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Website: http://www.hohospec.com
Email: john@hohospec.com
Phone: (518) 421-6069
2214 13th St 
Troy NY 12180-3014
Inspector: John Allison
NYS license #16000067163

  

Property Inspection Report

Client(s):  Jim & Sue Client
Property address:  11 Perfect View Lane
Upstate, NY
Inspection date:  Wednesday, October 14, 2015

This report published on Wednesday, January 13, 2016 7:15:12 AM EST

International Association of Certified Home Inspectors
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 safety hazard
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMinor DefectCorrection likely involves only a minor expense
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
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 and Foundation
Basement
Roof
Attic and Roof Structure
Garage or Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Fireplaces, Stoves, Chimneys and Flues
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows
Wood Destroying Organism Findings


General Information
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Report number: 2015-10-14-01
Time started: 9:00 am
Time finished: 11:45 am
Present during inspection: Client, Realtor
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Dry (no rain), Overcast
Temperature during inspection: Cool
Inspection fee: $388
Payment method: Check
Type of building: Single family
Buildings inspected: One house, One detached garage, Guest house
Number of residential units inspected: 1
Occupied: Yes, Furniture or stored items were present

1) Evidence of rodent infestation was found in the form of feces and/or traps in the attic. Consult 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.reporthost.com/?SEALUP
http://www.reporthost.com/?TRAPUP
http://www.reporthost.com/?CLEANUP
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2) Some areas and items at this property were obscured by furniture and/or stored items. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.
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3) When purchasing a new home Hollis Home Inspection recommends changing the locks. Over time, previous owners may have distributed keys to family or friends. A new set of locks would help ensure privacy and security.
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Grounds
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Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Site profile: Moderate slope
Condition of driveway: Appeared serviceable
Driveway material: Gravel
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Stones
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Covered (Refer to Roof section)
Condition of decks, porches and/or balconies: Appeared serviceable
Deck, porch and/or balcony material: Wood
Condition of stairs, handrails and guardrails: Appeared serviceable
Exterior stair material: Concrete

4) Tree noted in close proximity to building. Trees in contact with house may damage building components. Tree limbs may threaten utility lines. Tree root systems may threaten integrity of foundation. Trees may deposit debris which may cause roof deterioration or clog gutters. Trees may encourage vermin or pests to burrow near or enter the home. Recommend pruning trees to achieve at least 10' clearance between tree and home.
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5) Poison ivy was observed growing in one or more areas of the property. Poison ivy can cause swelling and skin irritation when contact is made with skin. Recommend having a qualified person remove poison ivy as necessary.
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6) Thin crack noted in stone lintel supporting structure above window. Although no movement in structure was noted, a crack may allow lintel to sag or put weight on window which may endanger window function or break glass. Recommend monitoring this area for signs of movement. If repairs are necessary recommend hiring a qualified contractor.
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7) Well head observed installed below grade. This may have been done to hide well head. Often well heads are installed above grade to avoid contamination of well. Blue plastic barrel has been repurposed to hold back surround soil from well head. Barrel observed as dented from soil pressure. In this condition soil may not be adequately retained and well head may be more prone to contamination. Recommend hiring a qualified contractor to repair as necessary.
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8) Corner of stone guest house foundation observed without support below. Corner may have washed out from erosion caused by roof runoff. If this continues it may undermine foundation and threaten structure of guest house. Recommend having a qualified contractor make necessary repairs and take precautions to prevent future erosion such as by installing gutters.
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9) One or more areas of stone exterior noted with cracks or missing mortar. This may allow moisture to enter exterior, freeze, and cause further deterioration. Recommend hiring a qualified masonry contractor to repair as necessary.
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10) Sanitary cap of well head noted as loose. A sanitary cap is designed to keep contaminants from coming in contact with potable well water. Without a secure cap debris, insects, or other contaminant may enter well head and come in contact with well water. Recommend securing sanitary cap as necessary.
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11) The soil or grading sloped down towards building perimeters in one or more areas. This can result in water accumulating around building foundations or underneath buildings. It is a conducive condition for wood-destroying organisms. Recommend grading soil so it slopes down and away from buildings with a slope of at least 1 inch per horizontal foot for at least 6 feet out from buildings.
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Exterior and Foundation
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Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, 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 seismic reinforcement.
Wall inspection method: Viewed from ground
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame, Stone
Wall covering: Wood, Stucco, Stone
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Unfinished basement
Foundation/stem wall material: Poured in place concrete, Stone

12) One or more sections of siding and/or trim were loose, split and/or missing. Recommend that a qualified person repair, replace or install siding or trim as necessary.
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13) Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.
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Basement
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Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are also excluded from this inspection. Note that the inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.

The inspector does not guarantee or warrant that water will not accumulate in the basement in the future. Access to the basement during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so. The inspector does not determine the adequacy of basement floor or stairwell drains, or determine if such drains are clear or clogged.

Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity.
Condition of floor substructure above: Appeared serviceable
Pier or support post material: Wood
Beam material: Laminated wood
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Appeared serviceable
Insulation material underneath floor above: Fiberglass roll or batt

14) Staining noted on sill plate in basement. Stains which are indicative of moisture infiltration were observed on sill plate near area of reverse exterior grading. This may indicate roof runoff or ground moisture entering basement. Recommend hiring a qualified contractor to take precautions to reduce basement moisture infiltration such as improve exterior grade and install gutters.
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15) Dehumidifier noted installed in basement. A dehumidifier may indicate past or ongoing issues with moisture in the basement. Maintaining a dry basement may require use of dehumidifier. Recommend consulting with owner regarding past use and need for basement dehumidification. It is also recommended to monitor basement for signs of moisture accumulation.
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16) Some moisture staining noted in basement of guest house. This may indicate a past leak in the roof or plumbing. No leak or standing water noted in guest house basement at time of inspection. However, client may want to discuss potential cause of moisture staining with seller before purchase. No ventilation noted in guest house basement. Recommend adding ventilation to guest house basement to help reduce moisture accumulation in basement.
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Roof
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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; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions performed adequately or were leak-free.
Roof inspection method: Traversed
Condition of roof surface material: Appeared serviceable
Roof surface material: Metal shingle
Roof type: Hipped, Flat or low slope
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation (see comments below)

17) The majority of the roof did not have gutters installed. Without gutters installed rainwater may be deposited close to the house and foundation. This may cause damage to exterior surfaces, add moisture to the basement, or create moist conditions which may encourage wood destroying organisms or mold growth. Recommend hiring a qualified contractor to install gutters and downspouts as necessary.
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Attic and Roof Structure
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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. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic inspection method: Partially traversed
Condition of roof structure: Appeared serviceable
Roof structure type: Rafters
Ceiling structure: Ceiling joists
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Ceiling insulation material: Fiberglass roll or batt
Vermiculite insulation present: None visible
Vapor retarder: None visible
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Ridge vent(s), Open soffit vents

18) Attic spaces greater than 30 inches in height appeared to exist in this building, but no access points were found. Standard building practices require that access points be installed for attic spaces more than 30 inches in height for periodic evaluation. Recommend that a qualified person install attic access points where missing and per standard building practices (e.g. adequate size, insulated, weatherstripped). A qualified person should fully evaluate these attic spaces and roof structures. These areas are excluded from this inspection.
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19) One or more exhaust fans in the attic had no duct to route the exhaust air outside. As a result, conditioned air will enter the attic when the fan is operated. This can result in excessive moisture in the attic. Recommend that a qualified contractor install ducting per standard building practices. Typically, this includes a duct with R-4 rated insulation permanently attached to a vent hood or cap installed on the roof or at an exterior wall.
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20) Not all soffits observed as vented in attic. Insulation was observed obscuring soffits in one or more areas. If soffit vents exist, insulation may greatly reduce the efficacy of these vents. No issues related to poor/inadequate ventilation were noted in attic at time of inspection. However, it is recommended to monitor these areas for proper ventilation periodically.
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Garage or Carport
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Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Detached
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
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: Appeared serviceable
Garage ventilation: Adequate

21) The automatic opener for one or more garage vehicle doors didn't reverse when the photoelectric sensors were blocked. These sensors should reverse the door when closing to prevent injury when a person or pet passes through the sensors' beam. This is a safety hazard. A qualified person should repair as necessary. For more information on garage door safety issues, visit:
http://www.reporthost.com/?GDPES
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22) One or more automatic door openers were malfunctioning. Recommend that a qualified contractor evaluate and repair or replace opener(s) as necessary.
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23) One or more garage vehicle doors wouldn't close with the automatic opener because the opener auto-reversed while the door was closing. This can be caused by photoelectric sensors being out of adjustment, the door binding, the mechanical auto-reverse sensor having problems, etc. A qualified person should evaluate and repair as necessary.
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24) No gutters were installed on garage roof. Gutters are designed to carry rainwater away from garage and foundation. Without gutters installed garage may be more prone to moisture damage and deterioration. Recommend hiring a qualified contractor to install gutters as necessary.
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25) One or more areas of the garage's sill plate may not be anchored securely to the slab. One or more nuts observed missing from bolts designed to attach sill plate to slab foundation. Without nuts installed garage wall may not be securely attached to foundation and may shift. Recommend hiring a qualified contractor to evaluate and repair as necessary.
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26) Area of garage roof observed with potential leak. Staining indicative of roof leak noted on underside of garage roof overhang in rear of garage. Transition between roof planes may not be properly flashed. This may cause deterioration of roof covering or decking. Recommend having a qualified roofer repair as necessary.
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Electric
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Limitations: The following items are not included in this inspection: generator systems, transfer switches, 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, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Electric service condition: Appeared serviceable
Primary service type: Underground
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 200
System ground: Ground rod(s) in soil
Condition of main service panel: Appeared serviceable
Condition of sub-panel(s): Appeared serviceable
Location of main service panel #A: Basement
Location of sub-panel #C: Basement
Location of sub-panel #D: Guest house
Location of sub-panel #E: Garage
Location of main disconnect: Breaker at bottom of main service panel
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: (BX) Armor clad flexible
Solid strand aluminum branch circuit wiring present: None visible
Ground fault circuit interrupter (GFCI) protection present: Yes
Arc fault circuit interrupter (AFCI) protection present: No
Smoke alarms installed: Yes, but not tested
Carbon monoxide alarms installed: Yes, but not tested

27) One or more electric receptacles (outlets) and/or the boxes in which they were installed were loose and/or not securely anchored. Wire conductors can be damaged due to repeated movement and/or tension on wires, or insulation can be damaged. This is a shock and fire hazard. Recommend that a qualified electrician repair as necessary.
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28) One or more outlets were observed with open grounds. This may be due to 2 prong outlets being replaced with 3 prong outlets without properly grounding the outlet. Open grounds may not protect occupants or appliances from electric surges or electric shock. Recommend hiring a qualified electrical contractor to repair as necessary.
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29) One or more cover plates for switches, receptacles (outlets) or junction boxes were missing or broken. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary.
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30) One or more wires inside panel(s) #C were loose, and were not terminated. This poses a safety hazard for shock and/or fire. Recommend that a qualified electrician remove any abandoned wiring or repair as necessary. For example, by trimming wires to length and installing wire nuts.
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31) One or more light fixtures were inoperable (didn't turn on when nearby switches were operated). Recommend further evaluation by replacing bulbs and/or consulting with the property owner. If replacing bulbs doesn't work and/or no other switch(es) can be found, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary.
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Plumbing / Fuel Systems
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Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression 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
Water service: Private well
Location of main water shut-off: Basement
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Sump pump installed: Yes
Condition of sump pump: Appeared serviceable
Sewage ejector pump installed: Yes
Condition of sewage ejector pump: Appeared serviceable
Condition of fuel system: Appeared serviceable
Visible fuel storage systems: Above ground, propane tank, in yard
Location of main fuel shut-off valve: At propane tank, At building exterior

32) Water was discolored when bathtubs or sinks were filled, or when showers were operated. This can be caused by water stagnating in water supply pipes, rust accumulating in pipes or in the water heater, or sediment being present in the water supply. Recommend flushing the water supply piping and the water heater. If that fails to resolve the issue, then have a qualified plumber evaluate and repair as necessary.
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33) One or more flexible plumbing lines noted as kinked. Kinked lines may reduce flow and increase potential for leaks due to breakage. Recommend having a qualified plumber repair as necessary.
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34) Condensation noted on supply plumbing in basement. When cool water enters basement which is warmer condensation forms on the cool pipes and may drip below. This may add moisture to basement which may cause deterioration to surfaces, components, or utilities. Recommend hiring a qualified plumber to repair as necessary such as by installing insulation on supply pipes.
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35) One or more copper water supply pipes had substandard support or were loose. Leaks can occur as a result. Copper supply pipes should have approved hangers every 6-8 feet. If hangers are in contact with the copper pipe, they should be made of a material that doesn't cause the pipes or hangers to corrode due to contact of dissimilar metals. Recommend that a qualified person install hangers or secure pipes per standard building practices.
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36) Based on visible components or information provided to the inspector, this property appeared to have a private sewage disposal (septic) system. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Generally, septic tanks should be pumped and inspected every 3 years. Depending on the type of system and municipal regulations, inspection and maintenance may be required more frequently, often annually. Recommend the following:
  • Consult with the property owner about this system's maintenance and repair history
  • Review any documentation available for this system
  • Review inspection and maintenance requirements for this system
  • That a qualified specialist evaluate, perform maintenance and make repairs if necessary
For more information, visit:
http://www.reporthost.com/?SEPTIC
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37) Based on visible equipment or information provided to the inspector, the water supply to this property appeared to be from a private well. Private well water supplies are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. The inspector does not test private well water for contamination or pollutants, determine if the supply and/or flow are adequate, or provide an estimate for remaining life of well pumps, pressure tanks or equipment. Only visible and accessible components are evaluated. Recommend the following:
  • That a qualified well contractor fully evaluate the well, including a pump/flow test
  • That the well water be tested per the client's concerns (coliforms, pH, contaminants, etc.)
  • Research the well's history (how/when constructed, how/when maintained or repaired, past performance, past health issues)
  • Document the current well capacity and water quality for future reference
For more information, visit:
http://www.reporthost.com/?WELL
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38) A sewage ejector pump was installed on the premises. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. These systems are typically sealed and involve moving parts. They are subject to clogging and/or damage from disposal of items such as disposable diapers and sanitary napkins. Recommend that this pump and related equipment (piping, valves, etc.) be evaluated by a qualified plumber and repaired if necessary. This should be done per the manufacturer's recommendations in the future, or annually if unable to verify the manufacturer's recommendations. Typically, these pumps have a lifespan of 7-10 years. For more information, visit:
http://www.reporthost.com/?SEWEJPMP
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39) A sump pump was installed in the basement. These are specialty systems and only a limited evaluation was performed as part of this inspection. The inspector does not determine the adequacy of sump pumps and their associated drainage systems. The presence of a sump pump may indicate that water routinely accumulates below or inside the structure. Recommend asking the property owner how often the sump pump operates and for how long at different times of the year. The client should be aware that the service life of most sump pumps is 5-7 years, and that the pump may need replacing soon depending on its age and how often it operates.
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40) House was served by private well. Well head noted at right side of house. Well system components observed included main water shutoff, pressure tank, and pressure gauge installed in both main house and guest house. Pressure noted within normal range. Well system appeared to function as designed.
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Water Heater
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Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. 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 or a shut-off valve to be operated.
Condition of water heater: Appeared serviceable
Type: Integral with heating system, with storage tank
Energy source: Propane
Temperature-pressure relief valve installed: Yes
Location of water heater: Basement
Hot water temperature tested: No
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable

41) No drain line was installed for the temperature-pressure relief valve. 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. Recommend that a qualified plumber install a drain line per standard building practices.
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42) Hot water was received at the tap on day of inspection. Hot water was provided by Buderus brand 79 gallon storage tank. Water heater is powered by indirect propane fired boiler which provides hot water to radiant heating system as well. For information on boiler see HVAC section. Plumbing supply valve, TPR valve and drain cock noted installed. Storage tank age was referenced from serial number as 9 years old (c. 2006). Recommend following manufacturer's recommendations for necessary maintenance in order to promote proper and continued function of water heater.
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43) Hot water of guest house was provided by electric 30 gallon water heater installed in basement of guest house. Hot water was not received at guest house fixtures. Water heater may have been shut down at time of inspection. Plumbing supply valve, TPR valve, and drain cock all noted installed. Water heater age was referenced from info label as 10 years old (c. 2005). This puts water heater near the end its 10-12 year expected useful lifespan. Recommend consulting with seller regarding function of water heater. If repair is necessary recommend hiring a qualified plumber.
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Heating, Ventilation and Air Condition (HVAC)
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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 or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Radiant
General heating distribution type(s): Pipes, in-floor
Condition of hydronic or steam heat system: Appeared serviceable
Type of hydronic or steam heat: In-floor
Hydronic or steam heat fuel type: Propane
Condition of burners: Appeared serviceable
Type of combustion air supply: Intake duct
Condition of venting system: Appeared serviceable
Condition of cooling system and/or heat pump: Not tested
Cooling system and/or heat pump fuel type: Electric
Type: Split system
Condition of controls: Not determined (system inoperable)
Condition of electric heaters (not forced air): Appeared serviceable
Electric heater type (not forced air): Baseboard

44) Leak in fitting noted within the boiler system. Crusty mineral deposits and staining indicative of water leak noted. In this condition fitting may be loose or may not be properly installed. Leak may allow moisture to accumulate on other heating system components and cause deterioration. Recommend having a qualified HVAC contractor repair as necessary.
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45) Large gap noted in ductwork installed in left side attic. Rectangular area observed as not sealed between air handler unit and main duct trunk. This may reduce AC efficiency, allow conditioned air to escape into attic, and may allow unwanted objects, debris or vermin to enter AC system. Recommend having a qualified HVAC technician repair as necessary.
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46) Condensate line observed as loose. Condensate line could be easily pulled out as fittings did not appear to be glued together. This may allow condensate to enter attic and cause deterioration to finished surfaces below or encourage mold growth. Recommend hiring a qualified HVAC technician to repair as necessary.
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47) Boiler fired and gave heat on day of inspection. Buderus brand high efficiency on demand propane fired boiler observed in good functional order. TPR valve and extension, gas supply valve, electric service switch, and blue colored gas flame all noted. Boiler also had integral indirect water heating system installed (See Water Heater Section). Age of boiler was referenced from serial number as 8 years old (c. 2007). This puts boiler at about 1/4 of the way through its 25 year expected useful lifespan. Recommend having boiler serviced annually by a qualified HVAC technician to help promote proper function and long life.
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48) Home observed with two air conditioning systems installed. AC 1 evaporator unit was a Nordyne brand was installed in right side attic space. Insulated ductwork noted running to ceiling mounted registers. Evaporator/air handler unit noted installed on condensate catch pan. Electric service switch noted installed on unit. Air filter compartment required tools to access and therefore was not inspected. Recommend checking filter monthly for necessary replacement. AC could not be tested as the weather was below 65 degrees. Age of evaporator unit was referenced from serial number as 9 years old (c. 2006). Recommend having a qualified HVAC technician service unit as necessary to promote proper function.
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49) Home observed with two air conditioning systems installed. AC 2 evaporator unit was a Nordyne brand was installed in left side attic space. Insulated ductwork noted running to ceiling mounted registers. Evaporator/air handler unit noted installed on condensate catch pan. Electric service switch noted installed on unit. Air filter compartment required tools to access and therefore was not inspected. Recommend checking filter monthly for necessary replacement. AC could not be tested as the weather was below 65 degrees. Age of evaporator unit was referenced from serial number as 9 years old (c. 2006). Recommend having a qualified HVAC technician service unit as necessary to promote proper function.
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50) Home observed with two air conditioning systems installed. AC 1 condenser unit was a Heil brand was installed on right side of building. Electric service switch noted installed near unit. AC refrigerant lines, insulation, footing pad, and unit all observed in good condition. AC could not be tested as the weather was below 65 degrees. Age of condenser unit was referenced from serial number as 9 years old (c. 2006). Recommend having a qualified HVAC technician service unit as necessary to promote proper function.
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51) Home observed with two air conditioning systems installed. AC 2 condenser unit was a Heil brand was installed on left side of building. Electric service switch noted installed near unit. AC refrigerant lines, insulation, footing pad, and unit all observed in good condition. AC could not be tested as the weather was below 65 degrees. Age of condenser unit was referenced from serial number as 8 years old (c. 2007). Recommend having a qualified HVAC technician service unit as necessary to promote proper function.
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52) Several electric baseboard heaters observed installed. Heaters were controlled by knob attached to unit. All units discovered were tested and provided heat. Use of electric baseboard heaters may be necessary in order to maintain pipes from freezing. Recommend monitoring these areas and using heaters as necessary in colder months to maintain thawed pipes.
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53) The outdoor air temperature was below 65 degrees Fahrenheit during the inspection. Air conditioning systems can be damaged if operated during such low temperatures. Because of this, the inspector was unable to operate and fully evaluate the cooling system.
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Fireplaces, Stoves, Chimneys and Flues
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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, and also does not 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, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
Condition of wood-burning fireplaces, stoves: Appeared serviceable
Wood-burning fireplace type: Masonry
Condition of chimneys and flues: Required repair, replacement and/or evaluation (see comments below)
Wood-burning chimney type: Masonry

54) A significant amount of creosote or burning by-products (ash, soot, etc.) was visible in one or more chimneys. This is a potential fire hazard and a sign that chimney system maintenance has been deferred. The client should be aware that the type and quality of wood burned, and the moisture content of the wood, will affect the rate at which burning by-products accumulate in the chimney. When wood-burning devices are used regularly, they should be cleaned annually at a minimum. A qualified contractor should evaluate, clean, and repair if necessary.
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55) No spark screen or rain cap was installed at one or more chimney flue terminations. Spark screens reduce the chance of embers exiting the flue and causing fires. They also prevent wildlife (e.g. birds, rodents, raccoons) from entering flues. Rain caps prevent water from entering flues, mixing with combustion deposits and creating caustic chemicals which can corrode flues. They also prevent damage to masonry from freeze-thaw cycles and prevent metal components (e.g. dampers, metal firebox liners) from rusting. Recommend that a qualified person install rain caps with spark screens per standard building practices where missing.
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56) Fireplace observed with moisture in hearth. Rainwater may have entered chimney from open flue. No cain cap was observed installed on top of chimney. Moisture may accumulate and cause damage to fireplace or interior surfaces or components. Recommend hiring a qualified chimney sweep to repair as necessary.
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57) Spalling brick noted on chimney. Spalling brick is often a result of moisture trapped beneath brick surface which freezes and causes the brick surface to slough off. Recommend hiring a qualified masonry contractor to evaluate and repair as necessary.
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58) Flashing around chimney noted bent in one area. Flashing should sit down against brick surface. Bent flashing may allow moisture behind flashing. Recommend having a qualified contractor repair as necessary.
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59) A level 2 chimney inspection performed by a qualified chimney contractor is recommended before use of fireplace. A level 2 inspection will verify the condition of the chimney flue which was not visible at time of inspection. A level 2 inspection is the best way to ensure the safe and proper operation of the fireplace, chimney, and flue.
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Kitchen
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Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; 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. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of dishwasher: In use
Condition of range, cooktop or oven: Appeared serviceable
Range, cooktop or oven type: Propane
Type of ventilation: Hood or built into microwave over range or cooktop
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: Appeared serviceable

Bathrooms, Laundry and Sinks
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Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; 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: Full bath, first floor
Location #B: 3/4 bath, first floor
Location #C: Laundry room/area, basement
Location #D: 3/4 bath, Guest house
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: 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 ventilation systems: Appeared serviceable
Bathroom and laundry ventilation type: Central exhaust fan, with individual ducts
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes

60) The hot and/or cold water supply flow for the sink at location(s) #C was low or inoperable. Recommend that a qualified plumber evaluate and repair as necessary.
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61) Evidence of moisture damage was observed in bathroom of guest house. Staining indicative of plumbing leak noted on floor of bathroom. This may be related to moisture staining found in basement (See Basement section). Recommend consulting with seller regarding past plumbing leaks. If repairs are necessary recommend hiring a qualified contractor.
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62) Dryer vent duct observed joined or sealed with duct tape. Despite its name, duct tape is not an approved material for use to seal ducts or dryer vents. Duct tape is an inferior product for this application because it cannot stand up to the heat and is therefore likely to come loose. Recommend replacing duct tape with an approved material for use in sealing dryer ducts.
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63) Drain stopper mechanism noted in disrepair. Stopper rod did not appear to be attached to stopper. Recommend repair as necessary by a qualified contractor.
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64) One or more bathroom exhaust vent screens observed with dust or debris. In this condition bath vent may not function as effectively or efficiently. Recommend cleaning duct screens as necessary.
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65) Laundry was observed installed in basement. Water supply plumbing, waste standpipe, dryer vent hookup, and power supply all observed in good condition. Washer and Dryer were in use at time of inspection and therefore were not tested.
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Interior, Doors and Windows
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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; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues 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, drawer, cabinet door or closet door 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 and/or source of odors is not within the scope of this inspection.
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Wood
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Wood, Multi-pane, Hopper
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall
Ceiling type or covering: Drywall or plaster
Condition of flooring: Appeared serviceable
Condition of concrete slab floor(s): Appeared serviceable
Flooring type or covering: Wood or wood products, Tile
Condition of stairs, handrails and guardrails: Appeared serviceable

66) Glass in one or more windows was cracked, broken and/or missing. Recommend that a qualified contractor replace glass where necessary.
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67) One or more window screens were damaged or deteriorated. These window(s) may not provide ventilation during months when insects are active. Recommend replacing window screens as necessary.
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68) One or more walls were cracked. Recommend that a qualified person repair as necessary.
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69) Exterior storm door serving guest house observed with loose glass. This may allow glass to rattle or break. Recommend repair as necessary by a qualified contractor.
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70) Front screen door noted without closer installed. It appeared that gas cylinder/closer had been removed at some point. This may be inconvenient when entering/exiting the home especially with hands full as door will have to be manually pulled closed. Recommend repair as necessary by qualified contractor.
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71) Screens were missing from many windows. These windows may not provide ventilation during months when insects are active.
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Wood Destroying Organism Findings
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Limitations: This report only includes findings from accessible and visible areas on the day of the inspection. In addition to the inaccessible areas documented in this report, examples of other inaccessible areas include: sub areas less than 18 inches in height; attic areas less than 5 feet in height, areas blocked by ducts, pipes or insulation; areas where locks or permanently attached covers prevent access; areas where insulation would be damaged if traversed; areas obscured by vegetation. All inaccessible areas are subject to infestation or damage from wood-destroying organisms. The inspector does not move furnishings, stored items, debris, floor or wall coverings, insulation, or other materials as part of the inspection, nor perform destructive testing. Wood-destroying organisms may infest, re-infest or become active at any time. No warranty is provided as part of this inspection.
Visible evidence of active wood-destroying insects: Yes
Visible evidence of active wood decay fungi: Yes
Visible evidence of past wood-destroying insects: No
Visible evidence of past wood decay fungi: No
Visible evidence of damage by wood-destroying insects: Yes
Visible evidence of damage by wood decay fungi: Yes
Visible evidence of conditions conducive to wood-destroying organisms: Yes
Location #A: Rear wooden  screen door
Location #B: Soffit area on left side roof

72) Evidence of active infestation of unspecified wood-destroying insects was found at location(s) #A in the form of dead insect body parts and/or frass with visible wood damage. Recommend the following:
  • Correct any conducive conditions for wood-destroying organisms mentioned in this report.
  • Consult with the property owner about any history of infestation.
  • Have a state-licensed pest control operator evaluate further and treat as necessary.
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73) Evidence of active infestation of carpenter bees was found at location(s) #B in the form of frass with visible wood damage. Recommend the following:
  • Correct any conducive conditions for wood-destroying organisms mentioned in this report.
  • Consult with the property owner about any history of infestation.
  • Have a state-licensed pest control operator evaluate further and treat as necessary.
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Thank you for hiring Hollis Home Inspection LLC. It is our honor to be a part of your home buying process. Our goal is to communicate our findings clearly and concisely. We encourage our clients to contact us with any questions or concerns. Please call/text us: (518) 421-6069 of emails us: john@hohospec.com. We look forward to hearing from you.