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House Whisperer Home Inspections, LLC
Phone: (845) 705-7877
Inspector: Sven Balc
NYS License # 16000070824
iNACHI Certified - New York State Home Inspection Report
||Happy Home Buyer
||775 Your Town Way, Your Town, NY 55112
||Friday, May 15, 2015
This report published on Tuesday, April 26, 2016 11:37:52 PM EDT
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 potential risk of personal injury or death without regard to cost of repair|
|Major Cost Concern||Correction most likely involves a significant near term expense exceeding $1,000|
|Repair or Replace - Major||Involves major repairs or replacement cost|
|Repair or Replace - Moderate||Recommend repair and/or maintenance with potential significant expense|
|Repair or Replace - Minor:||Correction likely involves only a reasonable expense|
|Maintain||Recommend ongoing maintenance (Variable Cost)|
|Evaluate||Recommend evaluation by a specialist - Significant|
|Monitor||Recommend monitoring in the future|
|Comment||For your information|
|Infestation||Evidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, "Mushroom" / fungal growth, etc.)|
|Damage||Visible and/or possible hidden damage caused by wood destroying insects or organisms ("Mold", rot, carpenter ant galleries, etc.)|
|Conducive conditions||Conditions conducive for wood destroying insects or organisms that, when not corrected will likely result in future problems (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)|
Click here for a glossary of building construction terms.Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp
Report number: 051515
Time started: 10:00 AM
Time finished: 3:00 PM
Present during inspection: Client, Property owner, Realtor, Contractor
Inspector: Sven Balc #16000070824
Type of building: Single family
Buildings inspected: One house
Age of main building: 1980
Source for main building age: Municipal records or property listing
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Dry (no rain), Sunny
Temperature during inspection: Warm
Ground condition: Dry
Recent weather: Dry (no rain)
Overnight temperature: Cold
Type of building: Single family, Modular Home
Occupied: Yes, furniture or stored items were present
Additions and modifications: Substandard deck construction. 1st-floor bathroom in progress of being renovated/repaired. Work was not finished, the sink was removed and plumbing was capped off, waste pipe was open & uncapped, walls were not painted. See bathroom section.
Pictures, Captions & Markings: It is IMPORTANT to understand that photos provided may not indicate ALL incidences of a noted defect. Photos are intended to give visual reference to examples of those found during the inspection. Captions, photos, illustrations, and markings are included to help you more easily understand the relative importance of reported issues.
Color coding is provided to point out the relative severity of a problem:
Red Arrows or Circles indicate the highest level of concern from a safety standpoint. Red arrows or circles will indicate that a dangerous, or potential for a dangerous condition exists, without regard to cost of repair or installation. Many "Red" issues can be corrected at little or no cost. Some "Red" issues may indicate logical safety upgrades that, by today's standards may be required. This should not be taken as a "requirement" to upgrade.
Yellow Arrows or Circles indicate items that will likely degrade with time and could easily move to the "Red" category. Yellow indicators will also be used to advise of items or issues that may become more expensive to resolve as time passes.
Blue arrows or circles indicate items of note that should be addressed when time permits and are sometimes just "common sense" issues. Green arrows or circles indicate items that, in the Inspectors opinion, are "a good thing". Green indicators do not suggest that items are in "like-new" condition.
Green indicators are also used to indicate desirable items such as lightning protection, alarm systems, and specialty safety items. Green may also be used to highlight energy saving appliances or high-efficiency equipment. Generally "Green" is a good thing, but may not indicate that an item is working at all. For example, Lawn sprinklers may be a good thing, but they are not included in a home inspection and their proper operation will not be indicated by a "Green" arrow or circle.
Black and White indicators are included for informational purposes in general. Captions will be added when necessary to point out additional concerns and to provide helpful information.
Illustrations are included to help you better understand complex issues and ideas. Not all illustrations will match your home's equipment, systems, or problems exactly, but are included to enhance or simplify explanations provided in your report sections.
Many areas and items at this property were obscured by furniture, stored items and/or debris. 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.
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.
Condition of fences and gates: Required repairs, replacement and/or evaluation (see comments below)
Fence and gate material: Wood
Condition of retaining walls: Required repair, replacement and/or evaluation (see comments below)
Retaining wall material: Rock
Site profile: Minor slope, Moderate slope
Condition of driveway: Required repair, replacement and/or evaluation (see comments below)
Driveway material: Asphalt
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
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: Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Wood, Concrete
The self-closing and/or self-latching devices on one or more gates used with the pool fencing were missing. This is a safety hazard because these devices are intended to control access to areas with a drowning hazard. Recommend that a qualified person repair as necessary and per standard building practices.
The fence around the pool was damaged and/or deteriorated. This is a safety hazard because it is intended to control access to areas with a drowning hazard. Fences and gates for this purpose should:
- Be a minimum of 5 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 4 inches in diameter
Recommend that a qualified person repair per standard building practices.
The client may wish to contact the municipality for pool fence and additional safety device requirements.
No self-closing mechanism installed.
No self-latching mechanism installed. Gate misaligned /deteriorated.
The soil or grading sloped down towards building perimeters in one or more areas. This can result in water accumulating around building foundations or underneath buildings. This is a conducive condition for wood-destroying organisms. Recommend grading soil so it slopes down and away from buildings with a slope of at least 1 inch per horizontal foot for at least 6 feet out from buildings.
Cracks, holes, settlement, heaving and/or deterioration were found in the driveway. Recommend that qualified contractor repair as necessary.
Some deteriorated areas may pose a trip hazard. At the very least, guests and residents should be made aware of the hazard.
A swimming pool and/or spa were installed on the premises. Pools, spas and related pumps, heaters, filters, electric or gas-fired systems, buildings, decks, landings and stairs are specialty systems and are excluded from this inspection. Comments in this report related to pools, spas and related equipment are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Many potential safety, maintenance and/or repair issues related to the pool and/or spa may exist. Recommend the following:
- Have a qualified specialist fully evaluate the pool and/or spa, and related systems as mentioned above
- Consult with the property owner about past maintenance and repairs, and review available documentation about installed systems
- Research safety and maintenance issues related to pools and spas
For more information, visit:http://www.reporthost.com/?POOLSPA
The pool liner was deteriorated and/or damaged and appeared to be beyond its service lifespan.
One or more sections of built-in pool fencing appeared to be damaged and "taped" together.
Some vertical sections of the pool were dented and/or appeared damaged. It is possible that they may not be damaged and may pop back out when the pool is filled. A qualified pool specialist should evaluate/repair or replace as necessary.
The pool pump was not installed or missing at the time of the inspection. Recommend contacting the owner for more information.
No outbuildings or detached structures were evaluated. They are excluded from this inspection.
Exterior and Foundation
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, with telephoto lens
Condition of wall exterior covering: Required repairs, replacement and/or evaluation (see comments below)
Apparent wall structure: Wood frame
Wall covering: Vinyl
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Finished basement
Foundation/stem wall material: Concrete block
Footing material (under foundation stem wall): Not determined (inaccessible or obscured)
Some exterior wall sections and/or sections of foundation were obscured by vegetation and couldn't be fully evaluated. They are excluded from this inspection.
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: Required repairs, replacement and/or evaluation (see comments below)
Pier or support post material: Steel, Not determined (inaccessible or obscured)
Beam material: Not determined (inaccessible or obscured)
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Required repairs, replacement and/or evaluation (see comments below), Not determined (inaccessible or obscured)
Insulation material underneath floor above: Fiberglass roll or batt, Not determined (inaccessible or obscured)
Significant past or present moisture damage was noted in the basement/laundry room.
Extensive damage that appeared to be caused by past or present WDO/WDI (Wood Destroying Organism/Insects) activity was noted, some of which appears to have compromised much of the wood framing/structure in the laundry room and basement. See Wood Destroying Organism section for photos and more details.
It appears that te laundry room was gutted inside and out (visible remnants of removed sheetrock and insulation noted).
The owner mentioned that she had a long-term slow leak in the kitchen/bathroom plumbing before she found out and got it fixed. Staining in the subfloor was visible at the time of the inspection but appeared dry when tested with a moisture meter.
Evidence of prior water intrusion was found in one or more sections of the basement. For example, water stains or rust at support post bases, efflorescence on the foundation, etc. Accumulated water is a conducive condition for wood-destroying organisms and should not be present in the basement. Recommend reviewing 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, then recommend that a qualified contractor who specializes in drainage issues 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.
Carpet was installed in the basement. Carpet absorbs and retains moisture and odors in humid environments such as basements. Monitor carpeted areas for moisture and odors in the future. Carpeting may need removal and/or replacement with a moisture-resistant flooring material.
Reference Photos or additional items of note:
Dehumidifier noted in basement may be indicative of past or present moisture problems.
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. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). 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 perform adequately or are leak-free.
Roof inspection method: Partially traversed, Viewed from ground with telephoto lens
Condition of roof surface material: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Required repair, replacement and/or evaluation (see comments below)
Condition of gutters, downspouts and extensions: Appeared serviceable
Gutter and downspout material: Metal
Gutter and downspout installation: Full
One or more "dips" were noted at the ridge. Recommend that a qualified contractor evaluate and repair if necessary.
Reference Photos or additional items of interest:
Attic and Roof Structure
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
Location of attic access point #A: Bedroom closet
Condition of roof structure: Required repair, replacement and/or evaluation (see comments below)
Roof structure type: Trusses
Ceiling structure: Ceiling beams
Condition of insulation in attic (ceiling, skylight chase, etc.): Required repair, replacement and/or evaluation (see comments below)
Ceiling insulation material: Fiberglass roll or batt
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Open soffit vents, Through the roof "mushroom" vent
The ceiling insulation in one or more areas of the attic was compacted or uneven, missing and/or substandard. Additional areas of missing, substandard or uneven insulation were revealed by the Flir thermal imaging camera. Heating and cooling costs may be higher due to reduced energy efficiency. Recommend that a qualified person repair, replace or install insulation as necessary and per standard building practices (typically R-38).
One or more damaged/cracked roof trusses were noted which appeared to have been repaired. Moitor maintain/repair if necessary.
Probably DIY repair. Can be improved.
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
Lighter colors indicate higher temperature.
One or more animal (e.g. bird, squirrel) nests were found in the attic. Nesting materials should be removed. Surrounding insulation should be repaired or replaced if necessary. Holes or openings into the attic (e.g. screens, gaps) should be repaired as necessary by a qualified person to prevent future nesting or vermin intrusion.
All attic areas and roof structures more than 6 feet from attic access point(s) #A were inaccessible due to lack of permanent walkways, ducts or pipes blocking and/or Limited access. These areas were not evaluated and are excluded from the inspection.
Air handler was inaccessible and was not evaluated.
Garage or Carport
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Condition of door between garage and house: Required repair, replacement and/or evaluation (see comments below)
Type of door between garage and house: Metal
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Roll
Number of vehicle doors: 2
Condition of automatic opener(s): Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes
Condition of garage floor: Appeared serviceable
Condition of garage interior: Required repair or evaluation (see comments below)
Garage ventilation: Exists (window)
The self-closing device on the door between the garage and the house was missing/not installed. These devices are installed to keep the door closed to prevent possible fire and fumes from the garage from spreading to the house. Recommend that a qualified person install a self-closing device in accordance wih current building standards.
Some floor areas were obscured by stored items and couldn't be fully evaluated.
Reference Photos or additional items of note:
Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Electric service condition: Appeared serviceable
Primary service type: Underground
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 200
System ground: Cold water supply pipes
Condition of main service panel: Appeared serviceable
Condition of sub-panel(s): Appeared serviceable
Location of main service panel #A: Basement
Location of sub-panel #C: Basement
Location of main disconnect: Breaker at top of main service panel
Condition of branch circuit wiring: Required repair, replacement and/or evaluation (see comments below)
Branch circuit wiring type: Non-metallic sheathed, Copper
Smoke alarms installed: Yes, but appeared inoperable.
Carbon monoxide alarms installed: No, recommend install
Non-metallic sheathed wiring was loose, unsupported, or inadequately supported at one or more locations. Such wiring should be trimmed to length if necessary and attached to runners or to solid backing with fasteners at intervals of 4 1/2 feet or less. Fasteners should be installed within 12 inches of all enclosures. Recommend that a qualified electrician repair per standard building practices.
Nothing was safe about this receptacle: unsupported junction box, missing cover plate, non-GFCI receptacle in wet area, unsupported cables.
One or more screws that attach the cover or dead front to panel(s) #A were missing or not installed. Recommend installing screws where missing so the cover or dead front is secure. Only screws with blunt tips approved for this purpose should be installed, so wiring inside the panel is not damaged. Because energized wires may be located directly behind screw holes, the client should consider having a qualified electrician replace missing screws.
Reference Photos or additional items of note:
Electric shock hazard: Exposed electrical wiring in bathroom. Repair as necessary.
Pool pump timer under deck not evaluated. Some corrosion noted in box. A qualified person should evaluate and repair/replace if necessary.
Electric service meter.
Main electrical panel, located in basement.
Main power disconnect, 200 Amp breaker, located at top of panel.
Sub-panel located next to main electrical panel in basement.
Substandard installation: One or more thermostats were loose.
Plumbing / Fuel Systems
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 meter: Basement, under stairs.
Location of main water shut-off: under stairs (storage space)
Service pipe material: Copper
Condition of supply lines: Required repair, replacement and/or evaluation (see comments below)
Supply pipe material: Copper
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Location(s) of plumbing clean-outs: Basement
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Condition of fuel system: Appeared serviceable
Visible fuel storage systems: Above ground
Location of main fuel shut-off valve: At oil tank
Copper water supply pipes were installed. Copper pipes installed prior to the late 1980s may be joined with solder that contains lead, which is a known health hazard especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained approximately 50% lead. The client should be aware of this, especially if children will be using this water supply system. Note that the inspector does not test for toxic materials such as lead. The client should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions include:
- Flush water taps or faucets. Do not drink water that has been sitting in the plumbing lines for more than 6 hours
- Install appropriate filters at points of use
- Use only cold water for cooking and drinking, as hot water dissolves lead more quickly than cold water
- Use bottled or distilled water
- Treat well water to make it less corrosive
- Have a qualified plumber replace supply pipes and/or plumbing components as necessary
For more information visit:http://www.reporthost.com/?LEADDWhttp://www.reporthost.com/?LEAD
Reference Photos or additional items of note:
Plumbing vents need to be kept clear at all times.
Vent cover should be repaired/replaced as necessary.
Main water service, water meter and main shutoff valve located in basement storage space, under stairs.
Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
Condition of water heater: Appeared serviceable
Type: Integral with heating system, with storage tank
Energy source: Oil
Estimated age: 3 Years
Capacity (in gallons): 41
Temperature-pressure relief valve installed: Yes
Location of water heater: Garage
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): ~106
Reference photos or additional items of note:
Manufactured: September 2013
Water temperature can be adjusted from this control knob.
Heating, Ventilation and Air Condition (HVAC)
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 distribution type(s): Pipes and convectors
Last service date of primary heat source: 09/21/2015
Source for last service date of primary heat source: Label
Condition of hydronic or steam heat system: Appeared serviceable
Type of hydronic or steam heat: Hydronic (hot water), Circulating pump, Baseboard
Hydronic or steam heat fuel type: Oil
Condition of burners: Not determined (inaccessible, obscured, or gas or oil service off)
Condition of venting system: Required repair, replacement and/or evaluation (see comments below)
Condition of combustion air supply: Appeared serviceable
Condition of cooling system and/or heat pump: Not determined
Cooling system and/or heat pump fuel type: Electric
Location of heat pump or air conditioning unit: Building exterior
Condition of cooling system and/or heat pump: Lennox
The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be beyond this age and/or its useful lifespan. The owner informed client and inspector that the AC unit does not produce cold air and may need repairs/replacement.
Manufactured: May 1988
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.
Some hot water pipes for the heating system were not insulated. Energy efficiency will be reduced. Recommend insulating pipes per standard building practices (1 inch minimum, 2 or more inches is better).
Recommend that home buyers replace or clean HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or cleaning them as necessary. How frequently they need replacing or cleaning depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season).
Typically, the filters can be located either at the air handler or behind the main return air grill. Filter location was not determined. Recommend asking the owner about the central air filter configuration/location.
If the current location of the filter is at the air handler in the attic, which is not readily accessible, it may prevent the client from checking it monthly for replacing or washing. Indoor air quality can be reduced as a result. In some cases HVAC equipment can be damaged by very dirty filters. If that is the case, recommend consulting with a qualified HVAC contractor to determine options for relocating the filter(s) to a readily accessible location, such as behind a return air grill.
Condenser and siding should be cleared of debris.
Condenser and siding should be cleared of debris.
Reference Photos or additional items of note:
Boiler emergency shutoff switch located by garage-dwelling door.
Boiler service switch.
Three heating zone valves and one valve for direct hot water coil.
Boiler manufactured: December 1998
According to the service tag, the last service date was 09/21/15.
Substandard baseboard installation and/or unsupported pipes.
Older thermostat for central air. Client may wish to replace with modern, programmable T-stat for better energy efficiency.
Exposed heat pipes noted inside bedroom closet. Be careful!
Screened intake. Keep clean.
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.
Permanently installed kitchen appliances present during inspection: Oven, Cooktop, Dishwasher, Refrigerator, Microwave oven
Condition of counters: Appeared serviceable
Condition of cabinets: Required repair, replacement and/or evaluation (see comments below)
Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of dishwasher: Near, at or beyond service life
Condition of range, cooktop or oven: Required repair, replacement and/or evaluation (see comments below)
Range, cooktop or oven type: Electric
Type of ventilation: Hood or built into microwave over range or cooktop
Condition of refrigerator: Not determined, "Dorm Fridge" present. Client will be purchasing full size unit.
Condition of built-in microwave oven: Appeared serviceable
The estimated useful life for most kitchen appliances is 10-15 years. One or more appliances (dishwasher) appeared to be near, at or beyond their service life. Even if operable, recommend budgeting for replacements in the near future.
Reference Photos or additional items of note:
Non-standard plumbing under kitchen sink. Air gap looped to itself, uncapped valve.
Poison trap in cabinet is indicative of past or present insect problem.
Top oven elements appeared to be serviceable.
One or more missing bulbs prevented all light fixtures from being fully evaluated.
Bottom oven elements appeared to be serviceable.
Bathrooms, Laundry and Sinks
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Location #A: Full bath, first floor
Location #B: Full bath, Master bath
Condition of counters: Required repair, replacement and/or evaluation (see comments below)
Condition of cabinets: Required repair, replacement and/or evaluation (see comments below)
Condition of flooring: Required repairs, replacement and/or evaluation (see comments below)
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Required repair, replacement and/or evaluation (see comments below)
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of ventilation systems: Appeared serviceable
Bathroom and laundry ventilation type: Spot exhaust fans
240 volt receptacle for laundry equipment present: Yes
Tile, stone and/or grout in the flooring at location(s) #A was deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. Water can damage the sub-floor as a result. Recommend that a qualified contractor repair as necessary.
DIY tile installation.
One or more loose tiles noted.
Rubber water supply hoses were installed at the clothes washer. These hoses are prone to bursting when deteriorated, which can result in flooding and significant water damage. Recommend upgrading to braided, stainless steel hoses.
Gaps, no caulk, or substandard caulking were found between countertops and backsplashes at location(s) #B. Water can penetrate these areas and cause damage. Recommend that a qualified person repair as necessary. For example, by installing or replacing caulk.
Caulk around the base of the toilet at location(s) #A and B was missing, substandard and/or deteriorated. Modern standards require caulk to be installed around the entire toilet base where it meets the floor for sanitary reasons. Without it, soiled water can soak into flooring and sub-floor materials if the toilet overflows. Condensation from the toilet can also soak into the flooring. Recommend that a qualified person caulk around toilet bases per standard building practices.
The shower head at location(s) # was leaking. Recommend that a qualified person repair as necessary.
Reference Photos & additional items of note:
Bathroom at location #A was in a state of unfinished construction. The sink water supply lines were capped off and the sink was not installed. Note that uncapped sink waste pipe can potentially allow sewer gasses to enter the home, posing possible health risks as well as unpleasant odors.
Access restricted by stored items under one or more bathroom sinks.
Bathroom drywall needs patching...
Interior, Doors and Windows
Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.
Condition of exterior entry doors: Required repair, replacement and/or evaluation (see comments below)
Exterior door material: Wood, Metal, Glass panel, Sliding glass
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: Vinyl, Double-hung
Condition of walls and ceilings: Required repairs, replacement and/or evaluation (see comments below)
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Required repairs, replacement and/or evaluation (see comments below)
Flooring type or covering: Carpet, Wood or wood products, Tile
Condition of stairs, handrails and guardrails: Appeared serviceable
Some interior door hardware (locksets and/or door knobs) were damaged and/or loose. Recommend that a qualified person repair or replace as necessary.
Fixtures such as closet shelving and/or clothes hanger poles were loose and/or deteriorated. Recommend that a qualified person repair or replace as necessary.
Screens were missing from one or more windows. These windows may not provide ventilation during months when insects are active.
Concrete slab floors were obscured by carpeting and couldn't be fully evaluated.
Wood Destroying Organism Findings
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: Yes
Visible evidence of damage by wood decay fungi: Yes
Visible evidence of conditions conducive to wood-destroying organisms: Yes
Evidence of prior treatment of wood-destroying insects: Insect control stations noted around perimeter of the home. Owner informed inspector and client that she placed the stations to control "termite" infestation.
Location #A: Basement
Location #B: 1st floor - Dining area
Location #C: Exterior trim
Location #D: Other basement areas
Radon Test Results
Radon: Charcoal, Test Complete
EPA Guidelines: Consider Taking Action
Radon Test Results indicated an average level of 2.6 pCi/L
over the test period.
Radon Test Results indicate that this property falls within the EPA's "Consider" action range of 2.0 pCi/L - 3.9 pCi/L (pico Curies per Liter).
The EPA recommends that you consider mitigation action but action is not "required".
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