Licensed Home Inspections


492 Marlborough Rd. 
Brooklyn, NY 11226

 

Home Inspection Report
Client(s): Client
Property address: Your prospective home
Anytown,USA
Inspection date: Tuesday, June 13, 2006
This report published on Friday, August 03, 2012 4:06:19 PM EDT

View report summary

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

 
How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information.
Concerns are shown and sorted according to these types:
SafetyPoses a risk of injury or death 
Major DefectCorrection likely involves a significant expense 
Repair/ReplaceRecommend repairing or replacing 
Repair/MaintainRecommend repair and/or maintenance 
Minor DefectCorrection likely involves only a minor expense 
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
Basement
Kitchen
Interior rooms
 
General information Return to table of contents
Report number: 101
Structures inspected: 3-story house and detached garaqge
Type of building: Single family
Age of building: 100 yrs
Property owner's name: Client
Time started: 0800
Time finished: 1030
Inspection Fee: ***
Payment method: ***
Present during inspection: Client(s), Property owner(s)
Occupied: Yes
Weather conditions: Clear
Temperature: Warm80 F
Ground condition: Dry
Front of structure faces: East
Main entrance faces: East
Foundation type: Unfinished basement
The following items are excluded from this inspection: Private sewage disposal system, Security system, Irrigation system, Swimming pool, Hot tub, Private well, Shed, Playground equipment, Sauna, Low voltage outdoor lighting, Central vacuum system, Water filtration system, Water softener system, Built-in sound system, Intercom system, Generator system, Sport court, Sea wall, Outbuildingsfences
1) Structures built prior to 1979 may contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection. The client(s) should consult with specialists as necessary, such as industrial hygenists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit these websites:
  • The Environmental Protection Association (http://www.epa.gov)
  • The Consumer Products Safety Commission (http://www.cpsc.gov)
  • The Center for Disease Control (http://www.cdc.gov)
    2) Evidence of a possible abandoned underground oil tank was found (vent pipe, metal supply lines, etc.). The client should determine if an underground oil tank exsists on this property, and if the tank has been removed or legally decommissioned.

    If the tank hasn't been decommissioned or removed, then the client may be liable for decommission and/or cleanup of contaminated soil in the future. Recommend the following:
  • Have any non-decommissioned, abandoned underground oil tanks legally decommissioned or removed as necessary.
  • Have the soil tested for oil contamination.
  • Have contaminated soil removed as necessary

    Photo 1  
    oil pump with feed and return pipes going to an abandoned oil tank under the porch.
     

    3) Some wall, floor and/or ceiling surfaces were obscured by furniture and/or stored items. Some areas couldn't be evaluated.
     
    Exterior Return to table of contents
    Footing material: Not visible
    Foundation material: Stone
    Apparent wall structure: Wood frame
    Wall covering: Wood clapboardInsulbrick
    Driveway material: Poured in place concrete
    Sidewalk material: Poured in place concrete
    Exterior door material: Solid core wood, Glass panel
    Front porch: The front porch has new mahogany decking. The porch columns have new rot-and-insect resistant bases, and the entire porch area has ben newly painted. Nice curb appeal.
    4) One or more trip hazards were found in sidewalk and/or patio sections due to cracks, settlement and/or heaving. A qualified contractor should evaluate and repair or replace sidewalk and/or patio sections as necessary to eliminate trip hazards.
    5) The exterior finish on parts of the wooden trim (window frames, cornices, and fascia boards) is failing. A qualified painting contractor should prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint these areas as per standard building practices.

    Photo 9  
    Deteriorated paint on soffit, NE corner.
     

    6) Siding is damaged and/or deteriorated in one or more areas. For example: the house corners by the driveway. A qualified contractor should evaluate and make repairs and/or replace siding as necessary to prevent water and vermin intrusion.
    7) Roof soffit boards are damaged or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs as necessary.
    8) The fence gate leading to the rear yard is difficult to open, close and latch. Repairs should be made as necessary by a qualified contractor, so gates operate easily.
    9) The perimeter grading slopes towards the structure in one or more areas, particularly by the downspout on south wall next to porch. This can result in water accumulating around the structure's foundation, or in basement. 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.
    10) 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. See http://www.quickrete.com/catalog/HydraulicWater-StopCement.html for an example.
  • Resilient caulks (easy to apply). See http://www.quickrete.com/catalog/GrayConcreteRepair.html for an example.
  • Epoxy sealants (both a waterproof and structural repair). See http://www.mountaingrout.com/ for examples of these products.
    11) There is a relatively new deck in the rear, in excellent condition. One wooden deck support post , however, is in contact with soil. This is a conducive condition for wood destroying insects and organisms. However no damage from wood destroying insects or organisms was found. Standard building practices require that there be at least 6" of space between any wood and the soil below, even if the wood is treated. If possible, soil should be removed or graded so a 6" clearance is maintained. Otherwise recommend installing borate based Impel rods to prevent rot.

    Photo 8  
    Rear deck of treated lumber and Trek-type composite decking.
     

    12) One or more sections of foundation and/or exterior walls are excluded from this inspection due to lack of access from vegetation, debris and/or stored items.
    13) 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.
     
    Roof Return to table of contents
    Roof inspection method: Viewed from ground with binoculars, Viewed from windows
    Roof type: Gambrelwith 2 shed dormers
    Roof covering: Asphalt or fiberglass composition shingles30-yr type shingles
    Estimated age of roof: 3 yrs
    Gutter & downspout material: Aluminum
    Roof ventilation: Adequate
    14) Owner says the roof is 3-years old. It is 30-year-tupe achitectural shingles over new plywood decking and appears to be well installed. Theflashing at the base of the chimney is substandard.Tar has been used to patch counterflashing-not the best practice. Leaks may occur as a result. A qualified roofing contractor should evaluate and repair as necessary.
    15) Because of 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

    16) The electric receptacle appears to have no power. Recommend asking the property owner about this. Switches may need to be operated to make some receptacles energized. If necessary, a qualified electrician should evaluate and make repairs as necessary.
    17) The garage vehicle door is damaged or deteriorated. A qualified contractor should evaluate and repair or replace the door as necessary.
    18) Garage is of fire-resistant concrete block, but the fire-retardant sheetrock is missing from the ceiling framing, exposing the wooden roof framing to burning in case of fire.
    19) The interior perimeter of the garage is excluded from this inspection due to lack of access from stored items.
     
    Attic Return to table of contents
    Inspection method: Viewed from hatch, Partially traversed
    Roof structure type: Rafters with new 3/4 inch plywood decking. No signs of leakage observed.
    Ceiling structure: Ceiling beams2x4
    Insulation material: Fiberglass loose fill, Fiberglass roll or batt, Cellulose loose fill
    Insulation depth: 9 inches
    Insulation estimated R value: R-30
    20) The header beam for the rafters of the shed dormer on the North side over the third floor stairwell and bathroom is undersized/insufficiently supported. This beam has developed a pronounced curve in the many years since it was installed. Recommend evaluation by a qualified structural engineer for repair or reinforcement.
    21) Some attic areas were inaccessible due to stored items, lack of permanently installed walkways, the possibility of damage to loose fill insulation, and low height. These areas are excluded from this inspection.
     
    Electric service Return to table of contents
    Primary service type: Underground
    Primary service overload protection type: Circuit breakers
    Service amperage (amps): 100
    Service voltage (volts): 120/240
    Location of main service switch: E. wall of basement
    Location of sub panels: 2nd Fl. hall and 3rd Fl. front bedroom.
    Location of main disconnect: several feet from main service panel
    Service entrance conductor material: Copper
    System ground: Cold water supply pipes
    Branch circuit wiring type: (BX) Armor clad
    Solid strand aluminum branch circuit wiring present: No
    Smoke detectors present: Yesbattery powered
    22) One or more knockouts have been removed inside the main service panel where no wires and bushings are installed, and no cover has been installed to seal the hole. This is a safety hazard due to the risk of fire. A qualified electrician should install knockout covers where missing. Other than that the sevice panel is relatively new and installed in a workmanlike manner.
    23) 100 amp services are common in this area, and would seem to be adequate for this house, but major upgrades such as central a/c may require a larger service.
    24) The legend for overcurrent protection devices (breakers or fuses) in the main service panel is missing, unreadable or incomplete. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.
    25)  

    Photo 15  
    100 amp Electrical panel in basement.
     
     
    Water heater Return to table of contents
    Estimated age: 11 yrs
    Type: Tank
    Energy source: Natural gas
    Capacity (in gallons): 40
    Manufacturer: A.O. Smith
    26) Temperature-pressure relief valve drain line is too short. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. A qualified plumber should extend the drain line to 6 inches from the floor, or route it so as to drain outside.
    27) The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
    28)  

    Photo 5  
    earliest date of service on water heater is in 1995-near end of life expectancy.
     
     
    Heating and cooling Return to table of contents
    Estimated age: 3 -year old Burnham cast iron boiler in good condition.
    Primary heating system energy source: Natural gas
    Primary heat system type: Steam1-pipe steam system
    29) The last service date of this system appears to be more than one year ago, 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 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.

    Photo 10  
    Burnham steam boiler with cover removed.
     
     
    Plumbing and laundry Return to table of contents
    Water pressure (psi): city approx 60psi
    Location of main water shut-off valve: east wall of basement
    Location of main water meter: same
    Location of main fuel shut-off: same
    Water service: Public
    Service pipe material: Lead
    Supply pipe material: Copper
    Vent pipe material: Galvanized steel, Cast iron
    Drain pipe material: Cast iron
    Waste pipe material: Cast iron
    30) The water service pipe appears to be made of lead, which is a known health hazard, especially to children. Lead service pipes should be replaced to eliminate this hazard. A qualified plumber should evaluate and replace the service pipe and fittings as necessary to eliminate the lead hazard.
    31) A waste pipe cleanout in sump area has no cap installed. This is a safety hazard because sewer gases may vent into the structure. A qualified plumber should install a caps where missing..
    32) Copper water supply pipes in homes built prior to 1986 may be joined with solder that contains lead. Lead 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 about 50 percent lead. The client should be aware of this, especially if children will be living in this structure. Evaluating for the presence of lead in this structure is not included in this inspection. 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 such as these may be advised:
  • Flush water taps or faucets. Do not drink water that has been sitting in the plumbing lines for more than six hours.
  • Install appropriate filters at points of use.
  • Use only cold water for cooking and drinking. 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 plumbing contractor replace supply pipes and/or plumbing components as necessary.

    For more information visit: http://www.cpsc.gov/CPSCPUB/PUBS/5056.html and http://www.epa.gov/safewater/lead/index.html
    33) Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection.
     
    Basement Return to table of contents
    Insulation material underneath floor above: None visible
    Pier or support post material: Masonry
    Beam material: Solid wood
    Floor structure above: Solid wood joists
    34) A joist is damaged in the NW corner of the basement ceiling where the roof leader enters the house. . Standard building practices specify the following limitations for notching and boring joists:
  • Notches should not be cut in the middle third of any joist
  • Notches should not be deeper than 1/6 of the joist depth
  • Notches should not be deeper than 1/4 of the joist depth at joist ends
  • Bored holes should not be closer than 2 inches to the edges of the joist
  • Bored holes should not be wider than 1/3 of the joist depth

    A qualified contractor should evaluate and repair as necessary.
    35) Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. 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. Cover plates should be installed where missing.
     
    Kitchen Return to table of contents

    36) Owner states the kitchen is 2 years old. There are a GE refigerator, microwave, dishwasher and 6-burner Viking stove-all in Stainless steel.There are granite counters, tile floors, and maple cabinets-all in good condition. However, the range can tip forward, and no anti-tip bracket appears to be installed. This is a safety hazard since the range may tip forward when weight is applied to the open door, such as when a small child climbs on it, or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free standing ranges since 1985. An anti-tip bracket should be installed to eliminate this safety hazard. For more information, visit http://www.hgtv.com/hgtv/remodeling/article/0,1797,HGTV_3659_2017492,00.html
    37)  

    Photo 13  
    Kitchen from rear door.

    Photo 14  
    Kitchen from dining room.
     
    Interior rooms Return to table of contents
    : The rooms are generally in good condition. There are new double-hung vinyl thermopane windows installed throughout the house, hardwood parquet floors have been stripped and refinished, and the paint and plaster are in good condition. The number of electrical outlets seem adequate, and telephone and CATV wiring has been installed in the walls. Also, all older 2-prong outlets have ben replaced with modern 3-prong grounded outlets.
    38) 2nd Fl. bedroom closets -light fixtures appear to be very old and may have brittle and/or deteriorated insulation. This is a safety hazard due to the risk of shock and/or fire. A qualified electrician should evaluate and replace old fixtures as necessary.
    39) The rear entry door has a deadbolt installed with no handle, and requires a key to open it from both sides. This can be a safety hazard in the event of a fire when the key is not available. The door cannot be used as an exit then, causing entrapment. Key-only deadbolts should be replaced with deadbolts that have a handle on the inside on entry doors in rooms with no other adequate egress nearby.
    40) Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
    41) This structure was built prior to 1979 and may contain lead paint. Laws were enacted in 1978 in the US preventing the use of lead paint in residential structures. Lead is a known safety hazard, especially to children but also to adults. The paint found in and around this structure appeared to be intact and may be encapsulated by more recent layers of paint that are not lead-based. Regardless, recommend following precautions as described in the following links to Consumer Products Safety Commission website articles regarding possible lead paint.

    What You Should Know About Lead Based Paint in Your Home: Safety Alert - CPSC Document #5054

    CPSC Warns About Hazards of "Do lt Yourself" Removal of Lead Based Paint: Safety Alert - CPSC Document #5055

    42) One or more doors bind in their jamb and cannot be closed and latched, or are difficult to open and close.Particularly the 1st floor coat closet and the doors between the master bedroom and the office. A qualified contractor should evaluate and repair as necessary..
    43) Squeaking or creaking noises occur when walking on one or more sections of flooring. In most cases, this is only an annoyance rather than a structural problem. Various solutions such as Squeeeeek No More and Counter Snap fasteners exist to correct this. Repairs to eliminate the squeaks or creaks may be more or less difficult depending on the floor covering, and the access to the underside of the subfloor. Recommend having a qualified contractor evaluate and repair as necessary.
    44) There is no heat source in pantry. The client(s) should consult with the property owner(s) regarding this, and if necessary, a qualified contractor should evaluate and install heat source(s) as necessary.
    45) Stains were found in one or more ceiling areas Particularly around the steam riser by the front door. However, no elevated levels of moisture were found. The stain is probably due to plumbing leaks. Recommend asking the property owner(s) about this, and monitoring the stained area in the future.If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.
    46) 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.
    47) Minor cracks were found in walls 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 2  
    main panel

    Photo 3  
    Lead water main

    Photo 4  
    service entrances

    Photo 6  
    steam boiler and water heater

    Photo 11  
    Boiler label.

    Photo 12  
    Service record of water heater.

     
    Mike O'Malley,Licensed Home Inspector,NYS License#1600000258
    718-826-1776 917-705-1876
    inspecthome@hotmail.com