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Visual Property Inspection


Inspector's email: dalehendrickson@hotmail.com
Inspector's phone: (201) 404-9918
1 Brookline Ave 
East Hanover, NJ 07936-1601
Inspector: Dale Hendrickson
NJ Home Inspector License Number: 24GI00087500
NJ DEP Radon Measurement Technician Number: MET11485

 

Property Inspection Report
#20150727

Client(s):  Jordan Greenberg & Jamie Greenberg
Property address:  6 Rosedale Terrace
Livingston, NJ 07039-3204
Inspection date:  Monday, July 27, 2015

This report published on Wednesday, July 29, 2015 11:36:11 AM EDT

This report is the exclusive property of the Inspection Company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
This inspection was performed to provide you with a general overview of all the major systems and components based upon their condition at the time of inspection. The report is intended to cover only such portions of the premises and equipment therein as may be evaluated visually.
While due care was/is exercised in the performance of these services, the company and its inspector(s) makes no representations or guarantees with respect to latent or unobserved defects which may exist or surface in the future. The inspection report is not an insurance policy against future repair or replacement expense.

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:
Concern typeSafetyPoses a risk of injury
Concern typeMajor DefectCorrection likely involves a significant expense
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeSummary ItemItem or component will appear on the summary page of the report
Concern typeCommentFor your information

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
Grounds
Exterior / Foundation
Roof / Attic
Garage
Electric
Plumbing / Fuel Systems
Water Heater
Heating
Cooling / Heat Pump
Fireplaces / Stoves / Chimneys
Kitchen
Bathrooms / Laundry / Sinks
Interior Rooms / Areas


General Information
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Report number: 20150727
Time started: 9:00AM
Time finished: 2:30PM
Present during inspection: Client
Weather conditions: Partly cloudy, Recent rain
Temperature/Degrees Fahrenheit: Warm, 73°@9:00AM;  86°@2:30PM
Ground condition: Wet
Type of building: Single family, Colonial, Expanded
Age of building/Approximate year built: 51 years old/1964
Source for construction date: Municipal records
Front of building faces: Northeast
Main entrance faces: Northeast
Occupied: Yes, Furniture or stored items were present
Source for additions and modifications: Inspector's observation

1) Evidence of "light to moderate" rodent infestation was found in one or more areas, including basement. The Center for Disease Control (CDC) defines this as less than 20 feces per square foot. Rodent infestation may be a safety hazard due to the risk of contracting Hantavirus Pulmonary Syndrome (HPS). HPS is a rare (only 20-50 cases per year in the United states) but deadly (40% mortality rate) disease transmitted by infected rodents through urine, droppings, or saliva. Humans can contract the disease when they breathe in aerosolized virus. For example, from sweeping up rodent droppings.

Recommend following guidelines in the CDC's Clean Up, Trap Up, Seal Up article for eradicating rodents, cleaning up their waste and nesting materials, and preventing future infestations. While Hantavirus is believed to survive less than one week in droppings and urine, specific precautions should be taken during clean up. The client may wish to consult with a qualified, licensed pest control operator for eliminating the infestation. A qualified licensed abatement contractor or industrial hygienist could be contacted for clean up. If the infestation was minimal, clean up of rodent waste and nesting materials in non-living spaces (crawl spaces and attics) may not be necessary, or may be performed for aesthetic reasons only (odor and appearance). For more information, visit:
http://www.cdc.gov/ncidod/diseases/hanta/hps/noframes/FAQ.htm
http://www.cdc.gov/ncidod/diseases/hanta/hps_stc/stc_spot.htm

Evidence of rodent infestation was found in the form of feces, traps, poison and/or dead rodents in one or more areas. For example, in the basement. Recommend consulting with the property owner about this. A qualified person should make repairs to seal openings in the structure, set traps, and clean rodent waste as necessary. Recommend following guidelines in these Center for Disease Control articles:
http://www.cdc.gov/rodents/prevent_rodents/seal_up.htm
http://www.cdc.gov/rodents/prevent_rodents/trap_up.htm
http://www.cdc.gov/rodents/prevent_rodents/clean_up.htm
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2) Structures built prior to 1980 may contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection. 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.epa.gov
http://www.cpsc.gov
http://www.cdc.gov

3) The following additions, renovations and/or installations were noted. Obtain all permits and final approvals by the local building department officials from the present owner for the following:
Gas fired boiler,
Gas fired water heater,
Central air conditioning condensing unit,
Deck,
Roof shingles.

4) Some wall and floor surfaces were obscured by furniture and couldn't be fully evaluated.

5) Recommend evaluation by licensed environmental contractor for environmental hazards (hazardous plants, animals, diseases, suspected hazardous substances or adverse conditions such as lead, asbestos, fungus and mold, toxins, carcinogens, noise and contaminants in soil, water and air, etc.).

6) Failure probability of any appliance is unpredictable. It is highly recommended to obtain a Home Warranty Agreement to protect against unexpected appliance failure expenses.

7) Due to closed walls, fixed or suspended ceilings in the lower level of this structure, there is extremely limited to no accessibility to wood framing for inspection. Many buildings have hidden termite and/or wood destroying insect infestation/damage that a competently performed wood destroying inspection may not disclose under these conditions.

8) Security system installed. Obtain all documents pertaining to ownership and costs of operation. Recommend evaluation by licensed security technician for integrity and functionality of system.

Grounds
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Limitations: The following items are not included in this inspection: swimming pools, spas, hot tubs, water features and related equipment; playground, recreation or leisure equipment; landscape lighting; areas below exterior structures with less than three feet of vertical clearance; irrigation systems; invisible fencing; sea walls, docks and boathouses. Any comments made regarding these items are as a courtesy only. Note that the inspector does not test or determine the adequacy of drainage systems for grounds, walkways, below-grade stairs and roof downspouts. The inspector does not provide an evaluation of geological conditions and/or site stability, compliance of pool or spa fencing with municipal requirements, or determination that deck, balcony and/or stair membranes are watertight.
Condition of fences and gates: Appeared serviceable, Adjacent property
Fence and gate material: Wood, Chain link
Site profile: Level
Condition of driveway: Appeared serviceable
Driveway material: Asphalt
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Bluestone, Concrete, Asphalt
Condition of decks, porches and/or balconies: Appeared serviceable
Condition of guardrails: Appeared serviceable
Deck, porch and/or balcony material: Wood
Condition of exterior stairs: Appeared serviceable
Exterior stair material: Concrete, Masonry, Bluestone

9) One or more large trees on the property may be likely to fall on the building, and are a potential safety hazard. Recommend consulting with a qualified arborist to determine if tree(s) need to be removed and/or pruned.

10) Bench seating was permanently installed at one or more deck, porch or balcony perimeters, where walking surfaces were more than 30 inches above the surrounding grade. This is a safety hazard due to the risk of falling when someone (especially a child) stands on the seating. Recommend having a qualified person evaluate and repair as necessary to eliminate the fall hazard.
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11) Fences were damaged or deteriorated in some areas. A qualified person should repair or replace sections as necessary.

12) The perimeter grading sloped towards the building in one or more areas. This can result in water accumulating around the building foundation. Recommend grading soil so it slopes down and away from the structure with a slope of at least 5% (10% or better is optimal) for at least 6 feet.
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13) Vegetation such as trees, shrubs and/or vines was in contact with or less than twelve inches from the building exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a twelve inch clearance between it and the building exterior.

14) Trees were in contact with or were close to the building in one or more areas. Damage may result, especially during high winds. Vegetation can also act as a conduit for wood destroying insects. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.
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15) Minor settlement was found in the northeast (front) steps. However it doesn't appear to be a structural concern and no trip hazards were found. Recommend evaluation for repairs to fill gaps and repoint deteriorated mortar.
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16) Some fence sections were obscured by vegetation and couldn't be fully evaluated.

17) Minor cracks, settlement, heaving and/or deterioration were found in the driveway. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
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18) Minor cracks, settlement, heaving and/or deterioration were found in one or more sidewalk or patio sections. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
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Exterior / Foundation
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Limitations: The following items are not included in this inspection: below-grade foundation walls and footings, or those obscured by vegetation or building components; exterior building surfaces or components obscured by vegetation, stored items or debris. Any comments made regarding these items are as a courtesy only. Some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of sump pumps, seismic reinforcement, nor determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
Apparent wall structure: Wood frame
Wall covering: Brick veneer, Wood shingles
Condition of foundation and footings: Appeared serviceable
Foundation type: Finished basement, Crawlspace
Foundation material: Concrete block
Footing material: Not determined
Anchor bolts for seismic reinforcement: Not determined
Condition of floor substructure: Appeared serviceable
Pier or support post material: Masonry, Steel
Beam material: Built up wood, Laminated wood
Floor structure: Solid wood joists, 2×10, 3×10
Condition of concrete slab floor(s): Appeared serviceable
Condition of crawl space: Appeared serviceable
Crawl space inspection method: Traversed
Insulation material underneath floor above: Fiberglass roll or batt
Ventilation: Appears serviceable, Vents into basement
Vapor barrier present: Yes, Concrete floor
Condition of the basement: Appeared serviceable

19) Paper facing on batt insulation in the crawl space was exposed. The paper facing is flammable, and poses a safety hazard due to the risk of fire. Also, the paper facing typically acts as a vapor barrier, and if located away from the interior surfaces, can trap moisture from condensation in the cavity between the paper facing and the interior spaces. This is a conducive condition for wood destroying insects. The inspector was unable to evaluate the structure obscured by the insulation. A qualified person should reinstall or replace the insulation as per standard building practices and as per the manufacturer's instructions.
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20) Minor cracks or deterioration were found in one or more sections of the brick veneer. A qualified contractor should evaluate and make repairs to the building as necessary, such as repointing mortar to prevent water intrusion and further deterioration in the future.
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21) Gaps existed at one or more openings around the exterior, such as those where outside faucets, refrigerant lines, and/or cables penetrate the exterior. Gaps should be sealed as necessary to prevent moisture intrusion and entry by vermin.
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22) Moderate cracks (1/8 inch to 3/4 inch) and/or leaning were found in the foundation on the northeast side of the building; these were visible from the basement. This may be a structural concern, or an indication that settlement is ongoing. The client should consider hiring qualified contractors and/or engineers as necessary for further evaluation. Such contractors may include:
  • Foundation repair contractors who may prescribe repairs, and will give cost estimates for prescribed repairs
  • Masonry contractors who repair and/or replace brick veneer
  • Geotechnical engineers who attempt to determine if settlement is ongoing, and what the cause of the settlement is
  • Structural engineers who determine if repairs are necessary, and prescribe those repairs

At a minimum, recommend sealing cracks to prevent water infiltration. Numerous products exist to seal such cracks including hydraulic cement, resilient caulks and epoxy sealants.
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23) Caulk was missing in many areas. For example, around windows, around doors, at siding butt joints, at siding-trim junctions and/or at wall penetrations. A qualified person should repair or replace as necessary. For more information, visit:
http://www.reporthost.com/_docs/FPL_Caulking_Ins_Outs.pdf
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24) One or more minor cracks (1/8 inch or less) were found in the foundation of the garage. These don't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitoring them in the future. Numerous products exist to seal such cracks including hydraulic cement, resilient caulks and epoxy sealants.
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25) Many foundation and/or footings sections were obscured by being below grade and couldn't be fully evaluated.

26) Many sections of the floor substructure were not fully evaluated due lack of access from ducts or pipes and/or Suspended ceilings.

27) Many basement sections were not evaluated due to lack of access from the following conditions: ducts or pipes blocking, stored items and/or interior finishes.

Roof / Attic
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determine if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. Only active leaks and evidence of past leaks observed during the inspection are reported on as part of this inspection. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice.
Condition of roof structure: Appeared serviceable
Roof type: Gable
Age of roof surface(s): 12 years old; Installed 2003
Source for construction date: Municipal records
Roof inspection method: Viewed from ground with binoculars, Viewed from windows
Condition of shingle and/or shake roof surface materials: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Appeared serviceable
Gutter and downspout material: Metal
Gutter and downspout installation: Full
Condition of attic: Appeared serviceable
Attic inspection method: Traversed
Roof structure type: Rafters, 2×6
Sheathing material: Tongue & Groove Boards
Condition of sheathing materials: Serviceable
Ceiling structure: Ceiling beams, 2×6
Ceiling insulation material: Fiberglass roll or batt
Ceiling insulation depth: 3.5 to 5.5
Vapor retarder: Installed
Roof ventilation: Appears serviceable

28) Extensions such as splash blocks or drain pipes for some downspouts were substandard. Water may accumulate around the building foundation as a result. A qualified person should evaluate and repair, replace or install as necessary
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29) The ceiling insulation's R rating was significantly 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. For more information, visit:
http://www.eere.energy.gov/consumer/tips/insulation.html
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30) The ceiling insulation in some areas of the attic was missing. This may result in increased heating or cooling costs due to decreased energy efficiency. A qualified person should repair, replace or install insulation as necessary. For more information, visit:
http://www.eere.energy.gov/consumer/tips/insulation.html
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31) Pull-down stairs were installed for the attic access. No insulation was installed above the stairs and no weatherstripping was 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 to condensation forming on the underside of the roof sheathing during cold weather. For more information, visit:
http://www.reporthost.com/_docs/atticaccess.pdf
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32) Moss was growing on the roof. As a result, shingles may lift or be damaged. Leaks may result and/or the roof surface may fail prematurely. This is a conducive condition for wood destroying insects and organisms. Efforts should be taken to kill the moss during its growing season (wet months). Typically zinc-based chemicals are used for this, and must be applied periodically. For information on various moss treatment products and their pros and cons, visit:
http://www.google.com/search?q=moss+on+roof

33) Debris had accumulated in one or more gutters of the northeast portico. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the building exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.

Recommend the installation of gutter guards to prevent the accumulation of debris in the gutter troughs of the northeast portico.
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34) Stains were visible from the attic on the roof structure in one or more areas. These areas were dry at the time of the inspection. The stains may be caused by a past leak. Recommend asking the property owner about past leaks. The client should monitor these areas in the future, especially after heavy rains, to determine if active leaks exist. If leaks are found, a qualified contractor should evaluate and repair as necessary.
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35) One or more downspouts terminated above roof surfaces rather than being routed to gutters below or to the ground level. This is very common, but it can reduce the life of roof surface materials below due to large amounts of water frequently flowing over the roof surface. Granules typically are washed off of composition shingles as a result, and leaks may occur. Recommend considering having a qualified contractor install extensions as necessary so downspouts don't terminate above roof surfaces.
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Garage
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Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages varies between municipalities.
Type: Attached, Garage
Number of bays (vehicle capacity): 2
Condition of garage/dwelling door: Required repair, replacement and/or evaluation (see comments below)
Type of garage/dwelling door: Wood, w/sheet metal on garage exposure
Condition of garage vehicle door(s): Required repair, replacement and/or evaluation (see comments below)
Garage vehicle door type: Sectional, Wood
Number of vehicle doors: 2
Condition of automatic opener(s): Required repair, replacement and/or evaluation (see comments below)
Condition of garage floor: Appeared serviceable
Condition of garage interior: Required repair or evaluation (see comments below)
Garage ventilation: Exists, Window

36) The self-closing device on the garage-dwelling door is missing. This door is intended to prevent vehicle fumes from entering living spaces and to slow the spread of fire from the garage to living spaces. A qualified person should evaluate and make repairs as necessary.
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37) Safety containment cables were missing for all four (4) vehicle door springs. This is a safety hazard. Safety containment cables prevent springs from snapping free and causing damage or injury. A qualified contractor should evaluate and make repairs or replace components as necessary. For more information on garage door safety issues, visit:
http://www.cpsc.gov/cpscpub/pubs/523.html
http://www.ohdstl.com/safety.html
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38) The auto-reverse mechanism on the vehicle door opener needs adjustment. This is a safety hazard, especially for small children. A qualified contractor should evaluate and repair as necessary. For more information on garage door safety issues, visit:
http://www.cpsc.gov/cpscpub/pubs/523.html
http://www.ohdstl.com/safety.html

Northwest bay opener requires adjustment to automatically reverse on contact with objects.
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39) One or more areas with missing or damaged surface materials were found in the attached garage walls on the northeast side by the garage bay openings. A qualified contractor should evaluate and make repairs as necessary so the attached garage wall and ceiling surfaces are tightly sealed and fire rated as per standard building practices.
Damaged walls were noted on the northeast side of the garage. Remove all damaged sections and replace with approved waterproof materials.
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40) One or more vehicle doors had an automatic opener installed, and the manual lock mechanism on the door hadn't been properly disabled. Damage or injury may occur if the automatic door opener is operated with the manual lock engaged. A qualified contractor should disable or remove the lock mechanism. For more information on garage door safety issues, visit:
http://www.cpsc.gov/cpscpub/pubs/523.html
http://www.ohdstl.com/safety.html

41) The "photo eye" sensors that trigger both vehicle door opener's auto-reverse feature were located higher than 4 to 6 inches from the floor. This is a potential safety hazard. A qualified person should relocate sensors so they're 4 to 6 inches from the floor. For more information on garage door safety issues, visit:
http://www.cpsc.gov/cpscpub/pubs/523.html
http://www.ohdstl.com/safety.html
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42) The paint finish on the garage vehicle doors is failing. No significant repairs appear to be needed, but gaps should be sealed with caulk to prevent water damage. Exterior surfaces should be maintained with paint, stain or finish as necessary.
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43) Some floor areas were obscured by stored items and couldn't be evaluated. These areas are excluded from the inspection.

44) Some wall areas were obscured by stored items and/or cabinets and couldn't be evaluated. These areas are excluded from the inspection.

Electric
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Limitations: The following items are not included in this inspection: generator systems, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, does not determine if this system has an adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs, nor determine the operability of every wall switch.
Electric service condition: Appeared serviceable
Primary service type: Overhead
Number of service conductors: 3
Service voltage (volts): 120-240
Service amperage (amps): 150
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Aluminum
Main disconnect rating (amps): 150
System ground: Cold water supply pipes
Condition of main service panel: Required repair, replacement and/or evaluation (see comments below)
Condition of sub-panel(s): Appeared serviceable
Location of main service panel #A: Basement, Federal Pacific StabLok
Location of sub-panel #B: Basement, Crouse Hinds - 30 amp main breaker located in main panel
Location of main disconnect: Breaker at top of main service panel
Branch circuit wiring type: Non-metallic sheathed, (BX) Armor clad flexible, Copper
Condition of branch circuit wiring: Required repair, replacement and/or evaluation (see comments below)
Solid strand aluminum branch circuit wiring present: None visible
Condition of smoke detectors: Not determined
Smoke detectors present: Yes
Carbon monoxide detectors present: Yes
Smoke detector power source: Not determined

45) This property had one or more Federal Pacific Electric brand main service or sub-panels that use "Stab-Lok" circuit breakers (panel #A). Both double and single pole versions of these circuit breakers are known to fail by not tripping when they are supposed to. This is a potential but serious fire hazard. Recommend having a qualified electrician replace any and all Federal Pacific panels. For more information, visit:
http://www.inspect-ny.com/fpe/fpepanel.htm

If the Federal Pacific panel(s) are not replaced, then a qualified electrician should thoroughly evaluate the panel(s) and make repairs as necessary. Recommend installing smoke detectors above Federal Pacific panels.
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46) One or more overcurrent protection devices (circuit breakers or fuses) in panel #A were "double tapped", where 2 or more wires were 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, sparks and fires may result. A qualified electrician should evaluate and repair as necessary.

Breaker 12B.
Breaker 17A.
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47) Substandard wiring was found in the basement and attic. For example, loose wiring, unsecured electrical boxes and unterminated wires. This is a safety hazard.

Basement - Unterminated 'Live wire' on southwest side middle access panel.
Basement - Unsecured box northeast water equipment closet.
Basement - Unsecured box northeast gas equipment closet.
Attic - Loose and unprotected wiring.

A qualified electrician should evaluate and repair as necessary and as per standard building practices.
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48) Some electrical cable sections and/or fittings were separated.

Basement - Southwest side middle access panel.
Basement - Northeast side water equipment closet.

This is a potential safety hazard for shock or fire. A qualified person should evaluate and repair as necessary.
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49) One or more ground fault circuit interrupter (GFCI) electric receptacles wouldn't trip at the following "wet" locations: bathroom(s). This is a safety hazard due to the risk of shock.

1st floor Northeast Powder room GFCI receptacle did not trip with the test instrument.

A qualified electrician should evaluate and repair as necessary.

50) One or more electric receptacles at the bathroom(s), wet bar, laundry room, garage, exterior, basement and/or crawl space had no visible ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock.

Basement wet bar area - Three units.
Basement Laundry area - Northeast and southeast units.
Kitchen - Southwest left unit, Southwest wall cabinet unit, Southwest sinkbase cabinet unit, Northeast unit, Southeast four (4) units.
Living room - Southwest counter southeast unit,
2nd floor Main bathroom - Northeast unit.
Master bathroom - Southeast unit.
Master dressing area - Northwest unit.
Exterior - Southwest unit.


A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repair as necessary. For more information, visit:
http://www.mikeholt.com/documents/nec/pdf/GFCI_requirement_page2.pdf

51) Inadequate working space existed for panel #A. Standard building practices require the following clearances:
  • An area 30 inches wide by 3 feet deep exists in front of the panel
  • The panel is at least 5 1/2 feet above the floor
  • There is at least 6 feet 6 inches of headroom in front of the panel
  • The wall below the panel is clear to the floor

A qualified contractor and/or electrician should evaluate and make modifications as necessary.

52) Non-metallic sheathed wiring was routed in one or more areas so it was subject to damage, such as on wall or ceiling surfaces in the garage. The insulation can be damaged by objects coming in contact with it and/or it being repeatedly moved. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary. For example, rewire using conduit, or re-routing through wall cavities.
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53) Some electric receptacles had reverse-polarity wiring, where the hot and neutral wires are reversed. This is a safety hazard due to the risk of shock.

Basement - Southeast unit.

A qualified electrician should evaluate and make repairs as necessary.

54) Two-pronged electric receptacles rather than three-pronged, grounded receptacles were installed in some areas. 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 disposers
  • 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

Basement - Southwest section southwest unit, Southwest section northeast unit.

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

55) Some open ground, three-pronged electric receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary. For example, replacing receptacles or correcting wiring circuits.

Grounding type receptacles began being required in residential structures during the 1960s. Based on the age of this structure and the presence of 2-pronged receptacles in some areas of this structure, an acceptable repair may be to simply replace the ungrounded 3-pronged receptacles with 2-pronged receptacles. However the following appliances require grounding type receptacles:
  • Computer hardware
  • Refrigerators
  • Freezers
  • Air conditioners
  • Clothes washers
  • Clothes dryers
  • Dishwashers
  • Kitchen food waste disposers
  • 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

Basement - Northeast unit right of the utility closet.

This list is not exhaustive. Grounded circuits and receptacles should be installed in locations where such appliances will be used.

56) Some light fixtures were damaged.

Basement - Northwest staircase closet ceiling fixture.

A qualified person should evaluate and repair or replace as necessary.
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Photo 56-1
 

57) The service drop wires were in contact with trees or vegetation. The utility company should prune or remove trees as necessary to prevent straining or abrading the service drop wires.
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Photo 57-1
 

58) Recommend having a qualified electrician install a main disconnect switch at sub-panel #B because the sub-panel was far from the main panel.
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Photo 58-1
 

59) No electric receptacle was visible in one or more bathrooms.

1st floor powder room.

This is an inconvenience and potential safety hazard since it may result in extension cords being used. Recommend having a qualified electrician install ground fault circuit interrupter (GFCI) protected receptacle(s) as per standard building practices.

60) Based on the age of this structure and the appearance of existing smoke alarms, the alarms may be older than 10 years old. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit:
http://www.google.com/search?q=old+smoke+alarms

Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit:
http://www.cpsc.gov/cpscpub/pubs/5077.html

61) One or more screws were missing from the cover to panel #A and B 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.
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Photo 61-1
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Photo 61-2

62) Some receptacle cover plates were missing. 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. A qualified person should repair as necessary.

63) Branch circuit wiring installed in buildings built prior to the mid 1980s is typically rated for a maximum temperature of only 60 degrees Centigrade. This includes non-metallic sheathed (Romex) wiring, and both BX and AC metal clad flexible wiring. Knob and tube wiring, typically installed in homes built prior to 1950 may be rated for even lower maximum temperatures. Newer electric fixtures including lighting and fans typically require wiring rated for 90 degrees Centigrade. Connecting older, 60 degree-rated wiring to such newer fixtures is a potential safety hazard due to the risk of fire. Repairs for such conditions often involve replacing the last few feet of wiring to newer fixtures with new 90 degree-rated wire. This often requires installing a junction box to join the old and new wiring.

It is beyond the scope of this inspection to determine if such incompatible components are installed, or to determine the extent to which they're installed. Based on the age of this building, the client should be aware that this safety hazard may be present in this building. Recommend consulting with the property owner to determine if and when newer fixtures were installed, and/or to have a qualified electrician evaluate and repair as per standard building practices.

64) Install dedicated power supplies for the electric garage door openers. Presently, the units utilize extension cords connected to the original ceiling light fixture in the garage. A qualified electrician should correct as required.
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Photo 64-1
 

65) The legend for overcurrent protection devices (breakers or fuses) in panel #A was incomplete. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.
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Photo 65-1
 

Plumbing / Fuel Systems
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Limitations: The following items are not included in this inspection: private wells and sewage disposal systems; main, side and lateral sewer lines; gray water systems; pressure boosting systems; incinerating or composting toilets; fire suppression sprinkler systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Location of main water meter: Basement
Location of main water shut-off valve: Basement
Water service: Public
Water pressure (psi): 50
Service pipe material: Copper
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic, Galvanized steel, Copper
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic, Cast iron
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic, Copper
Condition of fuel system: Appeared serviceable
Location of main fuel shut-off valve: Basement - Natural gas meter (1982) and shut off valve

66) Water supply lines were routed outside and are subject to freezing. Inside shut-off valves exist for these supply pipes. In the fall remove hoses, open hose bibbs and shut off interior shut-off valves as necessary to drain to prevent pipes from freezing and bursting.

One or more outside faucets were 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 building. 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 bibbs where missing. They are available at most home improvement stores and are easily installed.

One or more outside faucets were not the "frost-free" design, and are more likely to freeze during cold weather. Recommend having a qualified plumber upgrade these with frost-free faucets to prevent freezing and pipes bursting.
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Photo 66-1
 

67) Copper water supply pipes in buildings built prior to 1986 may be joined with solder that contains lead. Lead is a known health hazard, especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained about 50 percent lead. The client should be aware of this, especially if children will be living in this structure. Evaluating for the presence of lead in this structure is not included in this inspection. The client should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions such as these may be advised:
  • Flush water taps or faucets. Do not drink water that has been sitting in the plumbing lines for more than six hours.
  • Install appropriate filters at points of use.
  • Use only cold water for cooking and drinking. Hot water dissolves lead more quickly than cold water.
  • Use bottled or distilled water.
  • Treat well water to make it less corrosive.
  • Have a qualified plumbing contractor replace supply pipes and/or plumbing components as necessary.

For more information visit:
http://www.cpsc.gov/CPSCPUB/PUBS/5056.html
http://www.epa.gov/safewater/lead/index.html

68) Wiring for the sump pump's power supply was substandard (2 units). Standard building practices require that this appliance be powered by a dedicated receptacle (so it doesn't stop working when other equipment malfunctions) without the use of extension cords. A qualified electrician should evaluate and repair as necessary.

69) No expansion tank was installed on this structure's water supply system. Expansion tanks are recommended when a property is on a public water supply system and the property's water system is "closed" via a pressure reducing valve (PRV), check valve, or backflow preventer. No room for expansion of water exists in this type of system. Thermal expansion occurs when water is heated during non-use periods. In a closed system with no provision for expansion, its effects may include:
  • Backflow into the water main
  • Damage to water heater connections, gas water heater flue tubes and pumps serving washers and dishwashers
  • Leaking faucets
  • "Weeping" of water through the water heater temperature-pressure relief (TPR) valve
  • Noisy water hammer in the pipes.

Expansion tanks can eliminate these problems by giving water a place to go when thermal expansion occurs. When a water heating cycle ends, or when any fixture is opened within the system, the impact of thermal expansion is reduced, and water drains out of the expansion tank back into the system. Recommend having a qualified plumber install an expansion tank as per standard building practices.

70) A Liberty Pumps ( SJ10/B10233574) Sump Jet water powdered backup system was installed for continued pumping capacity in case of power outages or primary pump failure for the northeast sump basin.
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Photo 70-1
 

71) No evidence of an underground fuel oil storage tank was detected at the time of the inspection. Recommend investigate local building department records for existence of or prior decommission of any tank or tanks on the property. If no records exist, recommend a scan of the property by a licensed environmental contractor for possible undetected or hidden underground fuel oil storage tanks. Remediate as needed.

72) An landscape irrigation system is installed. Recommend full evaluation of the system for integrity and functionality by a qualified irrigation specialist. The system must be purged of water in the fall before freezing conditions exist to prevent damage to the components.
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Photo 72-1
 

73) The client should be aware that they are responsible for repairs to the side sewer line, and usually for the publicly owned lateral line. Recommend having a qualified plumber inspect the waste lines using a video scope device to determine if they need repair or replacement. Note that repairs are often expensive due to the need for excavation.

74) A water softener system was installed on the premises. Only a limited evaluation of this system was performed during the inspection. The client should consult with the property owner on this system to determine its ownership (owned or leased), condition, required maintenance, age and expected remaining life, etc.
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Photo 74-1
 

75) A sump pump was installed in the crawl space and in the basement. This may indicate that water accumulates inside or below the structure. Recommend asking the property owner how often the sump pump operates and for how long at different times of the year. Also, the client should be aware that the service life of most sump pumps is between five and seven years, and that the pump may need replacing soon depending on its age and how often it operates.
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Photo 75-1
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Photo 75-2

Water Heater
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Limitations: The following items are not included in this inspection: solar water heating systems; circulation systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit.
Condition of water heater: Appeared serviceable
Type: Tank
Estimated age: 5 years 5 months old/Manufactured February 19th of 2010
Energy source: Natural gas
Capacity (in gallons): 50
Manufacturer: A.O. Smith
Model/Serial number: XCV 50 200/1008A001090
Location of water heater: Basement
Water temperature (degrees Fahrenheit): 117
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable

76) The last service date of this system appeared to be more than one year ago. The client should ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating contractor should inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas, this servicing should be performed annually in the future. For more information visit:
http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html

77) A water heater was installed on the same level as finished living spaces and had no catch pan and drain installed. Recommend having a qualified contractor install a catch pan and drain to prevent water damage to finished interior spaces if/when the water heater develops a leak or is drained.
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Photo 77-1
 

78) Screws were missing from one or more single wall flue pipe joints in the venting system. Standard building practices require that three screws be installed at each joint, and at the flue collar and chimney ends. A qualified person should repair as necessary.
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Photo 78-1
 

79) The estimated useful life for most water heaters is 6 to 10 years.
According to A O Smith this heater has a 10 year tank warranty and a 6 year parts warranty.
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Photo 79-1
 

Heating
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Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.
Condition of heating system: Appeared serviceable
Location of heating system: Basement
Heating type: Circulating pump, Hot water
Estimated age: 6 years old/Manufactured 2009
Fuel type: Natural gas
Approximate BTUs: 140,000 input; 117,000 DOE heating capacity; 102,000 Net I=B=R rating
Manufacturer: Weil McLain
Model/Serial number: CGA-5PIDN/CP6016559
Condition of burners: Appeared serviceable
Ignition for gas-fired unit: Electronic ignition
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
Condition of distribution system: Appeared serviceable
Distribution system: Pipes and convectors
Condition of controls: Appeared serviceable

80) The last service date of this system appeared to be more than one year ago. The client should ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating contractor should inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. For more information visit:
http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
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Photo 80-1
 

81) The estimated useful life for most cast iron boilers is 30 years.

82) A GuardDog electronic low water cut-off switch was installed. This switch should turn off the burner when the water is too low. A qualified contractor should evaluate and repair as necessary.
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Photo 82-1
 

83) Hydronic equipment:
4 zone valves.
Taco circulator.
Effikal flue damper.
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Photo 83-1
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Photo 83-2
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Photo 83-3
 

Cooling / Heat Pump
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Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; thermostat or temperature control accuracy and timed functions; cooling components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on cooling system components, does not determine if cooling systems are appropriately sized, and does not test coolant pressure. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future.
Condition of cooling system and/or heat pump: Appeared serviceable
Location: Exterior Exterior condensing unit; Attic air handler
Type: Split system
Estimated age: Condensing unit - 24 years old/Manufactured 1991; Air handler - 44 years old/Manufactured 1971
Approximate tonnage: 5.0
Condensing unit manufacturer: Carrier
Model/Serial/Refrigerant: 38TR060300/4391E25467/R-22
Evaporating unit manufacturer: General Electric
Model/Serial number: 21WE060B1B/710
Condition of distribution system: Appeared serviceable
Condition of controls: Appeared serviceable
Condition of air filters: Appeared serviceable
Location of air filters: Behind return air grill

84) 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.
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85) The auxiliary condensate drip pan drain line for the air handler located in the attic had a substandard termination. Standard building practices require that they terminate:
  • Outside (through wall or to gutter)
  • Not in plumbing vent pipes (to prevent sewer gases from entering living spaces)
  • Separate from the primary condensate drain line

A qualified contractor should evaluate and repair as necessary, and as per standard building practices.
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Photo 85-1
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Photo 85-2

86) Some of the insulation on distribution ducts in the attic was deteriorated. A qualified person should evaluate and replace or repair as necessary for better energy efficiency.
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Photo 86-1
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Photo 86-2

87) The last service date of this system appeared to be more than one year ago. The client should ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified contractor should service this system and make repairs as necessary. This servicing should be performed annually in the future.

88) Recommend the installation of dampers in the individual supply ducts for distribution control.

Fireplaces / Stoves / Chimneys
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Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, nor determine if prefabricated or zero clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit.
Condition of fireplaces, stoves: Appeared serviceable
Location #A: Family room - Woodburning fireplace
Location #B: Basement - Heating equipment
Fireplace type: Masonry
Fuel type: Wood
Condition of chimneys: Appeared serviceable
Chimney type: Masonry

89) No metal liner was installed in the masonry chimney at location #B, and one or more gas appliances use the chimney for a flue. Standard building practices require that a metal liner be installed in masonry chimneys used to vent gas appliances such as furnaces and water heaters. The purpose of the metal liner is to ensure a correct draft, and to prevent damage to the masonry flue from corrosive exhaust deposits and moisture in the exhaust gases. A qualified chimney service contractor should evaluate and install a metal liner as necessary. For more information search for "gas liner" at:
http://www.csia.org/
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Photo 89-1
 

90) Recommend NFPA 211 (Level II Internal Chimney Inspection). Recommend evaluation by qualified licensed chimney specialist with optical equipment to verify integrity and functionality of flue liner and chimney system. Interior flue liner not accessible for visual inspection.

Kitchen
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Limitations: The following items are not included in this inspection: free-standing or portable appliances such as dishwashers, trash compactors, refrigerators, freezers, ice makers; specialty appliances such as hot water dispensers, water filters and trash compactors; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances such as dishwashers, garbage disposals, trash compactors, ovens, broilers, etc.
Condition of counters: Appeared serviceable, Granite
Condition of cabinets: Appeared serviceable, Wood, Laminated boxes
Condition of sinks and related plumbing: Appeared serviceable
Condition of garbage disposal: Appeared serviceable, Maytag - DFB1100AAX/A0206221FM/Manufactured June of 1992
Condition of dishwasher: Appeared serviceable, KitchenAid - KUDS301XBL1/F11222326/Manufactured in Findlay, OH, March of 2011
Condition of range, cooktop: Appeared serviceable, Dacor countertop gas range - SGG365B/191244/Manufactured 1992; KitchenAid electric double will oven - KEBC208KBL04/XT3411026/Manufactured in Oxford, MS, August of 2006
Range, cooktop type: Natural gas, Electric, Electronic ignition
Condition of range hood: Serviceable, Combination
Condition of refrigerator: Appeared serviceable, SubZero - 550/M984690/Manufactured August of 1992
Condition of microwave: Appeared serviceable, General Electric - PVM1870DM1BB1/VM901430B/Manufactured November of 2007 
Condition of hot water dispenser: Unit removed

91) 1 cooktop burner was inoperable. A qualified person should evaluate and repair as necessary.

Ignitor did not function on front left burner.
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Photo 91-1
 

92) Laundry room - Premier electric range.
Laundry room - Frigidaire freezer - FFU17F5HWN/WB13044740/Manufactured July of 2011.
Basement - Hotpoint refrigerator - CTX14CYTDRWH/TL814331/Manufactured October of 1982.

Bathrooms / Laundry / Sinks
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Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; bidets, heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Location #A: 1st floor Southwest Powder room
Location #B: 1st floor Northeast Powder room
Location #C: 2nd floor Main full bathroom w/Tub-shower
Location #D: Master full bathroom w/CT Stall shower
Location #E: 1st floor Laundry room
Location #F: Basement - Wet bar
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of ventilation systems: Appeared serviceable
Condition of laundry facilities: Appeared serviceable
Gas supply for laundry equipment present: Yes
240 volt receptacle for laundry equipment present: No
Washer: Maytag - A612/030711TV/Manufactured November of 1987
Dryer: Maytag - MGD5900TW0/MU1101549/Manufactured in Marion, OH, March of 2007

93) Leaking or dripping was found at the sink faucet handles at location #F. A qualified plumber should evaluate and repair as necessary.

The basement wet bar sink drains into the sump basin. This is improper and unhealthy. Install the required equipment for discharging waste water from the sink into the sewer drain system.
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Photo 93-1
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Photo 93-2

94) The clothes dryer was equipped with a 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, visit:
http://www.cpsc.gov/CPSCPUB/PUBS/5022.html
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Photo 94-1
 

95) The exhaust fan at location #B was noisy or vibrated excessively. Moisture may accumulate as a result. A qualified person should evaluate and repair or replace as necessary.

96) Minor deterioration or damage was found in the tiled shower enclosure at location #D, including cracked grout. A qualified contractor should evaluate and repair as necessary. Note that damage to the wall or other structures behind this tile may be found upon further evaluation, and additional repairs may be needed.
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Photo 96-1
 

97) Significant corrosion was found at one or more shower fixtures at location #D. Corroded fixtures may be near or beyond their service life. A qualified plumber should evaluate and repair or replace as necessary.
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Photo 97-1
 

98) The shower door at location #D was difficult to operate. A qualified person should evaluate and repair as necessary.

99) The bathrooms with a shower at location #C and #D didn't have an exhaust fan installed. Moisture accumulation will occur and may damage the structure. Even if the bathroom has a window that opens, it likely does not provide adequate ventilation, especially during cold weather when the window is closed. A qualified contractor should install exhaust fans as per standard building practices where missing in bathrooms with showers.

100) The clothes washer supply hoses were rubber. Significant water damage may occur if these hoses fail. Recommend replacing hoses with braided, stainless steel hoses.
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Photo 100-1
 

101) The clothes washer was installed over a finished living space and had 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.

102) No exhaust fan was installed in the laundry area. Exhaust fans in wet areas prevent moisture from accumulating, and causing mold growth and/or damage to building components. They are especially important in the relatively airtight houses that have been built recently. A qualified contractor should install an exhaust fan as per standard building practices. Recommend that a switch with a built-in timer be installed to control it.

Interior Rooms / Areas
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Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; sources of obnoxious odors; cosmetic deficiencies due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause of odors is not within the scope of this inspection.
Exterior door material: Wood
Condition of exterior entry doors: Required repair, replacement and/or evaluation (see comments below)
Condition of interior doors: Appeared serviceable
Type of windows: Single pane, Casement, Double hung, Storm windows with screens
Condition of windows: Required repair, replacement and/or evaluation (see comments below)
Wall type or covering: Drywall
Condition of walls: Appeared serviceable
Ceiling type or covering: Drywall
Condition of ceilings: Appeared serviceable
Flooring type or covering: Carpet, Wood, Ceramic Tile
Condition of flooring: Appeared serviceable

103) One or more guardrails were too low. This is a safety hazard. 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 evaluate and repair, replace or install guardrails as necessary, and as per standard building practices.

2nd floor stairwell guardrail was too low.
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Photo 103-1
 

104) Stairs were unsafe due to the following non standard configuration: low overhead clearance. Standard building practices require that:
  • Riser heights not vary by more than 3/8 inch on one flight of stairs
  • Risers should not exceed eight inches in height
  • Treads should be at least nine inches deep, but preferably 11 inches deep
  • Minimum stairway width is 36 inches (although 30 inches is common in older homes)
  • Minimum overhead clearance at stairs is six feet eight inches

At a minimum, the client should be aware of this hazard, especially when guests who are not familiar with the stairs are present. Ideally a qualified contractor should evaluate and repair as necessary, and as per standard building practices.

Southeast basement staircase: Low overhead clearance.

105) One or more exterior doors were difficult to open or close. A qualified person should evaluate and repair as necessary.

The Northeast (front) double door top jamb latch did not disengage. Repair or replace as needed so that the door will open properly.

106) Some interior doors were difficult to open or close. A qualified person should evaluate and repair as necessary.

The Master bedroom southeast closet pocket door did not glide due to carpeting impeding the path of the door. Undercut the door as needed for proper function.

107) Many windows that were built to open wouldn't open and appear to be paint sealed.

Dining room - Northeast left top sash; Northeast right top sash.
Living room - Northeast northeast right bank left top sash; Northeast right bank right top sash.
Family room - Southwest right top sash; Southwest left top sash.
2nd floor Southwest main bathroom - Southwest top sash.
Northeast bedroom - Northeast left top sash; Northeast right bank left top sash; Northeast right bank right top and lower sashes.
North bedroom - Northwest top sash.
West bedroom - Northwest top sash; Southwest top sash.
Master bathroom - Southwest top sash.
Master bedroom Sitting room - Southwest top sash.
Master bedroom - Southeast top sash; Northeast left top sash.

A qualified person should evaluate and repair as necessary.

108) The weatherstrip around one or more exterior doors was deteriorated. A qualified person should repair or replace as necessary.

109) Lock mechanisms on some windows were inoperable.

Master bedroom - Northeast right latch was defective.

A qualified person should repair as necessary.

110) Glass in one or more windows was cracked.

Dining room - Northeast left top sash (2 panes).
Living room - Northeast right bank center sash (1 pane).
Family room - Southwest right top sash (1 pane).
North bedroom - Northeast left lower sash (1 pane).
West bedroom - Southwest storm window (1 pane).

A qualified contractor should replace glass where necessary.

111) The glazing putty at many windows was deteriorated. A qualified person should evaluate and repair as necessary. For more information, visit:
http://www.google.com/search?q=replacing+glazing+putty

112) Minor cracks and/or holes were found in walls in one or more areas. They do not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons.

113) Minor cracks and/or holes were found in ceilings in one or more areas. They do not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons.

114) Budd Central Vacuum - 5807/282159. Obtain all attachments for utilization of the unit from the present owner.
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Photo 114-1
 

115) The Chelsea (Model HVB36E EB) whole house ventilation fan was not tested and is excluded from this inspection.
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Photo 115-1
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Photo 115-2
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Photo 115-3
 


Dale Hendrickson
New Jersey Home Inspector License Number: 24GI00087500