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Website: http://www.HomeProNY.com
Email: Doug@HomeProNY.com
Phone: (845) 726-4663
FAX: (845) 314-9663
PO Box 601 
Johnson NY 10933
Inspector: Douglas Myers
Licensed New York State Home Inspector
16000005169

  

Home Inspection Report
Client(s): Sarah Johnes - Smith
Property address: 27 Maple Ave.
Farsville NY 11111
Inspection date: 6/2/11
This report published on Sunday, November 06, 2011 10:42:04 AM EST

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This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.

 
How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information.
Concerns are shown and sorted according to these types:
SafetyPoses a risk of injury or death 
Major defectCorrection likely involves a significant expense 
Repair/ReplaceRecommend repairing or replacing 
Repair/MaintainRecommend repair and/or maintenance 
Minor defectCorrection only involves a minor expense 
MaintainRecommend ongoing maintenance 
UpgradeRecommend evaluation by a specialist 
Evaluate/MonitorRecommend monitoring in the future 
CommentFor your information 

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

Table of Contents
General Information
Grounds
Exterior / Foundation
Roof / Attic
Garage / Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating
Cooling / Heat Pump
Fireplaces / Stoves / Chimneys
Kitchen
Bathrooms / Laundry / Sinks
Interior Rooms / Areas
Private Well
Structural Pest Findings
Septic System Evaluation
Perspective Summary
Additional Inspection Pictures

 
General Information Return to table of contents
Report number: T0402-1
Time started: 9:30
Time finished: 12:00
Inspector: M. Douglas Myers
Present during inspection: Client, Realtor
Client present for discussion at end of inspection: Yes
Weather conditions: Cloudy
Temperature: Cool 45
Ground condition: Wet
Type of building: Single family
Age of building(s): 22
Source for building age: Property listing
Front of building faces: North
Occupied: Part Time
 
Grounds Return to table of contents
Limitations: The following items are not included in this inspection: swimming pools, spas, hot tubs, water features and related equipment; playground, recreation or leisure equipment; landscape lighting; areas below exterior structures with less than three feet of vertical clearance; irrigation systems; invisible fencing; sea walls, docks and boathouses. Any comments made regarding these items are as a courtesy only. Note that the inspector does not test or determine the adequacy of drainage systems for grounds, walkways, below-grade stairs and roof downspouts. The inspector does not provide an evaluation of geological conditions and/or site stability, compliance of pool or spa fencing with municipal requirements, or determination that deck, balcony and/or stair membranes are watertight.
Condition of fences and gates: Required repairs, replacement and/or evaluation (see comments below)
Fence and gate material: Chain link Aluminum
Condition of retaining walls: Appeared serviceable
Retaining wall material: Rock
Site profile: Level
Condition of driveway: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Driveway material: Gravel
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
Condition of guardrails: Appeared serviceable
Deck, porch and/or balcony material: Wood
Condition of exterior stairs: Appeared serviceable
Condition of handrails: Appeared serviceable
Exterior stair material: Wood
1) Safety, Repair/Replace, Upgrade - Fencing around the pool in one or more areas was climbable, unsafe due to significant gaps. This is a safety hazard because they are intended to control access to areas with a drowning hazard. Standard building practices require that fencing:

  • Be a minimum of five feet (60 inches) in height
  • Not be climbable by children
  • Not have gaps or voids that allow passage of a sphere equal to or greater than four inches in diameter

    A qualified person should evaluate and repair or replace as necessary, and as per standard building practices.
    2) Safety, Repair/Replace, Upgrade - One or more gates around the pool were unsafe due to significant gaps. This is a safety hazard because they are intended to control access to areas with a drowning hazard. Standard building practices require that they:

  • Be a minimum of five feet (60 inches) in height
  • Not be climbable by children
  • Not have gaps or voids that allow passage of a sphere equal to or greater than four inches in diameter

    A qualified person should evaluate and repair or replace as necessary, and as per standard building practices. For additional information visit:
    http://www.homeprony.com/AdditionalInformation

    Photo 45  
     

    3) Safety, Repair/Replace - Self-closing devices on one or more gates used with pool or spa fencing were missing. This is a safety hazard because these devices are intended to control access to the pool or spa, especially for children. A qualified person should repair, replace or install as necessary.
    4) Repair/Replace, Upgrade - One or more gates used with pool or spa fencing swung in towards the pool or spa rather than away. Standard building practices require that gates used with pool or spa fencing swing away from the pool or spa. A qualified person should evaluate and repair as necessary, and as per standard building practices.
    5) Repair/Replace - The perimeter grading sloped towards the building in one or more areas. This can result in water accumulating around the building foundation. Recommend grading soil so it slopes down and away from the structure with a slope of at least 5% (10% or better is optimal) for at least 6 feet.
    6) Repair/Maintain - Vegetation such as trees, shrubs and/or vines was in contact with or less than one foot from the building exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the building exterior.

    Photo 42  
     

    7) Maintain - Wooden deck, porch and/or balcony surfaces, railings and columns should be cleaned and sealed by a qualified person.

    Photo 40  
     

    8) Comment - The pool was winterized and covered and not inspected.

    Photo 44  

    Photo 46  

    Photo 47  
     

    9) Comment - The sprinkler system was winterized and not inspected.

    Photo 9  
     

     
    Exterior / Foundation Return to table of contents
    Limitations: The following items are not included in this inspection: below-grade foundation walls and footings, or those obscured by vegetation or building components; exterior building surfaces or components obscured by vegetation, stored items or debris. Any comments made regarding these items are as a courtesy only. Some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determination the adequacy of sump pumps, seismic reinforcement, nor determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
    Condition of wall covering: Appeared serviceable
    Apparent wall structure: Wood frame
    Wall covering: Vinyl
    Condition of foundation and footings: Appeared serviceable
    Foundation type: Unfinished basement
    Foundation material: Poured in place concrete
    Footing material: Poured in place concrete
    Condition of floor substructure: Appeared serviceable
    Pier or support post material: Wood
    Beam material: Built up wood
    Floor structure: Solid wood joists
    Condition of crawl space: Appeared serviceable
    Crawl space inspection method: Viewed from hatch
    Ventilation: Appears serviceable
    Vapor barrier present: Yes
    Condition of the basement: Appeared serviceable
    10) Repair/Replace, Upgrade, Evaluate/Monitor - Evidence of prior water intrusion was found in one or more sections of the basement. For example, water stains at support post bases, efflorescence on the foundation etc. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the basement. The client should review any disclosure statements available and ask the property owner about past accumulation of water in the basement. The basement should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, a qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in basements include:

  • Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
  • Improving perimeter grading
  • Repairing, installing or improving underground footing and/or curtain drains

    Ideally, water should not enter basements, but if water must be controlled after it enters the basement, then typical repairs include installing a sump pump.
    11) Repair/Replace, Upgrade - The vapor barrier in the crawl space was missing in some areas. This is a conducive condition for wood destroying insects and organisms due to the likelihood of water evaporating into the structure from the soil. A qualified person should evaluate and replace or repair sections as necessary. Standard building practices require the following:

  • The soil below the vapor barrier should be smooth and free from sharp objects.
  • Seams should overlap a minimum of 12 inches.
  • The vapor barrier should lap up onto the foundation side walls.

    Better building practices require that:

  • Seams and protrusions should be sealed with a pressure sensitive tape.
  • The vapor barrier should be caulked and attached tightly to the foundation side walls. For example, with furring strips and masonry nails.
    12) Repair/Maintain - One or more minor cracks (1/8 inch or less) were found in the foundation. These don't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitoring them in the future. Numerous products exist to seal such cracks including hydraulic cement, resilient caulks and epoxy sealants.

    Photo 10  

    Photo 12  

     
    Roof / Attic Return to table of contents
    Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. Only active leaks and evidence of past leaks observed during the inspection are reported on as part of this inspection. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice.
    Condition of roof structure: Appeared serviceable
    Roof type: Gable
    Age of roof surface(s): 22
    Source for building age: Property listing
    Roof inspection method: Traversed
    Condition of shingle and/or shake roof surface materials: Near, at or beyond service life
    Roof surface material: Asphalt or fiberglass composition shingles
    Apparent number of layers of roof surface material: One
    Condition of exposed flashings: Near, at or beyond service life
    Condition of gutters, downspouts and extensions: Appeared serviceable
    Gutter and downspout material: Metal
    Gutter and downspout installation: Partial
    Condition of attic: Appeared serviceable
    Attic inspection method: Traversed
    Roof structure type: Rafters
    Ceiling structure: Ceiling beams
    Ceiling insulation material: Fiberglass roll or batt
    Ceiling insulation rating: 30
    Vapor retarder: Not determined
    Roof ventilation: Appears serviceable
    13) Major defect, Upgrade - All sections of the composition shingle roof surface appeared to be near the end of their service life and will likely need replacing in the near future, even with repairs. The client should budget for a replacement roof surface, and may want to have a qualified roofing contractor evaluate and provide an estimate of replacement.
    14) Repair/Replace, Upgrade - Roof repairs were needed because many composition shingles had the following conditions: missing shingles, granules worn away, nail pops, cracking, damage, deterioration. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary.

    Photo 22  

    Photo 26  

    Photo 27  
     

    15) Repair/Replace, Upgrade - Extensions such as splash blocks or drain pipes for some downspouts were missing, substandard. Water may accumulate around the building foundation as a result. A qualified person should evaluate and repair, replace or install as necessary

    Photo 41  
     

    16) Repair/Replace - The ceiling insulation in some areas of the attic was missing, uneven. This may result in increased heating or cooling costs due to decreased energy efficiency. A qualified person should repair, replace or install insulation as necessary. For more information, visit:
    http://www.eere.energy.gov/consumer/tips/insulation.html

    Photo 17  
     

    17) Maintain - Debris had accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the building exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.
    18) Maintain - Moss and lichen was growing on the roof. As a result, shingles may lift or be damaged. Leaks may result and/or the roof surface may fail prematurely. This is a conducive condition for wood destroying insects and organisms. Efforts should be taken to kill the moss during its growing season (wet months). Typically zinc-based chemicals are used for this, and must be applied periodically. For information on various moss treatment products and their pros and cons, visit:
    http://bryophytes.science.oregonstate.edu/page24.htm

    Photo 28  
     

    19) Evaluate/Monitor, Comment - Evidence of rodents and Bats in attic.

    Photo 18  
     

     
    Garage / Carport Return to table of contents
    Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages varies between municipalities.
    Type: Attached
    Condition of garage: Appeared serviceable
    Type of garage: Metal
    Condition of garage vehicle door(s): Appeared serviceable
    Garage vehicle door type: Sectional
    Number of vehicle doors: 2
    Condition of automatic opener(s): Appeared serviceable
    Condition of garage floor: Appeared serviceable
    Condition of garage interior: Appeared serviceable
     
    Electric Return to table of contents
    Limitations: The following items are not included in this inspection: generator systems, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, does not determine if this system has an adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs, nor determine the operability of every wall switch.
    Electric service condition: Appeared serviceable
    Primary service type: Underground
    Service voltage (volts): 120
    Service amperage (amps): 200
    Primary service overload protection type: Circuit breakers
    Service entrance conductor material: Aluminum
    Main disconnect rating (amps): 200
    System ground: Ground rod(s) in soil, Cold water supply pipes
    Condition of main service panel: Appeared serviceable
    Condition of sub: Appeared serviceable
    Location of main service panel #A: Basement
    Location of sub-panel #B: Basement
    Location of main disconnect: Breaker at top of main service panel
    Branch circuit wiring type: Non-metallic sheathed
    Condition of branch circuit wiring: Serviceable
    Solid strand aluminum branch circuit wiring present: None visible
    Condition of smoke detectors: Appeared serviceable
    Smoke detectors present: Yes
    Carbon monoxide detectors present: Yes
    20) Safety, Minor defect - Some cover plates on junction, receptacle boxes were missing. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. A qualified person should repair as necessary.

    Photo 11  
     

     
    Plumbing / Fuel Systems Return to table of contents
    Limitations: The following items are not included in this inspection: private wells and sewage disposal systems; main, side and lateral sewer lines; gray water systems; pressure boosting systems; incinerating or composting toilets; fire suppression sprinkler systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determining the existence or condition of underground or above-ground fuel tanks.
    Condition of service and main line: Appeared serviceable
    Location of main water shut: Basement Rear
    Water service: Private
    Service pipe material: Plastic
    Condition of supply lines: Appeared serviceable
    Supply pipe material: Copper
    Condition of waste lines: Appeared serviceable
    Waste pipe material: Plastic
    Condition of fuel system: Appeared serviceable
    21) Upgrade - A water softener system was installed on the premises. Only a limited evaluation of this system was performed during the inspection. The client should consult with the seller on this system to determine its condition, required maintenance, age and expected remaining life, etc.

    Photo 8  
     

    22) Upgrade - This property had both a septic system and a water softener system, and the water softener's discharge line appeared to be routed into the septic waste line. There is some debate as to whether this configuration is advisable because of the following:

  • Salt in the discharge water may kill the needed bacteria, causing sludge to build up, and possibly plugging the lines.
  • Salt may interact with clay in the leach field soil and cause the water to not disperse.
  • The discharge cycle may disturb the septic tank when it cycles (usually at night), and prevent sludge from settling, resulting in sludge escaping from the tank.
  • Marginally sized septic tanks can be overwhelmed by the volume of water during the discharge cycle and may cause sludge to escape.

    Recommend that the client consult with one or more contractors who specialize in septic systems and water softeners for more information.
    23) Upgrade - The underground oil tank may be old and/or at risk of leaking. The estimated lifespan for many buried oil tanks is 10 to 15 years. The client should consult with the property owner to determine the age of the tank and review service records if possible. Recommend having a qualified contractor or full-service oil provider test the tank for leaks and for water in the bottom. For more information, visit:
    http://www.inspect-ny.com/oiltanks/oiltanklife.htm

    The tank was tested by William L. Going at the time of the inspection.

    Photo 35  
     

     
    Water Heater Return to table of contents
    Limitations: The following items are not included in this inspection: solar water heating systems; circulation systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit.
    Condition of water heater: Appeared serviceable
    Type: Tank
    Energy source: Oil
    Capacity (in gallons): 80
    Manufacturer: A.O. Smith
    Model: EES 80 913
    Location of water heater: Basement
    24) Comment - The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be near this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future.

    Photo 5  
     

     
    Heating Return to table of contents
    Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.
    Condition of heating system: Appeared serviceable
    Location of heating system: Basement
    Heating type: Forced air, Hot water Hydro Air System
    Fuel type: Oil
    Manufacturer: Energy Kinetics System 2000
    Last service date: 2008
    Model: EK-1
    Source for last service date: Label on heater
    Condition of burners: Appeared serviceable
    Condition of venting system: Appeared serviceable
    Condition of combustion air supply: Appeared serviceable
    Condition of distribution system: Appeared serviceable
    Distribution system: Ducts and registers
    Condition of controls: Appeared serviceable
    Condition of air filters: Appeared serviceable
    Location of air filters: At base of air handler
    25) Major defect, Comment - The estimated useful life for most boilers is 20 - 30 years. This boiler appeared to be near this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.

    Photo 4  
     

    26) Repair/Replace - Most distribution pipes in the attic, basement were uninsulated. A qualified person should install insulation in unconditioned spaces as per standard building practices for better energy efficiency.

    Photo 16  
     

    27) Repair/Replace - There was a strong odor on the 2nd. floor of the house when the heating system was functioning. A heating contractor should determine the cause and clean and sanitize the duct work.
    28) Maintain - One or more air filters were dirty. A qualified person should wash filter(s) as necessary. Filters should be checked monthly and maintained as necessary in the future.
    29) Maintain - Determine if the heating system is charged with anti-freeze. Anti-freeze in heating system needs to be replaced every few years. A heating contractor should determine the effectiveness of the anti-freeze and replace as necessary.
    30) Comment - There were individual electric heat thermostats in some rooms with no evidence of electric heat. It should be determined if the thermostats are in current use or part of a removed system.
     
    Cooling / Heat Pump Return to table of contents
    Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; thermostat or temperature control accuracy and timed functions; cooling components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on cooling system components, does not determine if cooling systems are appropriately sized, and does not test coolant pressure. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future.
    Condition of cooling system and/or heat pump: Appeared serviceable
    Location: Exterior / Basement / Attic
    Type: Split system
    Manufacturer: Heil
    Condition of distribution system: Appeared serviceable
    Condition of controls: Appeared serviceable
    Condition of air filters: Appeared serviceable
    Location of air filters: At base of air handler
    31) Major defect, Comment - The estimated useful life for most cooling systems and heat pumps is 10 to 15 years. This system appears to be near this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.

    Photo 33  

    Photo 34  

    32) Repair/Replace - Insulation for the outside condensing unit's refrigerant lines was missing, deteriorated in some areas. This may result in reduced efficiency and increased energy costs. A qualified person should replace insulation as necessary.

    Photo 36  

    Photo 37  

    33) Repair/Maintain, Upgrade - The last service date of this system appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client should ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified contractor should service this system and make repairs if necessary. This servicing should be performed annually in the future.
    34) Maintain - One or more air filters were dirty. A qualified person should wash filter(s) as necessary. Filters should be checked monthly and maintained as necessary in the future.
    35) Comment - The outdoor air temperature was below 60 degrees Fahrenheit during the inspection. Because of this, the inspector was unable to operate and fully evaluate the cooling system.
    36) Comment - Heil A/C Condensing Units:

    Unit 1.

    Model # CA9030BKD1

    Serial # L962425054

    Unit 2.

    Model # CA9048BKC1

    Serial # L962227736

     
    Fireplaces / Stoves / Chimneys Return to table of contents
    Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, nor determine if prefabricated or zero clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit.
    Condition of fireplaces, stoves: Appeared serviceable
    Location #A: Kitchen
    Location #B: Master Bedroom
    Fireplace type: Prefabricated
    Stove type: Freestanding
    Fuel type: Wood
    Condition of chimneys: Appeared serviceable
    Chimney type: Masonry, Metal
    37) Repair/Replace, Upgrade - The masonry chimney crown at location #A was cracked. The crown is meant to keep water off of the chimney structure. The chimney can be damaged by wet masonry going through freeze-thaw cycles. A properly constructed chimney crown should:

  • Be constructed using either pre-cast concrete slabs, cast-in-place steel reinforced concrete, solid stone, or metal
  • Be sloped down from the flue a minimum of 3 inches of fall per foot of run
  • Extend a minimum of 2-1/2 inches beyond the face of the chimney on all sides
  • Not directly contact the flue liner (if installed), and this gap should be filled with flexible caulk
  • Have flashing installed between the bottom of the crown and the top of the brick chimney

    A qualified chimney service contractor or mason should evaluate and repair or replace the crown as necessary.

    Photo 23  

    Photo 24  

    38) Repair/Replace - The fireplace in the master bedroom had nesting materials and droppings from bird activity. A chimney sweep should examine and clean the flue.

    Photo 19  

    Photo 20  

     
    Kitchen Return to table of contents
    Limitations: The following items are not included in this inspection: free-standing or portable appliances such as dishwashers, trash compactors, refrigerators, freezers, ice makers; specialty appliances such as hot water dispensers, water filters and trash compactors; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances such as dishwashers, garbage disposals, trash compactors, ovens, broilers, etc.
    Condition of counters: Appeared serviceable
    Condition of cabinets: Appeared serviceable
    Condition of sinks and related plumbing: Appeared serviceable
    Condition of dishwasher: Appeared serviceable
    Condition of range, cooktop: Appeared serviceable
    Range, cooktop type: Propane
    Condition of refrigerator: Appeared serviceable
    39) Repair/Replace, Upgrade - Wear was found at one or more sink faucets. Worn faucets may be near or beyond their service life.
    40) Comment - Some cabinet surfaces, drawers and/or doors showed minor wear.
     
    Bathrooms / Laundry / Sinks Return to table of contents
    Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; bidets, heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
    Location #A: Main
    Location #B: Master
    Location #C: 1st. Floor
    Condition of counters: Appeared serviceable
    Condition of cabinets: Appeared serviceable
    Condition of sinks and related plumbing: Appeared serviceable
    Condition of toilets: Appeared serviceable
    Condition of bathtubs and related plumbing: Appeared serviceable
    Condition of shower(s) and related plumbing: Appeared serviceable
    Condition of ventilation systems: Appeared serviceable
    Condition of laundry facilities: Appeared serviceable
    Gas supply for laundry equipment present: No
    240 volt receptacle for laundry equipment present: Yes
    41) Safety, Repair/Replace - The clothes dryer was equipped with a vinyl, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow. This duct should be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. Most clothes dryer manufacturers specify the use of a rigid or corrugated semi-rigid metal duct. For more information on dryer safety issues, visit:
    http://www.cpsc.gov/CPSCPUB/PUBS/5022.html

    Photo 31  
     

    42) Repair/Replace - The clothes washer was installed over a finished living space and had no catch pan or drain installed. These are not commonly installed, but they are recommended to prevent water damage to finished interior spaces below if or when the washing machine leaks, overflows or is drained. Recommend having a qualified contractor install both a catch pan and drain.
    43) Repair/Replace - There appeared to be a leak at the master bedroom bathroom bathtub. The ceiling in the living room was bulging and saturated. A contractor should determine the cause and repair.

    Photo 29  

    Photo 30  

    44) Repair/Maintain - The caulk, grout between the tub and the walls at location #B was . A qualified person should repair as necessary.
     
    Interior Rooms / Areas Return to table of contents
    Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; sources of obnoxious odors; cosmetic deficiencies due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause of odors is not within the scope of this inspection.
    Exterior door material: Wood, Metal
    Condition of exterior entry doors: Appeared serviceable
    Condition of interior doors: Appeared serviceable
    Type of windows: Wood, Multi, Double hung
    Condition of windows: Appeared serviceable
    Wall type or covering: Drywall
    Condition of walls: Appeared serviceable
    Ceiling type or covering: Drywall
    Condition of ceilings: Appeared serviceable
    Flooring type or covering: Carpet, Wood, Tile
    Condition of flooring: Appeared serviceable
    45) Repair/Replace, Upgrade - Stains and elevated levels of moisture were found in one or more ceiling areas. The stain(s) appear to be due to plumbing leaks. A qualified contractor should evaluate and repair as necessary.
    46) Repair/Replace - Damage (holes, etc.) were found in one or more ceiling sections. A qualified person should repair as necessary.
    47) Repair/Replace - There appeared to be a leak at the master bedroom bathroom bathtub. The ceiling in the living room was bulging and saturated. A contractor should determine the cause and repair.
    48) Repair/Replace - Central vacuum system was not functioning and needs repairing or replacement.

    Photo 15  
     

    49) Minor defect - Minor cracks and/or holes were found in walls in one or more areas. They do not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons.
    50) Minor defect - Minor cracks and/or holes were found in ceilings in one or more areas. They do not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons.
    51) Comment - There was evidence of a major recovery from burst plumbing or heating system piping. Information should be obtained.
     
    Private Well Return to table of contents
    Limitations: 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 components are evaluated. The client should have qualified lab test the well water for bacterial contaminants. A qualified well specialist should evaluate the well and perform a yield test.
    Condition of private water supply: Appeared serviceable
    Type of well: Drilled
    Location of well: Front of house
    Source for information about the well: Observation
    Condition of pump: Appeared serviceable
    Type of pump: Submersible
    Condition of well equipment: Appeared serviceable
    Condition of pressure tank: Appeared serviceable
    52) Comment - The estimated useful life for most well pumps is 15 to 20 years. The inspector was unable to determine the age of the pump. The client should be aware that this pump may be near, at, or beyond its useful life and may need replacing or significant repairs at any time. Recommend attempting to determine the pump's age (ask property owner or service technician), and budgeting for a replacement if necessary.
     
    Structural Pest Findings Return to table of contents
    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 five 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, reinfest or become active at anytime. 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
    53) Comment - Two mold samples were taken. One on the first floor and one from the exterior. Report will follow.
     
    Septic System Evaluation Return to table of contents

    54) Comment - Dye was injected into the system via the first floor toilet and water was allowed to run for a period of time exceeding one hour. Toilets were flushed in an attempt to load the system. A septic system that has not been in service for any amount of time, prior to the test, is difficult to evaluate. Systems should be in continual operation prior to the test. If the system has not been in continual use for the preceding 90 days then a level I inspection would be required to determine the condition of the system. It is recommended that additional inspections and testing be performed prior to closing on the property
    55) Comment - The field was walked and the system appeared to be operating normally. No dye or standing water were noted. The tank was located or inspected and pumping of the tank would be recommended to obtain accurate information on the condition of the tank and drainage field.
    56) - All information contained in this report is based upon conditions observed by the inspector at the time of the inspection only. Many factors contribute to the satisfactory and safe operation of a sewage disposal system. Any change in those factors or usage may alter the performance or continued use. Regular maintenance should be performed. This survey is not intended as either an approval or disapproval of the sewage disposal systems and continued operation cannot be guaranteed. There was no system information provided at the time of the inspection, There was no service history provided at the time of the inspection, A septic service company should be retained to pump and evaluate the septic system prior to closing.
     
    Perspective Summary Return to table of contents
    Perspective Summery: The Home In Perspective

    While we look for significant issues and deficiencies, another part of our job consists of providing basic factual information to the client. Often, this factual information, when put in perspective, provides valuable insight into the condition of the home.

    We provide facts to the client. Sometimes these facts and descriptions disclose obvious deficiencies at the property or the home, such as leaking pipes. Other times the facts might be as basic as describing the materials used in the construction of the home: the driveway is gravel; the sidewalk is concrete; the heating system is new, propane and 80% efficient; the home has a septic tank; the water comes from a well; the shingles are architectural grade composition material and so forth. On other occasions, we might provide interpretations of the facts, such as explaining why a certain deficiency is a significant problem and not merely a trivial annoyance.

    It is not unusual to find that providing the facts will disclose a deficiency, even if other obvious problems are not readily apparent. As an example, old knob and tube wiring (pre-1950's) is a safety concern that makes a home harder or more costly to insure. Old galvanized steel pipes, used as supply pipes or for drain systems, are of such an age that they are currently past their design lives. Whether these old steel pipes are rusted, leaking or in good condition at the time of the inspection, anyone buying a home with pipes of this vintage should be told that the plumbing will need an upgrade in the not too distant future.

    On the other hand we have the responsibility to point out items in the home that would be considered above that of the typical or average home. That may be a 200 ampere electric service where a 100 ampere system would be expected. A high efficiency heating system; a greater amount of insulation then code calls for; granite kitchen counter tops; a higher level of trim and finishing. Etc.

    Any home inspector, who does not provide essential information on the systems, components and materials found at the home, is not a thorough professional and is not doing a quality job that serves the best interests of his or her clients.

    With all the information provided we look at a house in perspective to its peers. That is we compare that 1950 brick ranch to other homes of the same type and age. We never compare new homes to old homes, etc.

    This home in perspective would be considered to be:

    Grounds: Above Average
    Exterior / Foundation: Average
    Roof / Attic: Below Average
    Plumbing / Fuel: Average
    Garage: Average
    Electric: Average
    Water Heater: Average
    Heating: Above Average
    Cooling: Average
    Fireplace / Chimneys: Average
    Kitchen: Above Average
    Bathroom / Laundry: Average
    Interior: Average
    Well: Average
     
    Additional Inspection Pictures Return to table of contents

    57) - The pictures below are additional inspection pictures.
     

    Photo 1  
    Sub panel located in the basement.

    Photo 2  
    Service panel for the generator.

    Photo 3  
    Alarm system control panel.

    Photo 6  
    Air handeler located in the basement.

    Photo 7  
    Well equipment.

    Photo 13  
    Crawl space view.

    Photo 14  
    Crawl space view.

    Photo 21  
    Iron stains in main bathroom tub.

    Photo 25  
    Rear roof view.

    Photo 32  
    Laundry equipment.

    Photo 43  
    Spa winterized and not inspected.

    Photo 48  
    Buried propane tank located on property. Ownership should be determined

    Photo 49  
    Damaged light by driveway.
     

     
    HomePro Inspections c 2008