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:

Safety	Poses a risk of injury or death
Major defect	Correction likely involves a significant expense
Repair/Replace	Recommend repairing or replacing
Repair/Maintain	Recommend repair and/or maintenance
Minor defect	Correction only involves a minor expense
Maintain	Recommend ongoing maintenance
Upgrade	Recommend evaluation by a specialist
Evaluate/Monitor	Recommend monitoring in the future
Comment	For 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

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.

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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

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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.

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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.

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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.

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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

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

Photo 40

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

Photo 44	Photo 46
Photo 47

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

Photo 9

Exterior / Foundation

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Limitations: The following items are not included in this inspection: below-grade foundation walls and footings, or those obscured by vegetation or building components; exterior building surfaces or components obscured by vegetation, stored items or debris. Any comments made regarding these items are as a courtesy only. Some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not 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

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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.

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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.

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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

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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not 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

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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.

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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

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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

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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

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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.

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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

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

Photo 18

Garage / Carport

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Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages varies between municipalities.
Type: 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

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Limitations: The following items are not included in this inspection: generator systems, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, does not determine if this system has an adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs, nor determine the operability of every wall switch.
Electric service condition: Appeared serviceable
Primary service type: 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

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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

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Limitations: The following items are not included in this inspection: private wells and sewage disposal systems; main, side and lateral sewer lines; gray water systems; pressure boosting systems; incinerating or composting toilets; fire suppression sprinkler systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not 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

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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

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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.

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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

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Limitations: The following items are not included in this inspection: solar water heating systems; circulation systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit.
Condition of water heater: Appeared serviceable
Type: Tank
Energy source: Oil
Capacity (in gallons): 80
Manufacturer: A.O. Smith
Model: EES 80 913
Location of water heater: Basement

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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

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Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.
Condition of heating system: Appeared serviceable
Location of heating system: Basement
Heating type: 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

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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

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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

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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.

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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.

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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.

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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

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Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; thermostat or temperature control accuracy and timed functions; cooling components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on cooling system components, does not determine if cooling systems are appropriately sized, and does not test coolant pressure. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future.
Condition of cooling system and/or heat pump: Appeared serviceable
Location: Exterior / 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

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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

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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

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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.

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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.

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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.

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36) Comment - Heil A/C Condensing Units:

Unit 1.

Model # CA9030BKD1

Serial # L962425054

Unit 2.

Model # CA9048BKC1

Serial # L962227736

Fireplaces / Stoves / Chimneys

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Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, nor determine if prefabricated or zero clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit.
Condition of fireplaces, stoves: Appeared serviceable
Location #A: Kitchen
Location #B: Master Bedroom
Fireplace type: Prefabricated
Stove type: Freestanding
Fuel type: Wood
Condition of chimneys: Appeared serviceable
Chimney type: Masonry, Metal

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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

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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

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Limitations: The following items are not included in this inspection: free-standing or portable appliances such as dishwashers, trash compactors, refrigerators, freezers, ice makers; specialty appliances such as hot water dispensers, water filters and trash compactors; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances such as dishwashers, garbage disposals, trash compactors, ovens, broilers, etc.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop: Appeared serviceable
Range, cooktop type: Propane
Condition of refrigerator: Appeared serviceable

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39) Repair/Replace, Upgrade - Wear was found at one or more sink faucets. Worn faucets may be near or beyond their service life.

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40) Comment - Some cabinet surfaces, drawers and/or doors showed minor wear.

Bathrooms / Laundry / Sinks

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Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; bidets, heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Location #A: 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

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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

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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.

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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

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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

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Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; sources of obnoxious odors; cosmetic deficiencies due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause of odors is not within the scope of this inspection.
Exterior door material: Wood, 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

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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.

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46) Repair/Replace - Damage (holes, etc.) were found in one or more ceiling sections. A qualified person should repair as necessary.

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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.

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48) Repair/Replace - Central vacuum system was not functioning and needs repairing or replacement.

Photo 15

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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.

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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.

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51) Comment - There was evidence of a major recovery from burst plumbing or heating system piping. Information should be obtained.

Private Well

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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

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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

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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 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

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53) Comment - Two mold samples were taken. One on the first floor and one from the exterior. Report will follow.

Septic System Evaluation

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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

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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.

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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

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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

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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.

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HomePro Inspections c 2008