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MLD Home Inspections


Phone: (516) 902-8793

 

Home Inspection

Client(s):  Luz Benavides
Property address:  186-19 Henderson Ave
Hollis, NY 11423
Inspection date:  Thursday, July 28, 2016

This report published on Saturday, July 30, 2016 7:12:28 AM CDT

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

Thank you for choosing MLD Home Inspections. We've made every effort to provide you with the best possible home inspection. We hope the information in this report proves to be valuable in your consideration of this property.

This inspection report reflects the visual conditions of the property at the time of the inspection only. Hidden or concealed defects cannot be included in this report. No warranty is either expressed or implied. This report is not an insurance policy, nor a warranty service.

An earnest effort was made on your behalf to discover all visible defects, however, in the event of an oversight, maximum liability must be limited to the fee paid. The following is an opinion report, expressed as a result of the inspection. Please take time to review limitations contained in the inspection agreement.

If You have questions after viewing this report, please do not hesitate to contact us. If you are satisfied, please tell your friends about us.

Thank you again for your consideration.

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:
Concern typeSafetyPoses a risk of injury or death
Concern typeMajor DefectCorrection likely involves a significant expense
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMinor DefectCorrection likely involves only a minor expense
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeCommentFor 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 AND FOUNDATION
BASEMENT
ROOF
ELECTRIC
PLUMBING / FUEL SYSTEMS
WATER HEATER
HEATING, VENTILATION AND AC (HVAC)
KITCHEN
BATHROOMS, LAUNDRY AND SINKS
INTERIOR, DOORS AND WINDOWS


GENERAL INFORMATION
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Report number: 07282016
Time started:
Present during inspection: Client, Realtor
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Hot
Inspection fee: 400.00
Payment method: Cash
Type of building: Single family
Buildings inspected: One condominium unit
Number of residential units inspected: 1
Age of main building: 66
Source for main building age: Municipal records or property listing
Front of building faces: North
Main entrance faces: North
Occupied: No

1) Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:
http://www.reporthost.com/?EPA
http://www.reporthost.com/?CPSC
http://www.reporthost.com/?CDC

2) The natural gas service was not turned on during the inspection. The inspector operates only "normal" controls such as thermostats, stove burner knobs, and on/off switches, and does not operate gas shut-off valves or activate pilot lights. As a result, items such as but not limited to the gas supply system, gas-fired water heater(s), gas-fired forced air furnace(s), gas fireplace(s), stove(s), and range(s) weren't fully evaluated. The inspector was unable to test for gas leaks. Recommend that a qualified person make a full evaluation of the gas supply system and gas-fired appliances after the gas supply is turned back on. Any problems that are found after this evaluation should be repaired by a qualified contractor.

3) Based on construction observed, to this property may have been made without the owner having attained permits or inspections from the municipality. Work may have been performed by someone other than a qualified contractor or person. Consult with the property owner about this, and if necessary research permits.

At worst case, if substantial work was performed without permits, this knowledge must be disclosed when the building is sold in the future. This can adversely affect future sales. Also, the local municipality could require costly alterations to bring the building into legal compliance or even require that the additions or modifications be removed.

4) Zoning restrictions and ordinances related to the use of real property are subject to wide variations. It is not within the scope of this inspection to determine the location of property lines. To be certain that neighbors have not transgressed any boundary lines a licensed surveyor should be hired to prepare a survey. It is not within the scope of this inspection to determine or ascertain what local laws apply to intended or existing uses of the property. The buyer and/or buyer’s lawyer should check local laws prior to closing. It is advised that you have your attorney check that there is an updated “Certificate of Occupancy” (CO) for the premises, including “permits” and approvals for alterations, additions and improvements completed after the original Certificate of Occupancy was issued.
We note that issuance of a CO doesn’t necessarily mean there are no Building Code violations or irregularities. Often certain items are overlooked or not recognized by a Building Department official. In fact, Code language holds only the building owner responsible for any violation, even if a CO was issued by a Code official.

EXTERIOR AND FOUNDATION
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Wall inspection method: Viewed from ground, with binoculars
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Brick
Wall covering: Brick veneer
Condition of foundation and footings: Appeared serviceable
Footing material (under foundation stem wall): Poured in place concrete

5) The front step walls were dangerously deteriorated, bricks were loose and the upper and lower wall is falling apart. This must be rebuild as soon as possible to prevent someone from falling over or a brick falling on someone. Hire a license contractor to repair.
Cost estimate: $ 4500
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6)   The chimney rain cap was missing, installing a rain cap will prevent the water and birds from entering the house. Have a qualified contractor install a rain cap.
Cost estimate: $ 250
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7)   Overgrown vines were found on the rear of the building wall. Some types of vines will damage the brick veneer and they may damage the windows trim as well. They should be cut down for aesthetic reasons.
Cost estimate: $ 250
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BASEMENT
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Condition of exterior entry doors: Serviceable
Condition of floor substructure above: Appeared serviceable
Beam material: Solid wood
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Appeared serviceable

8) The rear window was broken, this is a safety and energy concern due to broken glass and loss of heat and cool air. A new window should be installed. Have a qualified contractor replace the window.
Cost estimate: $ 500
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9) The hand rail leading down to the basement was missing the spindles. This is a safety concern. Have a qualified repairman install spindles as per building code.
Cost estimate: $ 350
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10) A junction box did not have a cover installed at the furnace, live electric wires were exposed. Covers must be installed for safety reasons where missing. Have a qualified contractor install covers where missing.
Cost estimate: $ 20
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11) Signs of termite damage were found in two closets. Above the electrical meter and by the water main closet. Have the owner treat and repair damaged wood. (see Termite inspector's report for details)
Cost estimate: $ 1500

12) Weatherstripping / door sweep around the rear exterior doors was missing. Water may enter the building, or energy efficiency may be reduced. Recommend that a qualified person repair or replace weatherstripping as necessary.
Cost estimate: $ 50
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ROOF
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Roof inspection method: Viewed from ground
Condition of roof surface material: Required repair, replacement and/or evaluation (see comments below)
Roof surface material: Asphalt or fiberglass composition shingles, Torch down (modified bitumen)
Roof type: Shed
Condition of exposed flashings: Appeared serviceable

13) Some composition shingles were missing and/or loose. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by replacing shingles.
Cost estimate: $ 900
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14) Extensions such as splash blocks or drain pipes for one or more downspouts were damaged. Water can accumulate around the building foundation or inside crawl spaces or basements as a result. Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure.
Cost estimate: $ 350
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ELECTRIC
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Electric service condition: Appeared serviceable
Primary service type: Overhead
Service voltage (volts): 120
Estimated service amperage: 100
Primary service overload protection type: Circuit breakers
System ground: Cold water supply pipes
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Basement
Condition of branch circuit wiring: Serviceable
Solid strand aluminum branch circuit wiring present: None visible
Ground fault circuit interrupter (GFCI) protection present: No
Smoke alarms installed: No, recommend install
Carbon monoxide alarms installed: No, recommend install

15) One or more circuit breakers in panel(s) #A were "double tapped," where two or more wires were installed in the breaker's lug. Most breakers are designed for only one wire to be connected. This is a safety hazard since the lug bolt can tighten securely against one wire but leave other(s) loose. Arcing, sparks and fires can result. Recommend that a qualified electrician repair as necessary. For more information, visit:
http://www.reporthost.com/?DBLTAP
Cost estimate: $ 200
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16) Bare wire ends, or wires with a substandard termination, were found in the panel. This is a potential shock hazard. Recommend that a qualified electrician repair as necessary. For example, by cutting wires to length and terminating with wire nuts in a permanently mounted, covered junction box.
Cost estimate: $ 80
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17) The service box cover or door is loose, two mounting screws were missing at the time of the inspection. This is a safety concern. Have a qualified electrician repair as necessary.
Cost estimate: $ 150
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18) No carbon monoxide alarms were not visible. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. For more information, visit:
http://www.reporthost.com/?COALRM
Cost estimate: $ 200

19) Most of the outlets throughout were "TR" (Tamper Resistant / the shutters only open when they are both compressed simultaneously (i.e., a competent adult plugging something in). However, some of them did not seem to operate where the spring did not open to plug in the tester or an appliance. Have an electrician check for proper operation and correct as required.
Cost estimate: $ 150

20) Several breakers were mismatched and some were loose, it is always recommended the breakers match the same brand as the Main panel. This is a safety concern in case of fire, the insurance company may denied coverage. Have a qualified electrician replace as necessary.
Cost estimate: $ 500

21)   The electrical panel does not meet the 30" clearance on the sides and above. This is not a concern, however it should be noted as a precaution that the working space is limited.

PLUMBING / FUEL SYSTEMS
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Condition of service and main line: Appeared serviceable
Water service: Public
Location of main water shut-off: Basement
Condition of supply lines: Required repair, replacement and/or evaluation (see comments below)
Condition of drain pipes: Appeared serviceable
Condition of waste lines: Appeared serviceable
Waste pipe material: Cast iron
Vent pipe condition: Appeared serviceable
Vent pipe material: Cast iron
Sump pump installed: None visible
Condition of fuel system: Appeared serviceable
Location of main fuel shut-off valve: At gas meter

22) The water supply pressure was below 40 pounds per square inch (PSI), and the flow appeared to be inadequate. 40-80 PSI is considered the normal range for water pressure in a home. The inspector performed a "functional flow test" during the inspection, where multiple fixtures are run simultaneously, and found there to be low flow. For example, the shower flow decreased significantly when the toilet was flushed. Recommend that a qualified plumber evaluate and repair or make modifications as necessary. Installing a pressure-boosting system is one possible solution. For information on these systems, visit:
http://www.reporthost.com/?LPRESSURE
Cost estimate: $ 1500

23) The copper water service pipe was embedded in concrete or masonry where it was routed through the foundation, and no protection from damage due to thermal expansion was visible. Copper pipes embedded in concrete or masonry should be wrapped with an approved tape or installed through a sleeve for abrasion protection. Recommend that a qualified contractor repair per standard building practices.
Cost estimate: $ 900

24) The main water shut-off valve was leaking. Recommend that a qualified plumber repair or replace the valve as necessary.
Cost estimate: $ 90
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WATER HEATER
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Condition of water heater: Appeared serviceable
Type: Tank
Capacity (in gallons): 40
Location of water heater: Basement
Hot water temperature tested: No, Gas was turned off.

25) Exhaust gases were "back drafting" out of the water heater's draft hood. The flue pipe was configured incorrectly, loose or not installed and taped correctly. This is a safety hazard due to the risk of exhaust gases entering living spaces. A qualified contractor should evaluate and repair as necessary.
Cost estimate: $ 50
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26) No temperature-pressure relief valve was installed on the water heater tank. This is a potential safety hazard due to the risk of explosion. A qualified plumber should install a temperature-pressure relief valve and drain line per standard building practices.
Cost estimate: $ 150
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27) The water heater was not insulated at the time of the inspection. Insulating the unit and pipes increases the energy efficiency and life span of the unit.
Cost estimate: $ 600
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HEATING, VENTILATION AND AC (HVAC)
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General heating system type(s): Forced air
General heating distribution type(s): Ducts and registers
Condition of forced air heating/(cooling) system: Required repair, replacement and/or evaluation (see comments below)
Forced air heating system fuel type: Natural gas
Location of forced air furnace: Basement
Condition of furnace filters: N/A (none visible)
Location for forced air filter(s): Behind return air grill(s)
Condition of forced air ducts and registers: Required repair, replacement and/or evaluation (see comments below)

28) The last service date of the gas or oil-fired forced air furnace appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. 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 1 year ago, recommend that a qualified HVAC contractor 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. Any needed repairs noted in this report should be brought to the attention of the HVAC contractor when it's serviced. For more information visit:
http://www.reporthost.com/?ANFURINSP
Cost estimate: $ 150

29) The duct system needs to be serviced to remove all the pollutants, dust and debris in the ducts. Have a qualified serviceman service and clean the duct system.
Cost estimate: $ 250
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Second floor / at the top of the stairs

30) The second floor thermostat was missing at the time of the inspection. Have a qualified contractor install a new smart thermostat.
Cost estimate: $ 150
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Second floor
 

31) The first floor thermostat was damaged. Recommend that a qualified person evaluate and repair or replace as necessary. The control wires appeared to be switched where the off position turns on the unit and vice-versa.
Cost estimate: $ 90

32) -The heating / cooling ducts at the base of the furnace were not insulated. This can result in reduced energy efficiency, moisture inside heating ducts, and/or "sweating" on cooling ducts. Recommend that a qualified person repair per standard building practices. For example, by wrapping ducts in insulation with an R-value of R-8.
Cost estimate: $ 200

33) One or more heating or cooling air supply registers were missing. The air flow cannot be controlled as a result. Recommend installing registers where missing. (one in the basement and one at the top of the stairs on second floor.
Cost estimate: $ 350
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Basement
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Second floor / at top of stairs

34) The old boiler flue pipe was abandoned and left open. This can cause heat and cool air to scape the building. It can also let small animals to climb down the chimney. The flue pipe should permanently be closed. Have a qualified contractor repair.
Cost estimate: $ 350
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35) The Air filter for the heating and/or cooling system was missing. Indoor air quality will be reduced as a result. Recommend installing good quality filters at intended locations (e.g. behind return air grill in the living room). Filters should be sized correctly to minimize air gaps. Many types of filters are available. Recommend installing pleated filters or better rather than the cheapest disposable kind. For more information, visit:
http://www.reporthost.com/?FLTRTPS
Cost estimate: $ 50

36) The heating system was not fully evaluated because the gas supply was off. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the system is operable. Note that the inspector does not operate shut-off valves, pilot lights or circuit breakers, or any controls other than normal controls (thermostat).
Cost estimate: $ 1500

KITCHEN
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Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: Appeared serviceable

37) Dishwasher discharged house was taped with electrical tape. This is not acceptable, a metal clamp should have been used. Have a qualified contractor repair as necessary.
Cost estimate: $ 80
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38) Gaps, no caulk, or substandard caulking were found between countertops and backsplashes. Water may penetrate these areas and cause damage. Recommend that a qualified person repair as necessary. For example, by installing caulk.
Cost estimate: $ 90

39)   The trim above cabinets were not installed in a professional manner. Caulking is missing and there is a wide gap between the trim and the ceiling. Have a qualified contractor make repairs as necessary.
Cost estimate: $ 350
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BATHROOMS, LAUNDRY AND SINKS
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Location #A: Full bath, basement
Location #B: Full bath, Master bath, second floor
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Gas supply for laundry equipment present: No

40) Water was leaking at the sink faucet base or handles at location(s) #B. Recommend that a qualified plumber repair as necessary.
Cost estimate: $ 100
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41) Tile and/or grout in the bathtub surround at location(s) #B was deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. Water can damage the wall structure as a result. Recommend that a qualified contractor repair as necessary.
Cost estimate: $ 120

42) Recommend cleaning and sealing the grout at countertops at location(s) #B now and in the future as necessary to prevent staining and to improve waterproofing.
Cost estimate: $ 120

43)   The toilet tank in the basement bathroom was loose. The tank should be secured at the mounting bolts located underneath the tank. Have a qualified contractor repair as necessary.
Cost estimate: $ 50

INTERIOR, DOORS AND WINDOWS
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Condition of exterior entry doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
Condition of stairs, handrails and guardrails: Appeared serviceable

44) All exterior caulking on the windows is deteriorated, this may cause water to penetrate the building and/or water may go behind the brick facade. Remove existing caulking and apply new on all exterior windows.
Cost estimate: $ 800
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45) Door knobs were missing on the second floor bedroom closet. Recommend that a qualified person install as necessary.
Cost estimate: $ 50
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46) Window screens were missing from several windows throughout. These windows may not provide ventilation during months when insects are active. Have a qualified repair person install screens where missing.
Cost estimate: $ 200
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47)   The south side bedroom floor has minor cracks / splits by the window. This is not a concern at this time. The client should be aware for splinters. Have a qualified contractor replace that section of the floor.
Cost estimate: $ 500
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48)   TV outlet covers were missing in several rooms. Have a qualified contractor install covers as required.
Cost estimate: $ 80
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49)   Base trim was missing in the second floor closet. Have a qualified repair person install trim to cover the gaps between the floor and the wall.
Cost estimate: $ 200
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50)   The bi-fold door by the water main was hard to operate, the top roller is broken. Have a qualified repair person replace for proper operation of the door.
Cost estimate: $ 80
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