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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
#20160516

Client(s):  John Doe
Property address:  123 Any Avenue
Montclair, NJ 07043-1122
Inspection date:  Monday, May 16, 2016

This report published on Tuesday, June 14, 2016 4:34:48 PM 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 / Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating
Cooling / Heat Pump 1
Cooling / Heat Pump 2
Fireplaces / Stoves / Chimneys
Kitchen
Bathrooms / Laundry / Sinks
Interior Rooms / Areas


General Information
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Report number: 20160516
Time started: 10:00AM
Time finished: 2:00PM
Present during inspection: Client, Realtor
Client present for discussion at end of inspection: Yes
Weather conditions: Partly cloudy
Temperature/Degrees Fahrenheit: Cool, 48°@10:00AM; 66°@2:00PM
Ground condition: Dry
Type of building: Single family, Tudor, Colonial, Built-in garage
Age of building/Approximate year built: 89 years old/1927
Source for construction date: Property listing
Front of building faces: Northwest
Main entrance faces: Northwest
Occupied: No, Furniture or stored items were present

1) 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

2) 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:
Electrical service and panel.
Built-in pool and equipment.
HVAC units (2 systems).
Renovations.

3) Some wall and floor surfaces were obscured by furniture and/or stored items and couldn't be fully evaluated.

4) 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.).

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

6) 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.

7) 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.
The following items are excluded from this inspection: Fences and gates, Shed
Condition of fences and gates: Appeared serviceable
Fence and gate material: Metal
Condition of retaining walls: Appeared serviceable
Retaining wall material: Interlocking Block
Site profile: Moderate slope, Stairstepped
Condition of driveway: Appeared serviceable
Driveway material: Asphalt
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete, Bluestone and concrete
Condition of exterior stairs: Appeared serviceable
Condition of handrails: Appeared serviceable
Exterior stair material: Masonry

8) One or more retaining walls higher than three feet were found on this property and guardrails or barriers were missing. Handrails were missing from the terraced steps. This is a safety hazard due to the risk of falling. A qualified contractor should install or repair guardrails as necessary above retaining walls higher than 3 feet to eliminate fall hazards.
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9) One or more large trees were very close to the foundation. Tree roots can cause significant structural damage to foundations. Recommend having a qualified tree service contractor or arborist remove trees as necessary to prevent damage to the building's foundation.

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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10) The curb at the street was deteriorated. Determine responsibility for repairs.
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11) 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.
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12) Wooden shed on property. Manufactured August of 2010. Repairs recommended.
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13) Inground pool and equipment installed. Recommend full evaluation of all components by a qualified pro-life contractor for integrity and functionality.
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14) 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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15) 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.
Condition of wall covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Stucco, Brick veneer
Condition of foundation and footings: Appeared serviceable
Foundation type: Finished basement
Foundation material: Poured in place concrete, Brick
Footing material: Poured in place concrete
Anchor bolts for seismic reinforcement: None visible
Condition of floor substructure: Appeared serviceable
Pier or support post material: Concrete
Beam material: Built up wood, Triple 2x10
Floor structure: Solid wood joists, 2x10 - 16"OC - 15' span
Condition of the basement: Appeared serviceable
Condition of crawl space: Appeared serviceable
Crawl space inspection method: Viewed from hatch
Ventilation: Appears serviceable
Vapor barrier present: Yes

16) Major cracks (more than 3/4 inch wide) and or leaning were found in the foundation on the northeast side of the building. These appear to be a structural concern, and may indicate that settlement is ongoing. The client are strongly advised to hire 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
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17) Minor cracks or deterioration were found in one or more sections of brick veneer. A qualified contractor should evaluate and make repairs as necessary, such as repointing mortar to prevent water intrusion and further deterioration in the future.
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18) Many foundation and/or footings sections were obscured by being below grade and couldn't be fully evaluated.

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: Required repair, replacement and/or evaluation (see comments below)
Roof type: Gable
Age of roof surface(s): 89 years old (Original)
Source for construction date: Inspector's estimate
Roof inspection method: Viewed from eaves on ladder, Viewed from ground with binoculars, Viewed from windows
Condition of metal and/or tile roof surface materials: Required repair, replacement and/or evaluation (see comments below)
Metal, tile or panel roof surface material: Slate
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, 2x6
Sheathing material: Tongue & Groove Boards
Condition of sheathing materials: Serviceable
Ceiling structure: Ceiling beams, 2x8
Ceiling insulation material: Fiberglass loose fill, Fiberglass roll or batt
Vapor retarder: Installed
Roof ventilation: Appears serviceable

19) Paper facing on batt insulation in the attic 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) Roof repairs were needed because many slate tiles were cracked, broken, loose and/or deteriorated. Leaks may occur as a result. A qualified contractor should fully evaluate and repair as necessary.
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Garage / Carport
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Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages varies between municipalities.
Type: Built-in, Garage
Number of bays (vehicle capacity): 2
Condition of garage vehicle door(s): Appeared serviceable
Garage vehicle door type: Sectional, Wood
Number of vehicle doors: 1
Condition of automatic opener(s): Appeared serviceable, Chamberlain Model 3585;Serial 44452-00446,Manufactured July of 2005
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
Garage ventilation: Exists

21) The interior of the garage has been finished. There are water pipes in the walls. Recommend further evaluation for purpose, integrity and functionality of the plumbing. One supply valve is in the closed position.
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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): 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Aluminum
Main disconnect rating (amps): 200
System ground: Cold water supply pipes
Condition of main service panel: Appeared serviceable
Condition of sub-panel(s): Appeared serviceable
Location of main service panel #A: Utility room, Basement, Square D Homeline HOMC30UC
Location of sub-panel #B: Basement - Siemens - E0816ML1125S (AC panel 220 volt only) 60 amp feeder
Location of sub-panel #C: Kitchen Pantry - Square D Homeline - HOMC20U100C
Location of sub-panel #D: 3rd floor southeast closet - Siemens - G1212L1125
Location of sub-panel #E: Garage - Murray
Location of main disconnect: Breaker at top of main service panel
Branch circuit wiring type: Non-metallic sheathed, (BX) Armor clad flexible, Copper, Aluminum multi-strand
Condition of branch circuit wiring: Serviceable
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

22) One or more overcurrent protection devices (circuit breakers or fuses) in panel #D 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.
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23) Neutral wires were doubled or bundled together on the neutral bus bar in panel #A. This is unsafe due to the need to turn off multiple circuit breakers to work on any of the circuits using these wires. A qualified electrician should evaluate and repair as necessary.
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24) Neutral and equipment ground conductors were combined at sub-panel # E. This should only occur in the main service panel, and is a safety hazard due to the risk of shock. Neutral conductors should be attached to a "floating" neutral bar not bonded to the panel, while grounding conductors should be attached to a separate grounding bar bonded to the sub-panel. A qualified electrician should evaluate and repair as necessary.
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25) 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 - Bathroom - Southeast unit.
Basement - East section south side - Southwest unit (cover missing).
Master bedroom - Northwest unit.
2nd floor South bedroom - Northwest unit.
3rd floor Southwest bedroom - Southwest 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.

26) Some open ground, three-pronged grounding type receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.

Grounding type receptacles were first required in residential structures during the 1960s. Based on the age of this structure and/or the absence of 2-pronged receptacles, repairs should be made by correcting wiring circuits as necessary so all receptacles are grounded as per standard building practices. Replacement of three-pronged receptacles with 2-pronged receptacles is not an acceptable solution.

Basement - South section - Southeast double duplex; Southeast ceiling units.
Southwest Family room - Southwest right unit; Southwest left unit.

27) One or more electric receptacles at the kitchen and/or garage had no visible ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. Recommend having a qualified electrician 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

28) One or more wires were damaged in panel #A. A qualified electrician should evaluate and repair or replace wiring as necessary.
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29) Some switches were damaged. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair or replace as necessary.

2nd floor Northwest bathroom - Bottom center switch defective.

30) Recommend having a qualified electrician install a main disconnect switch at sub-panels #B, #C, #D and #E because the sub-panels were far from the main panel.

31) 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

32) One or more screws were missing from the cover to panel #A 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.

33) Some junction box 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.

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: Required repair, replacement and/or evaluation (see comments below)
Location of main water meter: Basement
Location of main water shut-off valve: Basement
Water service: Public
Water pressure (psi): 60
Service pipe material: Galvanized steel
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper, Galvanized steel, Brass
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic, Copper, Brass
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic, Cast iron
Vent pipe condition: Appeared serviceable
Condition of fuel system: Appeared serviceable
Location of main fuel shut-off valve: Basement - Natural gas meter and main shut off valve

34) 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.

35) 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

36) The main water service pipe material was galvanized steel. Based on the age of the building or apparent age of the pipe, and the low-flow condition of the water supply system, this service pipe may have significant interior corrosion and need replacing. Replacing the service pipe may significantly increase flow to the water supply pipes. A qualified plumber should evaluate and repair as necessary.
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37) Evidence of one or more possible abandoned underground oil tanks was found (metal supply lines, etc.). The client should determine if underground oil tank(s) exist on this property, and if tank(s) have been removed or legally decommissioned.

If the tank(s) haven't been decommissioned or removed, then the client may be liable for decommission and/or cleanup of contaminated soil in the future. Recommend the following:
  • Have any non-decommissioned, abandoned underground oil tanks legally decommissioned or removed as necessary.
  • Have the soil tested for oil contamination.
  • Have contaminated soil removed as necessary.
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38) 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.
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39) Culligan Reverse Osmosis System installed. Change all filter elements and test membrane for water quality. Replace as needed.
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40) Water supply pipes were noted in the 3rd floor attic space. Monitor this area and maintain temperatures to prevent freezing conditions and damage to the pipes.
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41) 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.

42) An landscape irrigation system is installed. Damaged components noted. 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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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: 15 years old/Manufactured 2001
Energy source: Natural gas
Capacity (in gallons): 75
Manufacturer: Rheem
Model/Serial number: 21VR75/RHNG0601G00635
Location of water heater: Basement
Water temperature (degrees Fahrenheit): 120
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable

43) No temperature-pressure relief valve was installed on the water heater tank. This is a potential safety hazard due to the risk of explosion. A qualified plumber should install a temperature-pressure relief valve and drain line as per standard building practices.
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44) The last service date of this system appeared to be 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
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45) A water heater was installed over 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 below if/when the water heater develops a leak or is drained.

46) 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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47) The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be beyond this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future.
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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, Steam
Estimated age: 11 years old/Manufactured January of 2005
Fuel type: Natural gas
Approximate BTUs: 276,000 input; 227,000 output
Manufacturer: Crown
Model/Serial number: BSI276SNPZZPSU/CROWNB000365475
Condition of burners: Appeared serviceable
Ignition for gas-fired unit: Pilot light
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
Condition of distribution system: Appeared serviceable
Distribution system: Pipes and radiators
Condition of controls: Appeared serviceable

48) The last service date of this system appeared to be 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

49) Hydronic zone was installed. This system was disconnected. Further evaluate for purpose.
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50) The following conditions were noted with the steam boiler: heavy sediment in water. A qualified contractor should evaluate and repair as necessary.
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51) The low water cut-off switch was installed . This switch should turn off the burner when the water is too low and activate the automatic feeder control. A qualified contractor should evaluate and repair as necessary.
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52) The high pressure limit switch was installed . This switch should turn off the burner when the boiler pressure exceeds a preset level, usually 5 to 7 psi. A qualified contractor should evaluate and repair as necessary.
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53) The estimated useful life for most cast iron boilers is 30 years.
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Cooling / Heat Pump 1
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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: Basement (Southwest)
Type: Split system
Estimated age: 11 years old/Manufactured 2005
Approximate tonnage: 2.5
Condensing unit manufacturer: Carrier
Model/Serial/Refrigerant: 38TSA030330/0805E23952/R410A
Evaporating unit manufacturer: Carrier
Model/Serial number: FV4BNF002/0805A73096
Supply air temperature in degrees Fahrenheit: 54
Return air temperature in degrees Fahrenheit: 72
Condition of distribution system: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of controls: Appeared serviceable
Condition of air filters: Appeared serviceable
Location of air filters: At base of air handler
Filter size: Media

54) The air filters were located so that they're difficult to access. Recommend relocating filters as necessary to more accessible locations, such as behind return air grills in interior living spaces.
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55) The last service date of this system appeared to be 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.

56) Little Giant condensate pump installed. Service and clean annually or as needed.
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57) The estimated useful life for most cooling systems and heat pumps is 10 to 15 years. This system appears to be at 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.

Cooling / Heat Pump 2
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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 condensing unit/3rd floor Air handler
Type: Split system
Estimated age: 11 years old/Manufactured 2005
Approximate tonnage: 3.0
Condensing unit manufacturer: Carrier
Model/Serial/Refrigerant: 38TSA036339/1305E05904/R410A
Evaporating unit manufacturer: Carrier
Model/Serial number: FV4BNF003/0805A72943/R410A
Supply air temperature in degrees Fahrenheit: 51
Return air temperature in degrees Fahrenheit: 72

58) The last service date of this system appeared to be 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.

59) The estimated useful life for most cooling systems and heat pumps is 10 to 15 years. This system appears to be at 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.

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: Living room - Woodburning fireplace
Location #B: Basement - Heating equipment
Fireplace type: Masonry
Fuel type: Wood
Condition of chimneys: Appeared serviceable
Chimney type: Masonry

60) 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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61) The hearth at location #A was deteriorated with missing and/or cracked grout. A qualified person should evaluate and repair as necessary.
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62) The glass doors at location #A were difficult to operate. A qualified person should repair or replace as necessary.
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63) 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 completely accessible for visual inspection.
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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
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of garbage disposal: Required repair, replacement and/or evaluation (see comments below), GE Disposall - GFB760F -00/MH404878S-59/Manufactured in China, July of 2005
Condition of dishwasher: Appeared serviceable, Miele - G5775SCVISF/00-101144052
Condition of range, cooktop: Appeared serviceable, Lacanche cote d'or
Range, cooktop type: Natural gas, Electric, Combination
Condition of range hood: Serviceable, Range Craft
Condition of refrigerator: Appeared serviceable, GE Monogram
Condition of microwave: Appeared serviceable, GE Monogram microwave-convection -

64) The garbage disposal was significantly corroded. A qualified plumber or contractor should evaluate and repair or replace the food disposal as necessary.
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65) 1 cooktop burner was inoperable. A qualified person should evaluate and repair as necessary.
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66) Wine cooler.

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: Basement Powder room
Location #B: 1st floor Powder room
Location #C: 2nd floor Northwest full bathroom w/Tub-shower
Location #D: 2nd floor Master full bathroom w/Stall shower
Location #E: 3rd floor Full bathroom w/Clawfoot soaking tub
Location #F: Basement Utility sink
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of laundry facilities: Appeared serviceable
Gas supply for laundry equipment present: Yes
240 volt receptacle for laundry equipment present: No
Washer: Samsung - WA50F9A8DSW-A2/Y78J5AED300111K/Manufactured March of 2013
Dryer: Kenmore - 110.92822102/MR0301660/Manufactured in Marion, OH, January of 2004

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

#F - The spout on the utility sink faucet was corroded and leaking from the left side.
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68) The exhaust fans at locations #C and #D were noisy or vibrated excessively. Moisture may accumulate as a result. A qualified person should evaluate and repair or replace as necessary.

69) Moderate damage was found at the sink at location #D. The client(s) should consider replacing sinks as necessary.

#D - Left sink bowl cracked.
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70) The sink drain stopper mechanism at location #D was inoperable. A qualified person should repair or replace as necessary.

#D - Right sink drain stopper did not fully close.

71) The bathroom at locations #A, #B and #E 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.

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

73) The caulk between the tub and the walls at location #C was deteriorated. A qualified person should repair as necessary.
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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, Glass
Condition of exterior entry doors: Appeared serviceable
Condition of interior doors: Appeared serviceable
Type of windows: Casement, Metal
Condition of windows: Required repair, replacement and/or evaluation (see comments below)
Wall type or covering: Drywall, Plaster
Condition of walls: Appeared serviceable
Ceiling type or covering: Drywall, Plaster
Condition of ceilings: Appeared serviceable
Flooring type or covering: Carpet, Wood, Ceramic Tile

74) The inspector was unable to verify that the glass used in one or more exterior doors was approved safety glass. Glazing that is not approved safety glass located in areas subject to human impact is a safety hazard. Standard building practices generally require that approved safety glass be used in swinging and sliding doors except where "art glass", jalousie windows or glazing smaller than a three inch opening are used. A qualified contractor should evaluate and replace glass if necessary, and as per standard building practices.

Northwest exit.

75) The inspector was unable to verify that the glass used in one or more interior doors was approved safety glass. Glazing that is not approved safety glass located in areas subject to human impact is a safety hazard. Standard building practices generally require that approved safety glass be used in swinging and sliding doors except where "art glass", jalousie windows or glazing smaller than a three inch opening are used. A qualified contractor should evaluate and replace glass if necessary, and as per standard building practices:

Basement - Interior entry.

76) One or more exterior doors had double-cylinder deadbolts installed, where a key is required to open them from the inside. This can be a safety hazard in the event of a fire because egress may be obstructed or delayed. Recommend replacing double-cylinder deadbolts with single-cylinder deadbolts where a handle is installed on the interior side:

Southeast exit.

77) Some windows that were built to open wouldn't open. A qualified person should evaluate and repair as necessary:

1st floor:
Kitchen - Southwest right casement; Northeast left casement.
Living room - Northwest left bank right casement; Northwest right bank right casement.
Family room - Northwest left bank left casement; Northwest right bank right casement; Northwest right bank left casement; Southeast left bank right casement; Southeast left bank center casement; Southeast right bank left casement; Southeast right bank right casement.

2nd floor:
South bedroom - Southeast left casement; Southeast right casement.
West bedroom - Southwest right casement.

78) Seals between multi-pane glass in some windows appear to have failed based on condensation or stains between the panes of glass. The view through the window may be obscured, and accumulated condensation leaking into wall cavities is a conducive condition for wood destroying organisms. A qualified contractor should evaluate and replace glass where necessary.

The client should be aware that evidence of broken seals may be more or less visible from one day to the next depending on the temperature, humidity, sunlight, etc. Windows or glass doors other than those that the inspector identified may also have failed seals and need glass replaced too.

Kitchen - Southeast right unit fogged.

79) Some interior doors were sticking. A qualified person should evaluate and repair as necessary.

Kitchen - Northwest pantry entry binds on jamb.

80) Glass in one or more windows was cracked, broken and/or missing. A qualified contractor should replace glass where necessary:

Kitchen - Southwest left casement (2 panes).
Northeast Powder room - Northeast left casement.
Family room - Southeast left bank center casement.
2nd floor Northwest bathroom - Northwest stained glass casement.
2nd floor South bedroom - Southeast left casement; Southeast right casement; Southeast right storm window; Southwest right casement.
Upper staircase - Southeast storm window.

81) Some window screens were damaged. A qualified person should repair or replace as necessary:

2nd floor Master bathroom - Northeast screen frame damaged.
3rd floor Northeast bathroom - Northeast screen frame damaged.

82) Lock mechanisms on some windows were damaged. A qualified person should repair as necessary:

3rd floor Southwest bedroom - Southwest left latch loose.

83) Some window screens were missing:

Master bedroom - Northeast left screen; Northeast right screen.

84) 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.

85) 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.

86) Many windows used single-pane glass. Single-pane windows are one of the largest sources of heat loss in winter and heat gain in the summer due to their low insulating ability and high air leakage rates. They're estimated to be responsible for 25 to 50 percent of the energy used to heat and cool homes. The client should consider replacing single-pane windows with new, multi-pane windows.


Dale Hendrickson
New Jersey Home Inspector License Number: 24GI00087500