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Inspector Protector home Inspection Services


722 Skyline Dr 
Lake Hopatcong NJ 07849
Inspector: Joseph Ganguzza

Sample Property Inspection Report
Client(s): Bill Jones
Property address: 2 Any St
Inspection date: 1/12/2012
This report published on Thursday, January 12, 2012 8:54:53 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 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
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
Exterior
Roof
Garage
Attic
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Fireplaces, woodstoves and chimneys
Crawl space
Kitchen
Bathrooms
Interior rooms
 
General information Return to table of contents
Inspector's name: Joseph Ganguzza lic#24GI00099700
Structures inspected: Single Family Rasied Fondation
Time started: 10:00am
Time finished: 12:00pm
Inspection Fee: 0.00
Payment method:
Present during inspection: Client(s), Property owner(s), Realtor(s)
Occupied: Yes
Weather conditions: Cloudy
Temperature: Cold
Ground condition: Damp
Front of structure faces: East
Main entrance faces: East
Foundation type: Crawlspace
1) Comment - Many wall, floor and/or ceiling surfaces were obscured by large amounts of furniture and/or stored items. Many areas couldn't be evaluated.
2) Comment - (a) All home inspectors and associate home inspectors shall comply with the standards of practice contained in this section when conducting home inspections. The scope of home inspection services performed in compliance with the requirements set forth in this section shall provide the client with objective information regarding the condition of the systems and components of the home as determined at the time of the home inspection.

(n) Nothing in this section shall be construed to require a home inspector or associate home inspector to:
1. Enter any area or perform any procedure which is, in the opinion of the home inspector or associate home inspector, unsafe and likely to be dangerous to the inspector or other persons;
2. Enter any area or perform any procedure which will, in the opinion of the home inspector or associate home inspector, likely damage the property or its systems or components;
3. Enter any area which does not have at least 24 inches of unobstructed vertical clearance and at least 30 inches of unobstructed horizontal clearance;
4. Identify concealed conditions and latent defects;
5. Determine life expectancy of any system or component;
6. Determine the cause of any condition or deficiency;
7. Determine future conditions that may occur including the failure of systems and components including consequential damage;
8. Determine the operating costs of systems or components;
9. Determine the suitability of the property for any specialized use;
10. Determine compliance with codes, regulations and/or ordinances;
11. Determine market value of the property or its marketability;
12. Determine advisability of purchase of the property;
13. Determine the presence of any potentially hazardous plants, animals or diseases or the presence of any suspected hazardous substances or adverse conditions such as mold, fungus, toxins, carcinogens, noise, and contaminants in soil, water, and air;
14. Determine the effectiveness of any system installed or method utilized to control or remove suspected hazardous substances;
15. Operate any system or component which is shut down or otherwise inoperable;
16. Operate any system or component which does not respond to normal operating controls;
17. Operate shut-off valves;
18. Determine whether water supply and waste disposal systems are public or private;
19. Insert any tool, probe or testing device inside electrical panels;
20. Dismantle any electrical device or control other than to remove the covers of main and sub panels;
21. Walk on unfloored sections of attics; and
22. Light pilot flames or ignite or extinguish fires
 
Exterior Return to table of contents
Footing material: Not visible
Foundation material: Concrete block
Apparent wall structure: Wood frame
Wall covering: Vinyl
Driveway material: Asphalt
Sidewalk material: Poured in place concrete
Exterior door material: Foamed filled
3) Safety, Repair/Replace, Evaluate - One or more electric receptacles have reverse-polarity wiring, where the hot and neutral wires are reversed. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.

Photo 19   		 
4) Safety, Repair/Replace, Evaluate - One or more outdoor electric receptacles appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all outdoor receptacles within six feet six inches of ground level have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.

Photo 19   		 
5) Repair/Replace, Evaluate - Rot was found at one or more rafter and/or barge board ends. A qualified contractor should evaluate and make repairs as necessary, replacing or removing rotten wood.
6) Repair/Replace, Evaluate - One or more gutters are poorly sloped so that significant amounts of water accumulate in them rather than draining through the downspouts. This can cause gutters to overflow, especially when organic debris such as leaves or needles have accumulated in them. A qualified contractor should evaluate and make repairs as necessary, such as correcting the slope in gutters or installing additional downspouts and extensions if necessary.

Photo 2   		 
7) Repair/Replace, Evaluate - Rot was found in one or more areas on soffit boards. A qualified contractor should evaluate and make repairs as necessary, replacing all rotten wood.

Photo 8  
Photo 11  
8) Repair/Replace, Comment - roof shingles on the gable end does not extend over the edge far enough and could potentially become a moisture intrusion issue. It is recommmended that counter flashing be installed under roof shingles and hang over fasia to prevnet water leaks.

Photo 3   		 
9) Repair/Replace - One or more gutters were leaking during the inspection. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. A qualified contractor should replace or repair gutters where necessary.
10) Repair/Replace - The perimeter grading slopes towards the structure in one or more areas. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms. Wet soil may also cause the foundation to settle and possibly fail over time. 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.

Photo 1   		 
11) Repair/Replace - One or more downspouts have no extensions, or have extensions that are ineffective. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Repairs should be made as necessary, such as installing or repositioning splash blocks, or installing and/or repairing tie-ins to underground drain lines, so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure.

Photo 6   		 
12) Repair/Replace - Front steps are deteriorating and should be repalced in the near future.

Photo 4  
Photo 5  
13) Repair/Maintain, Comment - Daylight can be seen in the attic from the coner gutter over front door. THis area shows signs of prior leak or ice damming. Contact qualified contractor for repair.

Photo 42  
Photo 43  
14) 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. Requires chiseling a channel in the crack to apply.
  • Resilient caulks (easy to apply).
  • Epoxy sealants (both a waterproof and structural repair).
    15) Repair/Maintain - Soil is in contact with or less than six inches from siding and/or trim at garage. This is a conducive condition for wood destroying insects and organisms. Soil should be graded and/or removed as necessary so there are at least six inches of space between the siding and trim and the soil below.

    Photo 9       		 
    16) Maintain - Recommend resealing asphalt driveway.
    17) Comment - Minor cracks were found in the driveway. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
    18) Comment - Minor cracks were found in one or more sidewalk or patio sections. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
     
    Roof Return to table of contents
    Roof inspection method: Viewed from ground with binoculars
    Roof type: Gable, Hipped
    Roof covering: Asphalt or fiberglass composition shingles
    Gutter & downspout material: Aluminum
    Roof ventilation: Inadequate
    19) Repair/Replace, Evaluate - One or more composition shingles have raised, most likely due to nails that have loosened. Leaks may occur as a result. A qualified roofing contractor should evaluate and make repairs as necessary, such as reseating nails.

    Photo 12       		 
    20) Maintain - Debris has 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 structure's exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.
    21) Maintain - Debris such as leaves, needles, seeds, etc. have accumulated on the roof. This is a conducive condition for wood destroying insects and organisms since water may not flow easily off the roof, and may enter gaps in the roof surface. Leaks may occur as a result. Debris should be cleaned from the roof now and as necessary in the future.
    22) Maintain - Moss is 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://www.google.com/search?q=moss+on+roof

    Photo 13       		 
    23) Comment - Because of the roof covering type and/or the configuration of the roof, the inspector was unable to traverse the roof and wasn't able to fully evaluate the entire roof.
     
    Garage Return to table of contents
    24) Safety, Repair/Replace, Evaluate - Safety containment cables are missing for one or more vehicle door springs. This is a safety hazard. Safety containment cables prevent springs from snapping free and causing damage or injury. A qualified contractor should evaluate and make repairs or replace components as necessary. For more information on garage door safety issues, visit:
    http://www.cpsc.gov/cpscpub/pubs/523.html
    http://www.ohdstl.com/safety.html

    Photo 15       		 
    25) Safety, Repair/Replace, Evaluate - One or more garage electric receptacles appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all garage receptacles, except for one for use with a refrigerator or freezer, have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
    26) Safety, Repair/Replace, Evaluate - Extension cords are being used as permanent wiring in one or more areas. They should only be used for portable equipment on a temporary basis. Using extension cords as permanent wiring poses a fire and shock hazard, and is an indication that wiring is inadequate and should be updated. Extension cords may be undersized. Connections may not be secure, resulting in power fluctuations, damage to equipment, and sparks that could start a fire. Extension cords should be removed as necessary, or a qualified electrician should evaluate and make repairs as necessary. For example, install additional circuits and/or electric receptacles.

    Photo 14  
    Photo 17  
    27) Repair/Replace, Evaluate - The lock mechanism on the garage vehicle door is inoperable or difficult to operate. A qualified contractor should evaluate and repair as necessary so vehicle doors can be easily secured.

    Photo 18       		 
    28) Repair/Replace, Evaluate - One or more garage vehicle door openers are inoperable. A qualified contractor should evaluate and make repairs as necessary.

    Photo 16       		 
    29) Repair/Replace - Weatherstrip at the sides and/or bottom of the vehicle door is missing and deteriorated or damaged. It should be installed where missing and replaced where necessary to prevent water and vermin intrusion.
    30) Repair/Replace - The weatherstrip around one or more exterior entry doors is missing and/or deteriorated. Weatherstrip should be installed where missing and/or replaced where deteriorated, and by a qualified contractor if necessary.
    31) Maintain - Water stains are visible on the vehicle door. This is a sign of water intrusion. No significant repairs appear to be needed, but gaps should be sealed with caulk to prevent water damage. Exterior surfaces should be maintained with paint, stain or finish as necessary.

    Photo 7       		 
    32) Comment - Much of the garage, including areas around the interior perimeter and in the center are excluded from this inspection due to lack of access from stored items.
     
    Attic Return to table of contents
    Inspection method: Traversed
    Roof structure type: Rafters
    Ceiling structure: Ceiling beams
    Insulation material: Fiberglass roll or batt
    33) Repair/Replace, Evaluate - Ventilation is substandard in the attic. Inadequate attic ventilation may result in high attic and roof surface temperatures, reduce the life of the roof covering materials and increase cooling costs. High levels of moisture are also likely, and can be a conducive condition for wood destroying insects and organisms. Standard building practices require one square foot of vent area for 150 to 200 square feet of attic space. Vents should be evenly distributed between soffits, ridges and at corners to promote air circulation. A qualified contractor should evaluate and install vents as per standard building practices.

    Photo 38  
    Photo 39  

    Photo 41       		 
    34) Repair/Replace - The ceiling insulation's R rating is significantly less than what's recommended for this area. Recommend having a qualified contractor install additional insulation as per standard building practices for better energy efficiency.
    35) Repair/Replace - Ceiling insulation is uneven in some areas. This is likely due to someone having walked on or through the insulation. Recommend installing additional insulation where necessary to restore the original R rating.
    36) Repair/Replace - One or more exhaust fans have no duct and terminate in the attic. This is a conducive condition for wood destroying insects and organisms due to increased moisture levels in the attic from the exhaust air. A qualified contractor should install ducts and vent caps as necessary and as per standard building practices so exhaust air is vented outside. Better building practices call for R8 rated insulation on these ducts.

    Photo 40       		 
    37) Repair/Replace - The flex tubing in the attic for the bathroom exhaust fans are uninsulated type and are subject to condensation build-up inside the tube during witer months. Replace with insulated tubing. contact hvac contractor for further evaluation.

    Photo 40       		 
     
    Electric service Return to table of contents
    Primary service type: Overhead
    Primary service overload protection type: Circuit breakers
    Service amperage (amps): 150
    Service voltage (volts): 120/240
    Location of main service switch: Outside below Meter
    Service entrance conductor material: Aluminum
    System ground: Ground rod(s) in soil, Cold water supply pipes
    Main disconnect rating (amps): Not applicable, no single main disconnect
    Branch circuit wiring type: Non-metallic sheathed, (BX) Armor clad
    Solid strand aluminum branch circuit wiring present: No
    38) Safety, Repair/Replace - Main disconnect box on the exterior could not be opened since inside protective cover for wire connections is loose and could potentally touch live terminals. Contact licensed electrician for repair.

    Photo 25       		 
    39) Safety, Repair/Replace - One or more bushings are missing from where wires enter holes in the main service panel. This is a safety hazard since the wiring insulation can be cut or abraded on the metal edge of the hole(s). A qualified electrician should install bushings where missing.

    Photo 28       		 
    40) Comment - Low voltage interior lighting was found during the inspection. This is considered to be a specialty system. Only a cursory evaluation of this lighting was performed during the inspection. For a full evaluation, the client(s) should hire a qualified electrician.
     
    Water heater Return to table of contents
    Type: On demand
    Energy source: Natural gas
    Capacity (in gallons): Tankless
    Manufacturer: Noritz
     
    Heating and cooling Return to table of contents
    Primary heating system energy source: Natural gas
    Primary heat system type: Forced air
    Primary A/C energy source: Electric
    Primary Air conditioning type: Split system
    Distribution system: Sheet metal ducts, Flexible ducts
    Manufacturer: Trane
    Filter location: Behind return air grill
    Last service date: unknown
    41) Safety, Repair/Replace, Evaluate - A return air opening was found in the crawlspace where a gas or oil-fueled furnace is installed. This is a safety hazard due to the possibility of exhaust gases being pulled into the air supply ducts. A qualified heating and cooling contractor should evaluate and make repairs as necessary.

    Photo 22       		 
    42) Safety, Repair/Maintain, Evaluate - The last service date of this system appears to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) 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 heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. For more information visit:
    http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
    43) Repair/Replace, Evaluate - One or more air supply ducts are broken or disconnected. Increased moisture levels in unconditioned spaces and higher energy costs may result. A qualified contractor should evaluate and make permanent repairs as necessary.

    Photo 24       		 
    44) Repair/Replace, Evaluate - One or more sections of flex duct are sagging excessively. Most manufacturers, and the Sheet Metal and Air Conditioning Contractors National Association (SMACNA) recommend that this type of duct sag no more than 1/2" per foot between supports. A qualified heating/cooling contractor should evaluate and repair as necessary.

    Photo 20  
    Photo 21  
    45) Repair/Replace, Evaluate - One or more sections of flex duct have inadequate support due to supports being spaced too far apart. Most manufacturers, and the Sheet Metal and Air Conditioning Contractors National Association (SMACNA) recommend that flex duct supports be spaced no farther apart than 5 feet. A qualified heating/cooling contractor should evaluate and repair as necessary.
    46) Repair/Maintain, Evaluate - The last service date of this system appears to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) 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 heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. This servicing should be performed annually in the future.
    47) Maintain - Air handler filter(s) should be checked monthly in the future and replaced or washed as necessary.

    Photo 26       		 
    48) 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.
    49) Comment - Main gas shut off is at the meter in the back yard

    Photo 10       		 
     
    Plumbing and laundry Return to table of contents
    Location of main water shut-off valve: In Crawlspace
    Location of main water meter: unknown
    Water service: Public
    Service pipe material: Copper
    Supply pipe material: Copper
    Vent pipe material: Copper
    Drain pipe material: Plastic, Cast iron
    Waste pipe material: Cast iron
    50) Evaluate - The inspector was not able to find the water meter. Recommend that the client(s) attempt to find the water meter by consulting with the property owner(s), searching for it themselves, or consulting with the local water municipality. It is especially important to find the meter if no main shut-off valve is found because the meter may be the only way to turn off the water supply in the event of an emergency, such as when a supply pipe bursts.
     
    Fireplaces, woodstoves and chimneys Return to table of contents
    Woodstove type: Metal
    Chimney type: Metal
    51) Safety, Repair/Replace, Evaluate - A significant amount of creosote (1/8 inch or more) is visible in the woodstove flue. A qualified chimney service contractor should inspect, clean, and repair if necessary now and annually in the future.
    52) Safety, Repair/Replace, Evaluate - There appears to be inadequate clearance between the woodstove flue pipe and adjacent combustible surfaces. A qualified stove and/or chimney service contractor should evaluate to determine if clearances are adequate, and make repairs and/or modifications if necessary.

    Photo 37       		 
    53) Comment - All solid fuel burning appliances (woodstoves and fireplaces, etc.) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary.
     
    Crawl space Return to table of contents
    Inspection method: Traversed
    Insulation material underneath floor above: None visible
    Pier or support post material: Masonry
    Beam material: Built up wood
    Floor structure above: Solid wood joists
    Vapor barrier present: No
    54) Major Defect, Repair/Replace - No insulation is installed under the floor in the crawl space. Recommend that a qualified contractor install R19 or better (6" thick fiberglass batt) insulation under the floor for better energy efficiency.

    Photo 23       		 
    55) Repair/Replace, Evaluate - The crawl space ventilation is substandard, or none exists. This may result in high levels of moisture in the crawl space and can be a conducive condition for wood destroying insects and organisms. Standard building practices require one square foot of vent area for 150 to 200 square feet of crawl space. Vents should be evenly distributed and within a few feet of corners to promote air circulation. A qualified contractor should evaluate and install vents as per standard building practices.
    56) Repair/Replace - No vapor barrier is installed. 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 contractor should install a vapor barrier. 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.
    57) Repair/Replace - Water supply pipes are uninsulated. Recommend insulating pipes as necessary for better energy efficiency and to prevent water pipes from freezing.
    58) Comment - Some crawl space areas were inaccessible due to low height (less than 18 inches), ductwork or pipes blocking, standing water, and/or stored items. These areas are excluded from this inspection.
     
    Kitchen Return to table of contents
    59) Safety, Repair/Replace, Evaluate - One or more electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.

    Photo 27       		 
     
    Bathrooms Return to table of contents
    60) Safety, Repair/Replace, Evaluate - One or more ground fault circuit interrupter (GFCI) electric receptacles did not trip when tested with the inspector's test instrument. These devices should trip when tested with a test instrument in addition to tripping via the test buttons on the receptacles. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary.

    Photo 32  
    Photo 33  
     
    Interior rooms Return to table of contents
    Windows: double hung vinyl
    Windows: double hung wood
    Windows: double hung wood
    Windows: double hung wood
    Windows: double hung wood
    61) Safety, Repair/Replace - One or more interior doors have a keyed lockset or deadbolt installed. This is a safety hazard for small children in the event that they lock themselves in the room, do not know how to unlock the door, and the key is not available. Keyed locksets and/or deadbolts should be replaced as necessary with "privacy" locksets that don't require a key.

    Photo 34       		 
    62) Repair/Replace, Evaluate - The doorbell appears to be inoperable. Recommend having a qualified electrician evaluate and repair as necessary.
    63) Repair/Replace - The wood floor in the dining room is lifting due to improper installation. Contact qualified flooring contractor for further evaluation.

    Photo 36       		 
    64) Repair/Replace - One or more windows that were built to open, will not open, or open only minimally due to their being painted shut, damaged and/or deteriorated in some way. Repairs should be made as necessary, and by a qualified contractor if necessary so windows open fully, and open and close easily.

    Photo 30       		 
    65) Monitor - Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Recommend asking the property owner(s) about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.

    Photo 31       		 
    66) Comment - Minor cracks were found in ceilings in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.
     

    Photo 29  
    repair wall above electrical panel.
    Photo 35  
    Install GFI outlet for laundry
     
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