination
    Tub: Bathtub was built in
    Hydromassage bathtub noted in bath: No
    Shower/Tub surround: Shower/ tub surround was plastic
    Surround Condition: Surround was in fair, acceptable condition
    Number of Sinks, Type: The bathroom had one vanity type sink installed
    Sink (s) Condition: Bathroom sink(s) were in fair, acceptable condition
    Toilet: Toilet was flushed to check for flow & leaks
    Toilet Condition: Toilet was in fair, acceptable condition
    Leaks noted in bathroom?: No leaks were noted in the bathroom during the inspection
    Floor: Bathroom floor was vinyl
    Floor Condition: Floor was in fair, acceptable condition
    Caulking: Caulking at the tub/shower appeared to be intact
    Ventilation: Bathroom exhaust fan was inoperable when tested
    Outlets: One GFCI outlet was noted and worked properly when tested
    29) Repair/Replace , Conducive conditions - Bathroom Exhaust Fan
    One or more exhaust fans is inoperable or provides inadequate air flow. Moisture may accumulate as a result. A qualified contractor should evaluate and replace the fan or make repairs as necessary.

    Photo 28  
    Main bath

    Photo 29  
    Main bath
     
    1 Fl. Apt. Half Bathroom Return to table of contents
    Location: Bathroom was located on the first floor
    Number of Sinks, Type: The bathroom had one vanity type sink installed
    Sink (s) Condition: Bathroom sink(s) were in fair, acceptable condition
    Toilet: Toilet was flushed to check for flow & leaks
    Toilet Condition: Toilet was in fair, acceptable condition
    Leaks noted in bathroom?: No leaks were noted in the bathroom during the inspection
    Floor: Bathroom floor was vinyl
    Floor Condition: Floor was in good condition
    Ventilation: Bathroom ventilation was through a window
    Outlets: One GFCI outlet was noted and worked properly when tested
    30) Minor Defect - Plumbing
    "S" trap drain configuration was observed during the course of inspection. In many locations, "S" traps are no longer accepted as these traps tend to easily siphon dry even when well-vented. Repair or replacement should be conducted by a qualified plumbing contractor. The following link provides detailed information about proper drain configurations.
    http://www.cdc.gov/nceh/publications/books/housing/cha09.htm

    Photo 27  
    S-trap, can sphyen water from trap allowing sewer gases to enter
     
     
    1 St. Fl. Apt. Laundry Return to table of contents
    Washing Machine, age: Noted
    Catch pan under washer: No catch pan or drain was observered.
    Operated: Washing machine was not operated during the inspection.
    Dryer, age: Noted
    Power: Cloths dryer was powered by electricity.
    Dryer Ventilation: The dryer vent terminated at the exterior
    Operated: Dryer was not operated during the inspection.
    31) Safety Issue, Improve / Upgrade - Clothes Dryer
    A three prong receptacle for a clothes dryer was installed. Most modern clothes dryers use both 120 and 240 volts (120 for timers and motors, and 240 for heating elements) and either require, or are more safely installed with, a four wire receptacle. With three conductor wiring, the ground wire rather than a neutral wire is used to carry the return current back for the 120 volt leg. The clothes dryer's metal frame may become energized if the neutral wire becomes loose at the receptacle or panel. While three wire clothes dryer circuits were allowed prior to 1996 and are commonly found, they are considered unsafe due the risk of shock. Recommend having a qualified electrician convert this to a four wire circuit. Note that this may require installing a new circuit wire from the panel to the clothes dryer location.

    Photo 25  
    3 prong dryer plug
     

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

    Photo 23  
    1st floor laundry area
     

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

    Photo 24  
    Rubber hoses for washing machine
     
     
    2nd Fl. Apt. General Interior Return to table of contents
    Ceilings: Ceilings were a suspended tile system
    Ceiling Style: Ceilings were mostly flat
    Ceiling Condition: Moisture stains were visible on the ceiling
    Mostly walls appear to be made of: The walls were a combination of drywall & wood panel
    Wall Condition: Minor cracking visible at the corners of doors and windows
    Outlets: Generally outlets were 3 prong grounded type
    Floor coverings are mostly: Floors were covered with wall to wall carpet
    When bounced on: A normal amount of bounce was noted
    Floor Level: Generally, floors look and feel out of level
    Mostly the doors are the following types: Doors were of hollow core construction.
    General door condition: Doors were in generally acceptable condition with minor damage or deterioration
    Windows observation: Windows were mostly double hung construction
    Appear made of: Vinyl construction
    Insulated noted in: All windows
    Random Tested: Yes, functioned properly
    Stairs: Stairs were noted between living levels
    Stairs condition: Safety hazard noted on stairs.
    34) Safety Issue, Repair/Replace - Handrail Safety
    Handrails at one or more flights of stairs were not continuous. This is a safety hazard. Standard building practices require that handrails be:
  • Installed at stairs with four or more risers
  • Sized and shaped so your hand can encircle them
  • Permanently and securely attached, and able to withstand a 200 pound force in any direction at any point
  • Continuous and extend for the entire flight of the stairs
  • Located between 30 and 38 inches above the leading edge of the stair treads
    A qualified person should repair, replace or install as necessary and as per standard building practices.

    Photo 33  
     

    35) Safety Issue, Minor Defect - Ceiling Fans
    One or more ceiling fans wobbles excessively during operation. This is a potential safety hazard and may be caused by one or more of the following:
  • Loose screws
  • Loose blade(s)
  • A loose connection between the rod and the fan body
  • A loose connection between the fan body and the electric box above
  • Misaligned blades
  • Bent or warped blades
  • Unbalanced blades
    Recommend having a qualified contractor repair as necessary. For more information, visit:
    http://www.faninfo.com/ceiling_fans_balance.html
    http://www.lampdepot.com/service/wobble_problems.htm

    Photo 85  
    Loose ceiling fan, wobbles
     

    36) Safety Issue, Minor Defect - Electrical Outlets
    One or more electric receptacles have reverse-polarity wiring, where the hot and neutral wires are reversed. This is a safety issue due to the risk of shock. A qualified electrician should make repairs as necessary.

    Photo 83  
    Mis-wired outlet
     

    37) Minor Defect - Interior Doors
    One or more doors bind in their jamb and cannot be closed and latched, or are difficult to open and close. A qualified contractor should repair as necessary. For example, adjusting jambs or trimming doors.

    38) Minor Defect - Ceilings
    Some of the suspended ceiling tiles were damaged. Recommend replacing tiles.

    Photo 44  
    broken tile
     

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

    Photo 49  
    Moisture stain in ceiling tile

    Photo 50  

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

    41) - 2nd. Fl. Apt. Photographs

    Photo 32  
    Stairway to 2nd floor apt.

    Photo 34  

    Photo 41  

    Photo 42  
     
    2nd. Fl. Apt. Kitchen Return to table of contents
    Cabinets: Kitchen cabinets were made of wood.
    Cabinets secure: Yes, cabinets were properly secured.
    Opened and closed and found: Seemed to function at time of inspection
    Counter Tops: Laminate counter tops were loose at time of the inspection
    Dishwasher: The home did not have a dishwasher installed.
    Kitchen Sink: The kitchen sink was stainless steel
    Ran water and found: No leaks were observered at time of inspection
    Disposal: The kitchen had no garbage disposal installed.
    Refrigerator: Manufactured by General Electric
    Age: Refrigerator appeared to be newer.
    Refrigerator in use during inspection: Yes, refrigerator was working.
    Range:: Tappen
    Range type: Unit was a gas fueled free standing range with oven.
    Operated and found: The gas range had broken or missing control knobs
    Anti-Tipping: Anti-tipping bracket was not installed on the stove
    Ventilation: No ventilation fan was noted in the kitchen
    Number of GFCI outlets in Kitchen: Kitchen had two GFCI protected outlets
    GFCI outlets: Installed GFCI outlets worked properly when tested
    Number of Regular outlets in kitchen: Two
    42) Major Defect, Minor Defect - Range/Oven
    Kitchen stove does not appear to have an anti-tipping bracket installed. This could prove hazardous for children. I recommend an authorized stove repair company install this safety device.For more information visit:
    http://www.nachi.org/anti-tip.htm

    Photo 79  
     

    43) Minor Defect - Stove
    The stove is missing some handles. Recommend replacing.

    Photo 35  
     

    44) 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.
     
    2nd Fl. Apt. Bathroom Return to table of contents
    Location: Bathroom was located on the second floor
    Shower: Bathroom had a tub-shower combination
    Tub: Bathtub was built in
    Hydromassage bathtub noted in bath: No
    Shower/Tub surround: Shower/ tub surround was plastic
    Number of Sinks, Type: The bathroom had one vanity type sink installed
    Sink (s) Condition: Bathroom sink(s) were in good condition
    Toilet: Toilet was flushed to check for flow & leaks
    Toilet Condition: Toilet was in good condition
    Leaks noted in bathroom?: No leaks were noted in the bathroom during the inspection
    Floor: Bathroom floor was vinyl
    Floor Condition: Floor was in good condition
    Caulking: Caulking at the tub/shower appeared to be intact
    Ventilation: Bathroom ventilation was through a window, Bathroom had an exhaust fan installed for ventilation
    Outlets: One GFCI outlet was noted and worked properly when tested
    45) Informational Comment - No Concerns
    No concerns noted at time of inspection.

    Photo 36  
    2nd floor apt. bathroom

    Photo 37  
     
    2nd. Fl. Apt. Laundry Return to table of contents
    Washing Machine, age: No washing machine was noted
    Catch pan under washer: No catch pan or drain was observered.
    Dryer, age: Dryer was manufactured by Whirlpool, midlife of design life
    Power: Cloths dryer was powered by electricity.
    Dryer Ventilation: The dryer vent terminated in the attic
    Operated: Dryer was not operated during the inspection.
    46) 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 http://www.cpsc.gov/CPSCPUB/PUBS/5022.pdf http://www.appliance411.com/faq/dryer-vent-length.shtml

    Photo 40  
    Vinyl dryer exhaust hose
     

    47) Safety Issue, Improve / Upgrade - Clothes Dryer
    A three prong receptacle for a clothes dryer was installed. Most modern clothes dryers use both 120 and 240 volts (120 for timers and motors, and 240 for heating elements) and either require, or are more safely installed with, a four wire receptacle. With three conductor wiring, the ground wire rather than a neutral wire is used to carry the return current back for the 120 volt leg. The clothes dryer's metal frame may become energized if the neutral wire becomes loose at the receptacle or panel. While three wire clothes dryer circuits were allowed prior to 1996 and are commonly found, they are considered unsafe due the risk of shock. Recommend having a qualified electrician convert this to a four wire circuit. Note that this may require installing a new circuit wire from the panel to the clothes dryer location.

    Photo 39  
    3 prong dryer plug
     

    48) Repair/Replace , Conducive conditions - Washing Machine
    No catch pan or drain is installed on the floor underneath where the washing machine will be placed. These are not commonly installed, but they are recommended to prevent water damage to finished interior spaces below if or when the washing machine leaks, overflows or is drained. Evidence of a past leak was found on the floor and in the ceiling of the 1st floor apartment. Recommend having a qualified contractor install both a catch pan and drain.

    Photo 38  
    Moisture stains in laundry area

    Photo 86  
    Laundry area, 2nd floor

    49) Repair/Replace , Conducive conditions - Clothes Dryer
    The clothes dryer exhaust duct terminated in the attic. Clothes dryers produce large amounts of moisture which should not enter structure interiors. Damage to building components may result. A qualified person should install, repair or replace as necessary so the duct terminates outdoors, as per standard building practices. For more information, visit:
    http://www.cpsc.gov/CPSCPUB/PUBS/5022.html
     
    Heating and Cooling Systems Return to table of contents
    Heating System Brand Name: The brand was Weil McLain
    Model number was: OG1-6-PIN
    Serial number was: 2
    Apparent age of unit: The home heating system appeared to be in the mid-range of its design life, manufactured 1994
    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 two zones
    Heat distribution: Heat was supplied to all liveable rooms
    When thermostats were turned on, the system: Fired or gave heat when tested.
    Flue pipes: The exhaust flue pipe appeared to be properly configured and in good condition
    Safety shutoff: Heating system electrical shutoff was attached to unit
    Boiler safety relief valve: Was noted on unit.
    Safety extension: TPR extension was noted, emptied at floor
    Abondond buried oil tank?: No evidence was found to indicate that there is a buried oil tank on the property
    AC unit brand name: The air-conditioner brand was Carrier
    Model number was: 38TK030300DL
    Serial number was: 2789E17195
    Air conditioning type: The home's air conditioning system was a split system
    A/C energy source: Electric
    Approximate age of system: Older, manufactured 1989
    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: The air-conditioner responded properly to the controls at the time of the inspection
    50) Major Defect, Informational Comment - Cooling Equipment
    The estimated useful life for most cooling systems and heat pumps is 10 to 15 years. This system appears to be beyond this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.

    Photo 4  
    Exterior AC unit for 2nd floor apartment

    Photo 54  
    Interior AC unit. Unit not used for heating

    51) Minor Defect, Further Evaluate - Cooling Equipment
    Secondary drain not present or not visible. An independent secondary drain line is desirable to help prevent water damage in case the main drain line becomes clogged. Clogged drains for the evaporator coil units could cause water damage in attics and interior locations. Recommend having a secondary drain line and a drain pan with float switch installed (a float switch will shut down the furnace should the drain pan become full to help prevent water damage). Recommend further evaluation by a licensed heating and cooling professional for options.

    Photo 57  
    Condensation drain for AC unit in attic

    Photo 59  

    52) Maintain - Heating/Cooling
    Recommend that this system be serviced every two years in the future by a qualified heating and cooling technician.
    Visit: http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html

    Photo 71  
    Boiler, heating for both apartments

    Photo 74  
    Main gas shut off for boiler

    53) Maintain - Air Filter
    Air handler filter(s) should be checked monthly in the future and replaced or washed as necessary.

    Photo 55  
    Dirty filter
     
     
    Domestic Water Heater Return to table of contents
    Location: The water heater was located in the basement
    Brand: Atrol, hot water storage tank
    Model number was: Unreadable
    Serial number was: BM 122793
    Type: Home was equipt with an indirect water heating system
    Safety relief valve: TPR valve was noted on water heater
    Safety extension: TPR valve extension was noted
    Drain discharge to:: TPR pipe discharged to the floor
    Supply shut off valves: Gas and water shutoff valves were noted.
    Water Heater Condition: The water heater appeared to be in good condition at the time of the inspection
    Tested hot water: The water temperature controls were set too high
    Water Temperature(degrees Fahrenheit): 142.2
    54) Safety Issue, Minor Defect - Water Temperature
    The hot water temperature is greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees.

    Photo 84  
    Water temp, 142.2 F, safety hazard from scalding
     

    55) Informational Comment - Hot Water System
    The hot water system in this house is an indirect system.Water enters the boiler where it is heated and then is stored in a tank, then distributed to the hot water fixtures as needed.

    Photo 70  
    Hot water holding tank
     
     
    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 a combination of plastic and cast iron
    Main waste line cleanouts: One or more waste pipe clean-outs were noted
    House Trap: A whole house plumbing trap was not observered during the inspection
    Vent pipe observed on roof: Yes
    Sump pump: The home did not have a sump pump 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
    56) 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.

    57) -

    Photo 8  
    Main gas shut off

    Photo 81  
    Main water shut offs for house.
     
    Electric Service Return to table of contents
    Electrical service type: Electrical service wires to the home were run overhead.
    Overhead wires: Overhead service conductors appeared to be in good condition
    Electrial Meter Location: The home's electric meter was located in the basement
    Service voltage (volts): Service voltage to the home was 120-240
    Meter amperage (amps): The meter's amperage rating is listed at 200 amps
    Electric Meter Condition: The electric meter appeared to be in good condition at the time of the inspection
    Apartment #1 Electric Panel Location: The main electrical panel was located in a bedroom
    Panel Manufacture: The panel brand was Square D
    Electric Panel Rating: 125
    Service Conductor Size: Unknown
    Service voltage (volts): 120/240
    Location of main disconnect: Top bank of breakers in main electrical panel (split bus)
    Main disconnect rating: The main electrical service panel had no single main disconnect
    Breakers/ fuses: Circuit breakers in the main electrical service panel appeared to be in serviceable condition at the time of the inspection
    Branch circuit wiring type: Unknown
    Electric Panel Bonding: The Inspector was unable to confirm proper bonding of the panel
    Room for additional circuit breakers: Yes, main electrical service panel had room for additional circuit breakers
    Missing Circuit Breaker Covers: No
    Smoke detector present above electric panel(s): No
    Apartment #2 Electric Panel Location: The main electrical panel was located in a bedroom
    Panel Manufacture: The panel brand was Square D
    Electric Panel Rating: 125
    Service Conductor Size: Unable to determine (missing markings)
    Service voltage (volts): 120/240
    Location of main disconnect: Top bank of breakers in main electrical panel (split bus)
    Main disconnect rating: The main electrical service panel had no single main disconnect
    Breakers/ fuses: Circuit breakers in the main electrical service panel appeared to be in serviceable condition at the time of the inspection
    Branch circuit wiring type: The visible circuit wiring was a combination of modern vinyl-insulated copper wire & armored cable
    Solid strand aluminum wiring: No visible aluminum branch wires were found in the electrical service panel
    Electric Panel Bonding: The electrical components appeared to be properly bonded at the time of the inspection
    Double tapped breakers: Yes
    Double Lugged Neutrals: Yes
    Room for additional circuit breakers: Yes, main electrical service panel had room for additional circuit breakers
    Missing Circuit Breaker Covers: No
    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
    58) Safety Issue, Minor Defect - Electric Panel Legend (Apt. #1)
    Legend for overcurrent protection devices (breakers or fuses) in the service panel for the first floor is missing, unreadable or incomplete. Recommend installing, updating or correcting the legend as necessary so it's accurate.

    Photo 64  
     

    59) Safety Issue, Minor Defect - Service Wires
    The service entrance wires had one or more loose points of attachment. For example, brackets and/or fasteners were loose. This is a potential safety issue. A qualified contractor or electrician make repairs as necessary.

    Photo 9  
    Loose SEC wires
     

    60) Safety Issue, Minor Defect - Breaker Double Tapped (Apt. #2)
    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.
    Visit: http://www.startribune.com/local/yourvoices/141011393.html

    Photo 47  
    Main panel
     

    61) Safety Issue, Minor Defect - Neutral Wires Double Tapped (Apt. #2)
    Multiple grounded (neutral) wires are connected under a single screw on the grounding or neutral bus bar at the main panel. Although this may have been an acceptable practice at the time the panel was installed, current standards require each “grounded conductor”(neutral/white) wire to have it’s very own screw on the bus bar, no other “grounded conductor” or grounding conductor” (bare copper wire) should be under the screw with the “grounded conductor”. (Unless the manufacturer states otherwise, bus bars are only designed for one current carrying conductor per terminating screw.)" Therefore, I recommend that an electrical contractor be contracted to separate the neutrals, and terminate them in a manner consistent with the most current safety standards.And if need be, add additional terminal bars to accommodate the number of conductors.
    http://home.comcast.net/~arundelhomeinspection/DoubledNeutralsGrounds.pdf

    Photo 46  
    doubled neutrals

    Photo 87  

    62) Safety Issue, Minor Defect - Electric Panel Legend (Apt #2)
    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 48  
     

    63) Safety Issue, Minor Defect - Wires Miss-Identified (Apt #2)
    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. Recommend an electrical contractor properly re-indentify the white conductors in question. This is a safety concern.

    Photo 45  
    White wire not re-identified as hot.
     

    64) Further Evaluate, Not or Limited Inspection - Main Electric Service Panel (Apt. #1)
    The main service panel cover couldn't be removed due to accumulation of paint and/or wall finishing materials. This panel wasn't fully evaluated. Repairs should be made so the cover can come off easily.

    Photo 62  
    Painted over panel screws, drywall

    Photo 63  

    65) 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 not readily accessible for inspection
    Basement: Partial
    Foundation walls: Most of the foundation walls were exposed to view
    Interior Foundation Wall Material: The visible portions of the foundations walls consisted of stone & brick
    Observed on interior wall: Observered water penetration and deteriorated surfaces on foundation walls
    Ceiling framing: The ceiling framing in the basement was exposed to view
    Sub Floor Material: Sub floor material was wood planks
    Beam material: The main support beam was constructed of solid wood
    Pier or support post material: Support posts were constructed of masonry, steel and block
    Support columns condition: Support posts appear in good condition
    Basemet Windows Condition: The basement windows did not open when tested
    Insulation material underneath floor above: No insulation was observered in the basement at the time of the inspection
    General area dampness: Some signs, Feels damp, Smells damp
    Water stains observed on: Floor, Walls
    Basement floor: Concrete, Dirt
    Floor drainage: None noted
    Floor Condition: Settling crack
    66) Repair/Replace - Foundation
    Some areas of the brick foundation are deteriorated from water intrusion. Deterioration will continue if not corrected. Recommend repairs/replacement of damaged bricks by a qualified mason/foundation contractor and improvements to the exterior moisture control systems.

    Photo 75  
    Deteriorated, damaged bricks

    Photo 76  
    Deteriorated brick foundation

    67) Further Evaluate - Basement
    Evidence of a past fire was found in the basement in the form of charred subflooring. The damage does not appear to be significant but the exact extent of damage and deterioration to flooring could not be determined. The clients may wish to have the damaged wood further evaluated.

    Photo 72  
    Evidence of past fire in basement

    Photo 73  
    Evidence of past fire in basement

    68) Not or Limited Inspection, Informational Comment - Basement Obscured
    Some basement sections were not evaluated due to lack of access from the following conditions: ducts or pipes blocking, debris, low height and couldn't be fully evaluated.

    Photo 68  

    Photo 69  
     
    Attic Return to table of contents
    Attic access: The attic was accessed by a stairway.
    How evaluated: Traversed and evaluated the attic from inside the attic space.
    Roof system: The roof structure was built using conventional framing methods.
    Inches apart: The rafters were spaced 24 inches apart.
    Roof sheathing: The roof structure sheathing was Wood planks.
    Moisture penetration: Rust on nails noted in the attic., Stains visible in the roof sheathing indicated past roof leakage.
    Attic floor system: The attic was fully floored.
    Attic Ventilation: A combination of soffit and continuous ridge vents were installed., Gable vents were installed to ventilate the attic space.
    Attic Ventilation: Soffit vents were blocked by thermal insulation.
    Bathroom vent: Bathroom exhaust vents were not visible, covered by insulation.
    Insulation material: The attic insulation was fiberglass batt
    Insulation condition: Attic insulation thickness was less than six inches.
    Condition of Chimney: None Noted
    69) Improve / Upgrade, Further Evaluate , Conducive conditions - Attic Ventilation
    Ventilation is substandard in the attic. Inadequate attic ventilation may result in high attic and roof surface temperatures, reduce the life of the roof covering materials and increase cooling costs. High levels of moisture are also likely, and can be a conducive condition for wood destroying insects and organisms. Standard building practices require one square foot of vent area for 150 to 200 square feet of attic space. Vents should be evenly distributed between soffits, ridges and at corners to promote air circulation. A qualified contractor should evaluate and install vents as per standard building practices.

    Photo 52  
    Ridge vent

    Photo 53  

    Photo 58  
    Blocked soffets
     

    70) Improve / Upgrade - Attic Pull- Down Stairs
    Pull-down stairs are installed for the attic access. No insulation is installed above the stairs and no weatherstripping is installed around the hatch perimeter. To reduce air leakage, recommend installing weatherstripping and an insulated hatch cover. An example of one can be seen at http://www.batticdoor.com/

    Interior air leaking into the attic results in heating and cooling losses, increased energy costs, and a possible increase in moisture levels in the attic due condensation forming on the underside of the roof sheathing during cold weather.

    Photo 43  
    Attic access

    Photo 51  
    No insulation in attic stairs

    71) Improve / Upgrade - Attic Insulation
    Insulation in attic is substantially less than what's recommended for this area. Recommend having a qualified contractor install additional insulation as per standard building practices for better energy efficiency.

    Photo 56  
    Attic photo

    Photo 60  
    attic photos
     
    Health & Safety Concerns and Recommendations Return to table of contents
    Ground Fault Interrupter (GFI): Ground Fault Circuit Interrupter (GFCI) protection of electrical outlets was provided in the home at the time of inspection.
    Location of GFCIs: GFCI protection was provided in the kitchen and bathroom (s) only.
    GFCI tested: GFCI outlets were tested using both the testing plug and plug in light tester.
    AFCI protection: No Arc-Fault Circuit Interrupter (AFCI) protection was installed to protect electrical circuits in bedrooms.
    Smoke detectors: Were located in the hallway only.
    Carbon Monoxide Detectors: No Carbon Monoxide detectors were provided in the home.
    72) Safety Issue, Improve / Upgrade - Too Few Smoke Detectors
    An 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:
    http://www.cpsc.gov/cpscpub/pubs/smokealarms.pdf Smoke alarm safety tips

    Photo 30  
    No batteries in smoke detector

    Photo 61  
    Smoke detector, 2nd floor

    73) 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

    74) 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
    DryerVents

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

    76) Informational Comment - Possible Lead Paint
    This home was built before 1978, when laws were enacted in the US preventing the use of lead paint in residential structures. Lead paint may be present, and is a known safety hazard, especially to children but also to adults. It may cause brain damage and retarded mental and physical development, among other things. The paint found in and around this structure appeared to be intact and and most likely encapsulated by more recent layers of paint that's not lead-based. However, recommend following precautions as described in the following links to Consumer Products Safety Commission website articles regarding possible lead paint.

    What You Should Know About Lead Based Paint in Your Home: Safety Alert - CPSC Document #5054

    CPSC Warns About Hazards of "Do lt Yourself" Removal of Lead Based Paint: Safety Alert - CPSC Document #5055
     
    Wood Destroying Insect and Rot Return to table of contents
    Infestation evidence noted: None
    Damaged wood: None noted
    Conditions are conducive to WDI: Yes
    Crackes in Foundation: Yes
    Wood Steps in Contact with Soil: Yes
    77) Informational Comment - Limitations
    Due to the cryptic nature of termites it may not be possible to determine conclusively whether or not termites are present simply based on visible evidence of termite infestation. Destructive testing or damage to the premises may be necessary to detect infestations.
     
    Radon Test Return to table of contents
    Device Serial Number(s): #20845610, #20845610
    Device Type(s): Charcoal Canister(s)
    Foundation Type: Basement
    Foundation Material: StoneBrick
    Basement Living area: No
    Below Floor Ventilation: No
    Test Area: Not Occupied
    Test Location: First Floor
    Test Area Closed Prior to Test: Not Verified
    Weather Conditions at Time of Test: Warm, calm
    Date / Time of Placement: 6/4/10, 1:00 PM
    Date / Time Removed: 6/7 10, 1:15 PM
    Radon Level: Average of 2.9 pCi/L
    78) Improve / Upgrade, Informational Comment - Radon Level Between 2-4 pCi/L
    The average level of the two canisters is ??? pCi/l. This is below the required action level set by the EPA, so no action is required at this time. However, it must be noted that radon concentrations will vary from day to day and from season to season. The EPA suggests getting a property tested for radon every two years, or if any major changes above/or additions have been done to the property. Radon levels less than 4.0 pCi/L still pose some risk and in many cases may be reduced. If the radon level in your home is between 2.0 and 4.0 pCi/L, EPA recommends that you consider fixing your home.
    The national average indoor radon level is about 1.3 pCi/L. The higher a home’s radon level, the greater the health risk to you and your family. Smokers and former smokers are at especially high risk. There are straightforward ways to fix a home’s radon problem that are not too costly. Even homes with very high levels can be reduced to below 4.0 pCi/L. EPA recommends that you use an EPA or State-approved contractor trained to fix radon problems.
    For more information visit:
    Citizen's guide to rado
    Radon in New York

    79) Informational Comment - The property was tested using short term protocols for the presence of radon using the above listed device. The test and analysis have been performed to comply with EPA radon test protocols. The average radon concentration at the time the sampling was conducted and the specific location within the building is listed above. Be aware that radon concentrations will vary from day to day and from season to season. No tampering was observed during the radon test.
    For more information visit;
    A Citizen's Guide to Radon
    Radon in New York
    Home Buyer's and Seller's Guide to Radon

    Photo 82  
    Radon gas test canisters
     

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

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

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

    Home Inspectors, Licensed Specialists, and Experts;

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