Email: info@hitechhomeinspections.com
Phone: (516) 835-7816
Inspector: Danny Mignone

 

Property Inspection Report
Client(s): Sample Client
Property address: 123 ABC Street
Anytown, NY 10000
Inspection date: 12/30/2011
This report published on Saturday, May 12, 2012 7:55:18 AM EDT

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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:
SafetyPoses a risk of injury or death 
Major DefectCorrection likely involves a significant expense 
Repair/ReplaceRecommend repairing or replacing 
Repair/MaintainRecommend repair and/or maintenance 
Minor DefectCorrection likely involves only a minor expense 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
MonitorRecommend monitoring in the future 
ServiceableItem or component is in servicable condition 
CommentFor your information 

Wood Destroying Organism Concerns
Concerns relating to wood destroying organisms are shown as follows:
InfestationInformation regarding wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.) 

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

Table of Contents
General information
Exterior
Roof
Garage
Attic
Electric service
Water heater
Interior rooms
Bathrooms
Crawl space
Kitchen
Heating and cooling
Plumbing and laundry
 
General information Return to table of contents
Inspector's name: Donato Mignone
Structures inspected: 123 Main St
Type of building: Single family
Age of building: 1954
Property owner's name: Mrs Smith
Time started: 1315 hours
Time finished: 1610
Payment method: Cash
Present during inspection: Client(s), Realtor(s)
Occupied: Yes
Weather conditions: Partly cloudy
Temperature: Cool53
Ground condition: Dry
Foundation type: Crawlspace
The following items are excluded from this inspection: Security system, Low voltage outdoor lighting, Central vacuum system
1) This property has one or more fuel burning appliances, and no carbon monoxide alarms are visible. This is a safety hazard. Recommend installing one or more carbon monoxide alarms as necessary and as per the manufacturer's instructions. For more information, visit http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
2) Structures built prior to 1979 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(s) 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 these websites:
  • The Environmental Protection Association (http://www.epa.gov)
  • The Consumer Products Safety Commission (http://www.cpsc.gov)
  • The Center for Disease Control (http://www.cdc.gov)
     
    Exterior Return to table of contents
    Foundation material: Poured in place concrete
    Apparent wall structure: Wood frame
    Wall covering: Stucco, Vinyl
    Driveway material: Asphalt
    Sidewalk material: Poured in place concrete
    Exterior door material: Solid core fiberglass
    3) One or more trip hazards were found in the driveway due to cracks, settlement and/or heaving. Recommend having a qualified contractor evaluate and repair or replace driveway sections as necessary to eliminate trip hazards.

    Photo 27  
     

    4) Handrail(s) at the front stairs are ungraspable and are a safety hazard. Handrails should be sized and shaped so your hand can encircle them. A qualified contractor should make repairs or modifications as necessary. For example, replacing existing handrails or installing additional handrails.

    Photo 30  
     

    5) There is no hand rail on the stairs at the front walkway. Typically, stairs rising more than 30" or with 4 or more risers should have a handrail. Since the rises on these steps are also different heights which present a trip hazard, recommend having a handrail installed for safety reasons.

    Photo 7  
     

    6) The driveway has significant cracks and/or deterioration in one or more areas. A qualified contractor should evaluate and repair or replace driveway sections as necessary. Much of the damage was caused by a nearby tree's roots. Recommend removing this tree before replacing the driveway material.

    Photo 8  

    Photo 9  

    7) Numerous minor cracks, deterioration and/or damage were found in areas of the stucco facade. A qualified contractor should evaluate and make repairs and/or replace stucco siding as necessary.

    Photo 5  

    Photo 6  

    8) One or more fence gates are difficult to open, close and/or latch, or are damaged and/or deteriorated. Repairs should be made as necessary, and by a qualified contractor if necessary, so gates operate easily.

    Photo 11  
     

    9) The perimeter grading slopes towards the structure in one or more areas. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms. Wet soil may also cause the foundation to settle and possibly fail over time. 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.

    Photo 12  
     

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

    Photo 17  

    Photo 24  

    11) One of the rear downspouts leads into the ground to an unknown location. Recommend re-routing this downspout or adding a leader away from the house.

    Photo 13  
     

    12) Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's 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 one foot clearance between it and the structure's exterior.
    13) Caulk is missing or deteriorated in some areas and should be replaced and/or applied where necessary. For more information on caulking, visit:
    The Ins and Outs of Caulking.

    Photo 14  

    Photo 15  

    14) Much of the vinyl siding on the house has algae growing on it and needs to be cleaned. See the following for cleaning vinyl siding http://www.ehow.com/facts_4965435_vinyl-siding-algae-treatment.html

    Photo 14  

    Photo 18  

    15) One or more of the gutters is filled with debris and should be cleaned.

    Photo 26  
     

    16) There are splices in the rear deck beams that do not sit upon a support post. If improperly constructed this could be a point of future failure of the beam.

    Photo 21  
     

    17) One of the bulbs at the rear door overhead light is inoperable. Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.

    Photo 19  
     

    18) The deck railing support posts do not appear to be through-bolted to the rim joists. Due to the covering material it was not possible to evaluate how the support posts were connected. The posts appear to be secure at this time, however the posts condition should be monitored in the future.

    Photo 23  
     

    19) The rear deck material is a low-maintenance material and the deck appears to be recently built. The deck appears to be built on solid poured footings and is lag-bolted to the house.

    Photo 20  

    Photo 22  

    20) Minor cracks 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(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.

    Photo 10  
     
     
    Roof Return to table of contents
    Roof inspection method: Viewed from eaves on ladder
    Roof type: Gable
    Roof covering: Asphalt or fiberglass composition shingles
    Gutter & downspout material: Aluminum
    Roof ventilation: Adequate
    21) The roof shingles are in very good condition and no problems were noted at the time of this inspection. The roof also appears to have adequate ventilation.

    Photo 25  
     
     
    Garage Return to table of contents

    22) Safety containment cables are missing for one or more 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

    Photo 36  
     

    23) One or more electric receptacles and/or the boxes they are installed in are loose and/or not securely anchored. Wire conductors may be damaged due to repeated movement and/or tension on wires, or insulation may be damaged. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary.

    Photo 37  
     

    24) One or more garage electric receptacles appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all garage receptacles, except for one for use with a refrigerator or freezer, have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.

    Photo 39  
     

    25) Non-metallic sheathed wiring is routed in one or more areas so it is subject to damage, such as on wall or ceiling surfaces. 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.

    Some wiring is loose, unsupported, or inadequately supported. Standard building practices require non-metallic sheathed wiring to be trimmed to length, attached to runners or to solid backing with fasteners at intervals of 4-1/2 ft. or less. Fasteners should be installed within 12 inches of all enclosures. A qualified, licensed electrician should evaluate and repair as necessary. For example, trim wire to length and/or install staples as needed.

    Photo 38  

    Photo 42  

    26) The weatherstrip around the garage entry door is missing and/or deteriorated. Weatherstrip should be installed where missing and/or replaced where deteriorated, and by a qualified contractor if necessary. Missing weatherstripping could allow carbon monoxide from vehicle exhaust to enter the house.

    Photo 40  
     

    27) There are numerous openings in the sheetrock ceiling in the garage. These should be repaired and or sealed to avoid carbon monoxide from a vehicle's exhaust from entering the house.

    Photo 33  

    Photo 44  

    28) There are two hvac ducts running along the garage ceiling that are improperly insulated. One of the ducts gets scraped by the garage door when it opens and could damage the duct. Recommend re-sealing and re-insulating these ducts to avoid the possibility of carbon monoxide entering the house from a vehicle's exhaust.

    Photo 32  
     

    29) The garage entry door is clad with sheet metal on the garage-side but it is not a fire-rated door and has no auto-close mechanism. Recommend installing a proper fire-rated door with an auto-close mechanism.

    Photo 41  
     

    30) The garage ceiling light did not function. Unknown if the bulb is bad or a qualified electrician needs to replace the wall switch.

    Photo 31  
     

    31) The garage door has proper electric eyes and the auto-reverse feature functioned properly at the time of this inspection.

    Photo 34  
     

    32) Some of the garage, including areas around the interior perimeter and in the center are excluded from this inspection due to lack of access from stored items.
    33) The gas meter is located in the corner of the garage. There is house vaccum mounted in the garage but it was not plugged in and it is unknown if it functions properly. Recommend checking with the owner to determine if the vaccum system is functioning.

    Photo 35  

    Photo 43  
     
    Attic Return to table of contents
    Inspection method: Partially traversed
    Roof structure type: Rafters
    Ceiling structure: Ceiling beams
    Insulation material: Fiberglass roll or batt, Mineral wool loose fill
    34) Some wiring is loose, unsupported, or inadequately supported. Standard building practices require non-metallic sheathed wiring to be trimmed to length, attached to runners or to solid backing with fasteners at intervals of 4-1/2 ft. or less. Fasteners should be installed within 12 inches of all enclosures. A qualified, licensed electrician should evaluate and repair as necessary. For example, trim wire to length and/or install staples as needed.

    Photo 92  
     

    35) Ceiling insulation is missing in some areas. Recommend installing insulation where missing for better energy efficiency.

    Photo 93  

    Photo 94  

    36) Both upstairs bathroom vents are improperly venting into the attic. This introduces moisture into the attic and can result in mold developing. Recommend having a qualified contractor properly routing these vents through the wall and outside the attic.
    See the following for more information:
    http://inspectapedia.com/interiors/Bathroom_Ventilation.htm

    Photo 111  
     
     
    Electric service Return to table of contents
    Primary service type: Overhead
    Primary service overload protection type: Circuit breakers
    Service amperage (amps): 200
    Location of main service switch: behind and above lower floor bathroom toilet
    Location of main disconnect: Breaker at bottom of main service panel
    System ground: Ground rod(s) in soil, Cold water supply pipes* improper grounding rod
    Main disconnect rating (amps): 200
    Branch circuit wiring type: Non-metallic sheathed
    Smoke detectors present: Yessome
    37) Inadequate working space exists for the main service panel. 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.

    Photo 55  

    Photo 57  

    Photo 58  
     

    38) One or more overcurrent protection devices (circuit breakers or fuses) are "double tapped", where 2 or more wires are clamped in a terminal designed for only one wire. This is a safety hazard since the bolt or screw may tighten securely against one wire, but leave others loose. Arcing, sparks and fires may result. A qualified electrician should evaluate and repair as necessary.

    Photo 59  
     

    39) There is an improperly secured junction box next to the main panel, improperly routed wires entering the main panel and some loose wiring. Recommend having a qualified electrician correct the same.

    Photo 56  

    Photo 60  

    Photo 61  
     

    40) The main electric panel grounding wire and grounding rod are improperly routed/installed. Recommend having a licensed electrician correcting the same.

    Photo 16  

    Photo 17  

    41) The legend for overcurrent protection devices (breakers or fuses) in the main service panel is missing, unreadable or incomplete. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.

    Photo 62  
     
     
    Water heater Return to table of contents
    Estimated age: 8 years
    Type: Tank
    Energy source: Natural gas
    Capacity (in gallons): 80
    Manufacturer: Rheem
    42) Temperature-pressure relief valve drain line is too short. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. A qualified plumber should extend the drain line to 6 inches from the floor, or route it so as to drain outside.
    The drain line also improperly has a threaded end which is a serious safety hazard if someone were to install a cap on the line. This could theoretically result in the water heater tank exploding. Recommend a qualified plumber correct this immediately.

    Photo 69  

    Photo 70  

    43) The water heater vent duct is loose and appears to be less than horizontal. Recommend a qualified hvac contractor correct the same.

    Photo 72  
     
     
    Interior rooms Return to table of contents

    44) One or more 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

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

    Photo 108  
     

    45) The ground fault circuit interrupter (GFCI) electric receptacle above the sink in the downstairs utility room did not trip when tested. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary.

    Photo 63  
     

    46) 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

    47) 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

    48) There is an exhaust duct running through the master bedroom closet. Although this appears to be an insulated duct and was not hot to the touch upon inspection I recommend not placing any clothes or combustable materials within 2" of this duct. Recommend monitoring and having a qualified hvac specialist check for proper installation.

    Photo 101  
     

    49) The bay window in the main living area has two casement windows that are designed to open but are caulked shut and the locking mechanisms do not appear to function properly. The caulking may have been due to water leakage as there are two water stains on the bottom of the window. These stains were tested with a moisture meter and show present moisture. Recommend a qualified contractor replace this window.

    Photo 112  

    Photo 113  

    Photo 114  
     

    50) The front door does will not latch when closed. Repairs should be made as necessary, and by a qualified contractor if necessary. For example, aligning strike plates with latch bolts and/or replacing locksets.

    Photo 28  
     

    51) One or more light fixtures appear to be inoperable including the garage overhead light and one bank of lights in the downstairs living room. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.

    Photo 91  
     

    52) Minor cracks were found on several walls in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.

    Photo 109  

    Photo 110  

    53)   The alarm system panel displayed an error message during this inspection. Recommend asking the owner as to its functionality.

    Photo 29  
     
     
    Bathrooms Return to table of contents

    54) One of the light switches in the master bathroom is damaged and does not turn the light on consistently. This is a safety hazard due to the risk of fire and shock. A qualified electrician should replace it as necessary.

    Photo 103  

    Photo 104  

    55) The toilet in the bathroom off the main bedroom hallway is loose. A qualified contractor should remove the toilet for further evaluation and repairs if necessary. A new wax ring should be installed and toilet should be securely anchored to the floor to prevent movement and leaking.

    Photo 99  

    Photo 100  

    56) Tile and/or grout around one or more bathtubs is damaged or deteriorated. For example, deteriorated or missing grout, cracked, missing or loose tiles, etc. A qualified contractor should evaluate and repair tile and/or grout as necessary.

    Photo 96  

    Photo 105  

    57) The drain in the master bathroom sink is clogged. Drain should be cleared as necessary, and by a qualified plumber if necessary.

    Photo 107  
     

    58) The molding and caulk are deteriorated around the window of the upstairs bathroom. The alarm system tape is also damaged on the window.

    Photo 95  

    Photo 97  

    Photo 98  
     

    59)   The toilet paper holder in the master bathroom is damaged. Recommend having a qualified contractor replace or repair fixtures as necessary.

    Photo 102  
     

    60)   The shower pan in the master bathroom is deteriorated.

    Photo 106  
     
     
    Crawl space Return to table of contents
    Inspection method: Traversed
    Insulation material underneath floor above: Fiberglass roll or batt
    Pier or support post material: Concrete
    Beam material: Solid wood
    Floor structure above: Solid wood joists
    Vapor barrier present: No
    61) One or more sections of wiring that weren't terminated were found. This is a potential safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary. For example, cutting the wire to length and terminating the wire with wire nuts in a securely anchored, covered, properly sized junction box.

    Photo 81  
     

    62) Some wiring is loose, unsupported, or inadequately supported. Standard building practices require non-metallic sheathed wiring to be trimmed to length, attached to runners or to solid backing with fasteners at intervals of 4-1/2 ft. or less. Fasteners should be installed within 12 inches of all enclosures. A qualified, licensed electrician should evaluate and repair as necessary. For example, trim wire to length and/or install staples as needed. One wire is wrapped around the main sewer stack and poses a particular hazard.

    Photo 79  

    Photo 86  

    Photo 87  
     

    63) Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.

    Photo 80  
     

    64) Evidence of prior water intrusion was found in one or more sections of the crawl space. For example, sediment stains on the vapor barrier or foundation, and/or efflorescence on the foundation. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the crawl space. The client(s) should review any disclosure statements available and ask the property owner(s) about past accumulation of water in the crawl space. The crawl space should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, a qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in crawl spaces include:
  • Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
  • Improving perimeter grading
  • Repairing, installing or improving underground footing and/or curtain drains

    Ideally, water should not enter crawl spaces, but if water must be controlled after it enters the crawl space, then typical repairs include installing trenches, gravity drains and/or sump pump(s) in the crawl space.

    Photo 82  

    Photo 83  

    Photo 84  

    Photo 85  

    Photo 89  
     

    65) No vapor barrier is installed. This is a conducive condition for wood destroying insects and organisms due to the likelihood of water evaporating into the structure from the soil. A qualified contractor should install a vapor barrier. Standard building practices require the following:
  • The soil below the vapor barrier should be smooth and free from sharp objects.
  • Seams should overlap a minimum of 12 inches.
  • The vapor barrier should lap up onto the foundation side walls.

    Better building practices require that:
  • Seams and protrusions should be sealed with a pressure sensitive tape.
  • The vapor barrier should be caulked and attached tightly to the foundation side walls. For example, with furring strips and masonry nails.
    66) Insulation under the floor in the crawlspace is damaged, deteriorated, or has fallen down. A qualified contractor should make repairs as necessary to restore the insulation to its original rating.

    Photo 77  

    Photo 78  

    67) Insulation on water pipes is damaged, deteriorated and/or missing in one or more areas. Recommend repairing or installing insulation on water pipes where necessary for better energy efficiency and to prevent water pipes from freezing.

    Photo 115  
     

    68)   The crawlspace entrance is through a wooden panel next to the water heater.

    Photo 76  
     
     
    Kitchen Return to table of contents

    69) The dishwasher drain line is not configured with a "high loop" or "air gap". A high loop is created by routing the drain line up to the bottom surface of the counter top above, and securely fastening it to that surface. It is meant to prevent water from siphoning out of the dishwasher, and to prevent water from the sink drain or food disposal from entering the dishwasher. Some dishwashers have a built-in high loop where one is not required to be configured in the drain line. The clients should try to determine if a high loop is required for this brand and model of dishwasher (review installation instructions, etc.). If one is required, or it cannot be determined if one is not required, then a qualified contractor should install a high loop as per standard building practices.

    Also, no "air gap" is installed. Air gaps are another device meant to prevent water from the sink drain or food disposal from entering the dishwasher. These are required in some municipalities for new construction and when remodeling. The client(s) should consult with a qualified contractor to determine if an air gap should be installed.

    Photo 47  
     

    70) The kitchen appears to have been recently constructed/renovated and the countertops, cabinets and appliances appear to be in good condition. All kitchen appliances worked when operated.

    Photo 45  

    Photo 49  

    Photo 50  

    Photo 51  

    Photo 52  

    Photo 53  

    Photo 54  
     

    71)   There is a garbage disposal attached to the sink. The switch is located inside the cabinet and the unit appears to function. See the following for tips on the use of a garbage disposal.

    http://www.iaphcc.com/Home/MaintenanceTips/GarbageDisposalTips/tabid/152/Default.aspx

    Photo 46  

    Photo 48  
     
    Heating and cooling Return to table of contents
    Primary heating system energy source: Natural gas
    Primary heat system type: Forced air
    Primary A/C energy source: Electric
    Primary Air conditioning type: Split system
    Distribution system: Sheet metal ducts, Flexible ducts
    Manufacturer: General Electric
    Model: BTN730A100A0
    72) The last service date of this system appears to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) 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 and cooling 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. There is also limited access to the chimney clean-out and the owner should ensure this is checked when the unit is serviced.
    For more information visit:
    http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html

    Photo 73  

    Photo 74  

    73) The outdoor air temperature was below 60 degrees Fahrenheit during the inspection. Because of this, the inspector was unable to operate and fully evaluate the cooling system; however, according to the serial number the condensing unit was built in 1981 and is well beyond its expected life expectancy.

    Photo 3  

    Photo 4  

    74) The furnace responded when its controls were operated. The electronic air cleaner was not set to function at the time of this inspection.
    Recommend changing the filter on the Aprilaire humidifier.
    Recommend resealing the venting ductwork to ensure no carbon monoxide fumes enter the house. The client(s) should consult with the property owner(s) as to how it operates and have a qualified heating and cooling contractor evaluate and make repairs if necessary.

    Photo 68  

    Photo 71  

    Photo 75  

    Photo 90  
     
    Plumbing and laundry Return to table of contents
    Water pressure (psi): 65
    Location of main water shut-off valve: southwest corner of crawlspace
    Location of main water meter: in vault on lawn
    Location of main fuel shut-off: southeast corner of garage
    Water service: Public
    Service pipe material: Copper
    Supply pipe material: Copper
    Vent pipe material: Cast iron
    Drain pipe material: Plastic, Cast iron
    Waste pipe material: Plastic, Cast iron
    75) The clothes dryer is equipped with a vinyl or foil, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow. This duct should be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. Most clothes dryer manufacturers specify the use of a rigid or corrugated semi-rigid metal duct. For more information, visit:
    http://www.cpsc.gov/CPSCPUB/PUBS/5022.html

    Photo 66  
     

    76) Copper water supply pipes in homes 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(s) 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(s) 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
    77) Both the washer and dryer are newer models and appear to function properly.

    Photo 64  

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    Photo 67  
     

    78) The water meter is in a vault located on the front lawn.

    Photo 1  

    Photo 2  

    79)   The house main water supply shut-off valve is located in the soutwest corner of the crawlspace.

    Photo 88  
     

     
    This report is a comprehensive analysis of the systems of this house which are required to be covered by a proper NY State home inspection. Some of the concerns are of a more minor nature and almost every home will have some cosmetic and/or technical defects (i.e. minor cracks in driveways). Some of the issues such as the safety concerns should be corrected before occupying the house. Any problem is correctable, it is a matter of weighting the cost to make the corrections to the price you are paying for the house.
    Hi-Tech Home Inspections - Knowledgeable, Conscientious, Trustworthy