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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):  Stephen Homeowner
Property address:  33 Yellow Brick Road
Pleasantdale, NY
Inspection date:  Thursday, October 08, 2015

This report published on Wednesday, January 13, 2016 7:23:46 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 typeMajor DefectCorrection likely involves a significant expense
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern 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
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: 2015-10-08-01
Time started: 10:00 am
Time finished: 12:00 pm
Present during inspection: Realtor
Client present for discussion at end of inspection: No
Weather conditions during inspection: Dry (no rain), Sunny
Temperature during inspection: Cool
Inspection fee: $388
Payment method: Check
Type of building: Single family
Buildings inspected: One house
Number of residential units inspected: 1
Age of main building: C. 1815
Source for main building age: Municipal records or property listing
Front of building faces: North
Main entrance faces: North
Occupied: No

1) Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:
http://www.reporthost.com/?EPA
http://www.reporthost.com/?CPSC
http://www.reporthost.com/?CDC

2) Some areas and items at this property were obscured by 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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4) Security system installed on property was not inspected. Recommend consulting with seller and/or security company regarding use, coverage, and maintenance.
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5) Single family home observed with split utilities. 2 electric meters, 2 electric panels, 2 gas meters, and 2 furnaces were observed. This may indicate a history of 2 family split of home. If 2 family split is desired it may be achieved relatively easily and inexpensively.
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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: Level
Condition of driveway: None
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
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: Required repairs, replacement and/or evaluation (see comments below)
Deck, porch and/or balcony material: Wood
Condition of stairs, handrails and guardrails: Appeared serviceable
Exterior stair material: Concrete

6) Two story porch installed on left side of house may have settled. Gap noted where porch roof meets house which may indicate past movement of porch. Slope of porch floor seemed greater than normal. Footing under porch were not observed. Support posts under porch disappeared under ground surface. Porch may not be footed properly which may have allowed sinking of porch. If not addressed continued settling may occur. Recommend hiring a qualified contractor to evaluate and repair as necessary.
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7) Soil was in contact with one or more wooden deck, porch or balcony support posts. This is a conducive condition for wood destroying organisms. Even if posts are made of treated wood, the cut ends below soil may not have been field treated. Recommend grading soil or repairing as necessary to prevent wood-soil contact.
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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
Wall covering: Wood, Aluminum
Condition of foundation and footings: Required repairs, replacement and/or evaluation (see comments below)
Apparent foundation type: Unfinished basement
Foundation/stem wall material: Stone
Footing material (under foundation stem wall): Not determined (inaccessible or obscured)

8) Some sections of siding and/or trim were loose, split and/or substandard. Recommend that a qualified person repair, replace or install siding or trim as necessary.
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9) One or more holes or gaps were found in siding or trim. Vermin, insects or water may enter the structure. Recommend that a qualified contractor repair as necessary.
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10) 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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11) The paint or stain finish in some areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this.
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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, Steel
Beam material: Solid wood
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Appeared serviceable
Insulation material underneath floor above: Fiberglass roll or batt

12) The ceiling height over stairs at one or more locations was too low and poses a safety hazard, especially for tall people. Ceilings over stairs should be at least 6 feet 8 inches high. At a minimum, be aware of this hazard, especially when guests who are not familiar with the stairs are present. Recommend that a qualified contractor repair per standard building practices.
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13) Guardrails at one or more locations with drop-offs higher than 30 inches had gaps that were too large. This poses a safety hazard for children (e.g. falling, getting stuck in railing). Guardrails should not have gaps or voids that allow passage of a sphere equal to or greater than 4 inches in diameter, or 6 inches in diameter at triangular spaces between stair edges and guardrails. Recommend that a qualified contractor repair or replace guardrails per standard building practices.
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14) Treads for stairs at one or more locations were less than 10 inches deep and pose a fall or trip hazard. Stair treads should be at least 10 inches deep. At a minimum, be aware of this hazard, especially when guests who are not familiar with the stairs are present. Recommend that a qualified contractor repair per standard building practices.
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15) The foundation wall may need structural repair. The foundation under the Front street side of building noted as bowed and out of plumb. Stone foundation wall appeared to bulge towards the basement at the middle. This could be the result of trapped moisture in or behind foundation which has heaved from freezing. Regardless of cause, in this condition foundation wall may continue to push in towards basement. This may threaten foundation's ability to retain soil and support home above. It is recommended to have a qualified structural engineer evaluate or qualified foundation specialist evaluate foundation and repair as necessary. If structural repairs are necessary it is likely repair costs will exceed $1500.
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16) One or more adjustable steel columns were found. Some adjustable steel columns are rated for permanent use, but some are not. Based on the inspector's observations, columns in this building may not be rated for permanent use and may pose a safety risk for collapse. Recommend that a qualified contractor familiar with regulations surrounding use of such columns evaluate and repair if necessary, and per standard building practices.
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17) One or more support posts were not positively secured to the beam above. While this is common in older homes, current standards require positive connections between support posts and beams above for earthquake reinforcement. Recommend that a qualified contractor repair per standard building practices. For example, by installing metal plates, plywood gussets or dimensional lumber connecting posts and beams.
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18) Basement observed with elevated moisture content. Dehumidifier and desiccant bags noted. Basements high in moisture are more likely to attract mold, wood rot, rust, and Wood Destroying Organisms. It is recommended to hiring a qualified contractor to take necessary steps to reduce moisture in basement including improving roof and site drainage, fixing plumbing leaks, sealing cracks in foundation wall, increasing basement ventilation, etc.
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19) One or more steel support columns observed deteriorated at the base. Base of support post was observed with rusty and flaking apart. This may be due to contact with water or high moisture content in basement. If not addressed, posts may continue to deteriorate and fail to adequately support load of house beam. Recommend reducing moisture in basement and hiring a qualified contractor to repair support column(s) as necessary.
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20) One or more areas of rotten wood was discovered in the basement. Wood felt dry to the touch however rotten wood is an indication of moisture in the basement. Even though no Wood Destroying Organisms were observed, all rotten wood should be removed to prevent infestation of Wood Destroying Organisms. Recommend hiring a qualified contractor to repair as necessary and take precautions to reduce moisture in basement.
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21) One or more support posts appear to have been added since the original construction based on the inspector's observations. Such posts may have been added to reduce bounce or sag in floors above. Consult with the property owner about this, or that a qualified contractor evaluate and make permanent repairs per standard building practices if necessary.
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22) Stored wood was observed in contact with soil/floor in basement in one or more areas. Wood may wick moisture from soil and deteriorate. This may compromise structure of wood components, may be conducive to wood destroying organisms, or may encourage mold growth. Recommend removing stored wood from basement floor.
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23)   One or more basement windows observed as sealed or blocked off. Basement windows not only allow light to enter basement but also allow necessary ventilation. Without operable basement windows moisture may accumulate in basement which could lead to deterioration of surfaces or structural components, Wood Destroying Organisms, or mold growth. Recommend having a qualified contractor repair as necessary.
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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: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation (see comments below)

24) One or more downspouts were incomplete. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
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25) Roof observed in fair condition on day of inspection. Architectural asphalt shingles noted in good condition. Roof flashing appeared to be intact. Ridge vent noted installed on roof ridge. Roof is estimated to be approximately midspan through its 30 year expected useful life. Flat section of roof had roll roofing applied. Some wear noted on flat roof section. Roof drain noted as clear or debris on day of inspection. Recommend frequent inspection of roof drain in order to keep clear of debris.
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26) Roof ridge noted as slumping. A slight sag in the ridge line was noted on the roof. Construction of older homes such as this one are more likely to show roof ridge sagging due to rafter sizing and settling of structure. It is recommended to monitor roof and structure for continued movement. If further movement of structure is found it is recommended to hire a structural engineer or qualified contractor to evaluate and repair as necessary.
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27) Heat tapes were installed at the lower edges of one or more roof sections. Heat tapes are electrically heated wires that are installed to prevent ice dams, and may be an indication that ice dams have been a problem previously. Ice dams form when snow melting on a warm roof refreezes at the cold, lower-roof edges. Resultant leaks often cause damage to the structure. For example, water-stained ceilings, loosened roof shingles, sagging and ice-filled gutters, peeling paint, and damaged drywall or plaster. Snow melting on the roof is usually caused by a warm attic, which in turn is caused by substandard ceiling insulation, a substandard air seal between living spaces and the attic or roof structure, and/or substandard ventilation in the attic or roof structure. Please note any other comments in this report regarding substandard attic or roof structure insulation or ventilation. Monitor the roof surface after snow falls and during subfreezing temperatures. If ice dams form, then recommend that a qualified contractor repair as necessary. Examples of repairs for air leaks include:
  • Improving ventilation and insulation in the attic or roof structure
  • Improving the air seal between living spaces and the attic or roof structure
  • Installing sheet-metal "ice belts" along the lower edges of the roof
  • Installing a metal roof
  • Installing a rubberized membrane beneath shingles along the lower edges of the roof
Note that heat tapes often don't work and can also cause damage. They make shingles brittle, can be expensive to install and use (cost of electricity), and can leak water through loose fasteners. They may also pose a fire hazard.

For more information, visit:
http://www.reporthost.com/?ICEDAM
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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: Not determined (inaccessible or obscured)
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Ceiling insulation material: Fiberglass roll or batt, Cellulose loose fill
Vermiculite insulation present: None visible
Vapor retarder: None visible
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Ridge vent(s), Enclosed soffit vents

28) Mechanical equipment such as HVAC equipment was installed in the attic but no floored path was installed to access equipment was noted. Standard building practices require a floored path to access and maintain installed equipment. Without path installed servicing equipment may be difficult or unsafe. Recommend having a qualified contractor evaluate and repair as necessary.
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29) One or more attic access hatches or doors were not insulated, or had substandard insulation. Weatherstripping was also missing or substandard. Recommend installing weatherstripping and insulation per current standards at hatches or doors for better energy efficiency. For more information, visit:
http://www.reporthost.com/?ATTACC
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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: Overhead
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 100
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 100
System ground: Ground rod(s) in soil, Cold water supply pipes
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Basement
Location of main service panel #B: 2nd floor closet
Location of main disconnect: Breaker at top of main service panel, At main disconnect panel outside
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Non-metallic sheathed, (BX) Armor clad flexible, Copper
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

30) One or more electric receptacles (outlets) at the kitchen, bathroom(s), exterior and/or basement had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:
  • Outdoors (since 1973)
  • Bathrooms (since 1975)
  • Garages (since 1978)
  • Kitchens (since 1987)
  • Crawl spaces and unfinished basements (since 1990)
  • Wet bar sinks (since 1993)
  • Laundry and utility sinks (since 2005)
For more information, visit:
http://www.reporthost.com/?GFCI
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31) Energized "knob and tube" wiring was found at one or more locations. This type of wiring was commonly installed prior to 1950. It is ungrounded and considered unsafe by today's standards. Over time, the wire's insulation can become brittle and fall apart or wear thin, resulting in exposed conductors and a risk of shock and/or fire. This wiring is also easily damaged by covering it with insulation (a common practice), and incorrectly tapping new wiring into it.

It is not within the scope of this inspection to determine what percentage of this property's wiring is of the knob-and-tube type, or to determine what percentage of the knob and tube wiring is energized versus abandoned. Recommend that a qualified electrician evaluate this wiring and make repairs or replace wiring as necessary.

Note that some insurance companies may be unwilling to offer homeowner's insurance for properties with knob and tube wiring. Consult with your insurance carrier regarding this. For more information, visit:
http://www.reporthost.com/?KNOBTUBE
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32) 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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33) One or more electric receptacles (outlets) were incorrectly wired with an open neutral. Recommend that a qualified electrician repair as necessary.
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34) Panel(s) #B had inadequate working space. This is a safety hazard when opening or working in panels. Electric panels should have the following clearances:
  • An open area 30 inches wide by 3 feet deep in front of the panel
  • 6 feet 6 inches of headroom in front of the panel
  • The wall below the panel is clear to the floor
  • The center of the grip of the operating handle of the switch or circuit breaker not more than 6 feet 7 inches above the floor or working platform
Recommend that a qualified contractor repair or make modifications per standard building practices. If panels must be opened for repairs, then a qualified electrician should perform repairs.
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35) One or more circuit breakers in panel(s) #B were "double tapped," where two or more wires were installed in the breaker's lug. Most breakers are designed for only one wire to be connected. This is a safety hazard since the lug bolt can tighten securely against one wire but leave other(s) loose. Arcing, sparks and fires can result. Recommend that a qualified electrician repair as necessary. For more information, visit:
http://www.reporthost.com/?DBLTAP
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36) 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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37) One or more wires inside panel(s) #B 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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38) One or more outlets were found obscured by shelving. Covered outlet may prevent maintenance/service. This is a fire hazard. Recommend hiring a qualified electrician to provide access to obscured outlets.
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39) One or more knockouts were missing from panel(s) #B. Holes in panels are a potential fire hazard if a malfunction ever occurs inside the panel. Rodents can also enter panels through holes. Recommend that a qualified person install knockout covers where missing and per standard building practices.
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40) One or more wires inside panel(s) #A and B 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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41) 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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42) One or more "plug-in" type carbon monoxide alarms were found. Because such CO alarms can be easily removed, recommend that the client verify that CO alarms haven't been removed upon taking occupancy. If removed, then recommend installing new CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. Note that some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. For more information, visit:
http://www.reporthost.com/?COALRM
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43) One or more globes or covers for light fixtures were missing or damaged. Recommend replacing as necessary to avoid exposed bulbs. With closet lighting or where flammable stored objects are near light fixtures, missing or broken covers can be a fire hazard.
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44) One or more receptacles (outlets) have been painted, and slots were clogged with paint. Recommend that a qualified electrician replace such receptacles as necessary.
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45) Bulbs in one or more light fixtures were missing or broken. These light fixtures couldn't be fully evaluated. If replacement bulbs are inoperable, 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: Public
Location of main water shut-off: Basement
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper, PEX plastic
Condition of drain pipes: Required repair, replacement and/or evaluation (see comments below)
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Cast iron, Copper
Vent pipe condition: Appeared serviceable
Vent pipe material: Copper
Sewage ejector pump installed: No
Condition of fuel system: Appeared serviceable
Visible fuel storage systems: None visible
Location of main fuel shut-off valve: At gas meter

46) Stains were found in one or more sections of waste lines, but no active leaks were found near the stains. This may indicate that past leaks have occurred. Consult with the property owner about this, and either monitor these areas in the future for leaks or have a qualified plumber evaluate and repair as necessary.
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47) One or more leaks were found in water supply pipes or fittings. A qualified plumber should evaluate and repair as necessary.
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48) One or more leaks were found in drain pipes or fittings. A qualified plumber should evaluate and repair as necessary.
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49) No sediment trap was installed in the gas supply line at the furnace. Sediment traps prevent damage to gas-fired appliances by trapping oil, scale, water condensation and/or debris. Recommend that a qualified contractor install a sediment trap per standard building practices.
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50) Some or all of the water supply pipes were made of galvanized steel. Based on the age of this structure and the 40-60 year useful life of this piping, it will likely need replacing in the future. Leaks can develop, flooding and/or water damage may occur, flow can be restricted due to scale accumulating inside the piping, and water may be rusty. Note that it is beyond the scope of this inspection to determine what percentage of the piping is older, galvanized steel, as much of it is concealed in wall, floor and/or ceiling cavities. Recommend the following:
  • That a qualified plumber evaluate to better understand or estimate the remaining life
  • Consulting with a qualified plumber about replacement options and costs
  • Budget for replacement in the future
  • Monitor these pipes for leaks and decreased flow in the future
  • Consider replacing old, galvanized steel piping proactively
For more information, visit:
http://www.reporthost.com/?GALVPIPE
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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: Tank
Energy source: Natural gas
Capacity (in gallons): 40
Location of water heater: Basement
Hot water temperature tested: No
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable

51) Some staining noted on top of water heater which may indicate a past or current leak. No moisture was noted on top of water heater at time of inspection. Corrosion was noted in supply pipe directly above stain. Recommend monitoring this area for signs of water leaks. If leaks are detected recommend hiring a qualified plumber to repair as necessary.
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52) Water heater provided hot water which was received at tap. GE brand gas fired 40 gallon water heater noted in fair condition. TPR valve and extension, supply valve, gas shutoff, drip leg, and drain cock all noted installed. Water heater age was referenced from serial number as 10 years old (c. 2005). This puts water heater over 3/4 of the way through its 12 year expected useful lifespan. Recommend performing regular maintenance as suggested by manufacturer in order to promote extended life of water heater.
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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): Forced air, Furnace
General heating distribution type(s): Ducts and registers
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Natural gas
Location of forced air furnace: Basement, Attic
Condition of furnace filters: Required replacement
Location for forced air filter(s): At base of air handler, At end of air handler
Condition of forced air ducts and registers: Required repair, replacement and/or evaluation (see comments below)
Condition of burners: Appeared serviceable
Type of combustion air supply: No dedicated source visible, uses room air
Condition of venting system: Required repair, replacement and/or evaluation (see comments below)
Condition of cooling system and/or heat pump: Required repair, replacement and/or evaluation (see comments below)
Cooling system and/or heat pump fuel type: Electric
Location: House left
Type: Split system
Condition of controls: Appeared serviceable

53) House was equipped with Air Conditioning system which was integrated with 1st floor central air system. Therefore central air conditioning only exists on the first floor. Lennox brand condenser unit noted installed outside at house left. Unit appeared to be sitting on level pad. Electric shutoff noted within reach of unit. Insulation missing on suction line may reduce efficiency of unit. Recommend having a qualified HVAC technician repair insulation as necessary. Condenser age was referenced from serial number as 18 years old (c. 1997). This puts condenser near the end of its 20 year expected useful life. Recommend having a qualified HVAC technician perform regular maintenance on condenser unit to promote extended life of unit.
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54) One or more air supply registers were loose or installed in a substandard way. Recommend that a qualified person repair as necessary so registers are securely attached and are flush with the surface on which they are installed.
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55) House was equipped with 2 furnaces. Furnace #1 was installed in attic and served the 2nd floor. Gas fired forced hot air furnace fired and gave heat which was received at multiple heat registers. Lennox brand furnace noted in good condition. Gas flame noted as blue in color. Air filter at end of air handler unit noted in need of replacement and installed backwards. Recommend checking air filter monthly and replace as necessary. Age of furnace was referenced from serial number as 19 years old (c. 1996). This puts furnace at about 3/4 of the way through its 25 year expected useful life. Recommend hiring a qualified HVAC contractor to perform necessary maintenance now and annually to promote safe and continued function of furnace.
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56) House was equipped with 2 furnaces. Furnace #2 was installed in basement and served the 1st floor. Central air system was equipped with Air Conditioner (See other concern for description). Gas fired forced hot air furnace fired and gave heat which was received at multiple heat registers. Lennox brand furnace noted in good condition. Gas flame noted as blue in color. Recommend checking air filter monthly and replace as necessary. Age of furnace was referenced from serial number as 19 years old (c. 1996). This puts furnace at about 3/4 of the way through its 25 year expected useful life. Recommend hiring a qualified HVAC contractor to perform necessary maintenance now and annually to promote safe and continued function of furnace.
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57) 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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58) Electric space heater noted in place on first floor. Heater which resembled a fireplace was activated with nearby switch. Heater illuminated and provided heat. No manufacturer information was available on unit.
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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 chimneys and flues: Required repair, replacement and/or evaluation (see comments below)
Wood-burning chimney type: Metal
Gas-fired flue type: B-vent

59) One or more sections of metal flue observed with rust/corrosion. Some debris noted at flue joint. This may be caused by exhaust gases condensing within chimney which may cause deterioration. If not address rust/corrosion may continue to deteriorate metal chimney flue components or utilities below. Recommend hiring a qualified HVAC contractor to repair as necessary.
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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 under-sink food disposal: Appeared serviceable
Condition of dishwasher: Not tested
Condition of range, cooktop or oven: Appeared serviceable
Range, cooktop or oven type: Natural gas
Type of ventilation: Hood or built into microwave over range or cooktop
Condition of refrigerator: Appeared serviceable

60) Kitchen noted in good condition. No defects noted in Kitchen.
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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, second floor
Location #B: 3/4 bath, second floor
Location #C: Full bath, first floor
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Bathroom and laundry ventilation type: Windows, Spot exhaust fans
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes

61) Bathroom vanity mirror noted as broken. In addition to being an inconvenience a broken mirror may offer sharp edges which could lacerate occupants. Recommend having mirror replaced by a qualified contractor in order to eliminate safety hazard.
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62) The hot and cold water supplies appeared to be reversed at the bathtub at location(s) #C. Normally, cold water is controlled by the right faucet handle and hot by the left. For mixing faucets, cold is supplied with the handle to the right and hot when the handle is to the left, or as indicated by the faucet's markings. At a minimum this is an inconvenience, but it can also result in accidental scalding. Recommend that a qualified plumber repair as necessary.
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63) Water was leaking at the sink faucet base or handles at location(s) #A. Recommend that a qualified plumber repair as necessary.
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64) Shower head in bathroom #C did not appear to be securely fastened to shower nipple. When turned on water was noted spraying out of the sides of the shower head connection. This may project water outside of shower area which is a nuisance. Recommend repair as necessary by qualified contractor.
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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 interior doors: Required repair, replacement and/or evaluation (see comments below)
Condition of windows and skylights: Required repair, replacement and/or evaluation (see comments below)
Type(s) of windows: Wood, Single-pane, Double-hung
Condition of walls and ceilings: Required repairs, replacement and/or evaluation (see comments below)
Wall type or covering: Plaster
Ceiling type or covering: Plaster
Condition of flooring: Appeared serviceable
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum, Wood or wood products, Tile
Condition of stairs, handrails and guardrails: Appeared serviceable

65) Shutter noted screwed to wall in upstairs room. Shutter was likely installed to cover something. Inspector was not able to determine what was behind shutter. Recommend at least having shutter removed for inspection. If repairs are necessary recommend hiring a qualified contractor.
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66) Staining noted on window and trim. Staining is indicative of moisture infiltration. However, no active leaks were noted at time of inspection. Recommend monitoring this area for active leaks and having a qualified contractor repair if necessary.
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67) One or more windows that were designed to open and close were stuck shut and/or difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily.
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68) One or more walls or ceilings were cracked or in need of repair. Recommend that a qualified person repair as necessary.
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69) One or more bifold doors noted in need of repair. Bifold door observed out of track. Recommend a qualified contractor repair as necessary.
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70) One or more window sills noted worn with cracked or missing paint. This may allow moisture to enter sill surface and cause deterioration to wooden sill. Recommend scraping and painting sills as necessary. If rotten wood is discovered it is recommended to have it replaced.
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71) One or more interior doors were sticking in the door jamb and were difficult to operate. Recommend that a qualified person repair as necessary. For example, by trimming doors.
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72) Lock mechanisms on one or more windows were missing, damaged and/or inoperable. This can pose a security risk. Recommend that a qualified person repair as necessary.
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73) One or more wooded windows observed with missing, detached, or severed sash cords. Sash cords attach window sash to hidden counter balance. Without sash cords installed windows may not operated properly, may not stay open, or may be difficult to operate. Recommend hiring a qualified contractor to repair as necessary.
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74) Pocket door in kitchen noted in need of repair. Pocket door observed off track or otherwise difficult to operate. Pocket doors did not fully close and meet. This may be inconvenient when use is desired. Recommend repair as necessary.
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75) Minor damage noted to wood floor. Scrape marks and missing finish were noted. Damage is indicative of animal clawing and is cosmetic in nature. Recommend repair if desired.
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76) One or more walls observed with nogging. Nogging is an old form of insulation which uses bricks and mortar to fill the space between posts or studs. Nogging is inferior insulation by todays standards. As a result, home may require increased amount of energy for use in heating and cooling. Having a qualified contractor evaluate thermal envelope and offer remedy may be in good order.
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77) Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Consult with the property owner and monitor the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, then recommend that a qualified contractor evaluate and repair as necessary.
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78)   One or more windows did not fully close. Gaps at the top of the window and between meeting rails were noted. In this condition windows may not be secure and are more likely to let cold air infiltration. Recommend repair as necessary by qualified contractor.
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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: No
Visible evidence of active wood decay fungi: No
Visible evidence of past wood-destroying insects: No
Visible evidence of past wood decay fungi: No
Visible evidence of damage by wood-destroying insects: No
Visible evidence of damage by wood decay fungi: No
Visible evidence of conditions conducive to wood-destroying organisms: No


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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.