 | North Country Home InspectionsWebsite: http://northcountryhomeinspections.comCompany email: info@northcountryhomeinspections.com Inspector's email: ppetroska@roadrunner.com Phone: (207) 713-0675 Inspector: Phil Petroska |
| Home Inspection Report | |
| Client(s): | Happy Client |
| Property address: | Some Street, Some Town, Maine |
| Inspection date: | Saturday, November 10, 20xx |
This report is the exclusive property of North Country Home Inspections and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
 | Safety | Poses a risk of injury or death |
 | Major Defect | Correction likely involves a significant expense |
 | Repair/Replace | Recommend repairing or replacing |
 | Repair/Maintain | Recommend repair and/or maintenance |
 | Minor Defect | Correction likely involves only a minor expense |
 | Maintain | Recommend ongoing maintenance |
 | Evaluate | Recommend evaluation by a specialist |
 | Monitor | Recommend monitoring in the future |
 | Comment | For your information |
Click here for a glossary of building construction terms.
Contact your inspector if there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp| General Information | Return to table of contents |
| Grounds | Return to table of contents |
Guardrails in some areas with drop-offs higher than 30 inches were wobbly, too low, with gaps over 4". This is a safety hazard. Standard building practices require that they: Photo 15 Balusters spaced wider than 4" apart.
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 Photo 46 Balcony guardrail is wobbly.
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Cantilevered joist shows signs of deterioration at rear balcony. Monitor and repair as necessary.
 Photo 17 Minor deterioration at balcony.
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Some areas of the deck substructure were inaccessible due to lack of access from limited height, permanently installed skirting. These areas couldn't be evaluated and are excluded from the inspection.
| Roof / Attic | Return to table of contents |
Roof repairs were needed in many sections of the flat or low slope roof due to the following conditions: deterioration. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary.
 Photo 8 Roof shingles warped.
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Extensions such as splashblocks or drain pipes for some downspouts were poorly sloped. Water may accumulate around the building foundation as a result. A qualified person should evaluate and repair, replace or install as necessary
Roof repairs were needed in sections of the flat or low slope roof due to the following conditions: deterioration. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary.
 Photo 44 Balcony asphalt has deteriorated.
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 Photo 45 Moss growing on carpeting on balcony.
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One or more attic vent screens were blocked by paint. This can reduce air flow through the attic, reduce the life of the roof surface because of high temperatures, and/or increase the moisture content in the attic. Repairs should be made as necessary, such as cleaning paint from screens, and/or replacing screens so vents are unobstructed.
 Photo 16 Paint clogging roof vent.
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Moss was growing on the roof. As a result, shingles may lift or be damaged. Leaks may result and/or the roof surface may fail prematurely. This is a conducive condition for wood destroying insects and organisms. Efforts should be taken to kill the moss during its growing season (wet months). Typically zinc-based chemicals are used for this, and must be applied periodically. For information on various moss treatment products and their pros and cons, visit: Photo 2 |
Shingles or shakes were installed on one or more roof sections with a slope less than 3/12 (three inches rise for every 12 inches run). Most manufacturers won't warranty shingles if used on a roof with a slope less than 3/12. At a minimum, the client should consult with a qualified roofing contractor regarding this and monitor these roof section(s) and interior spaces below for leaks in the future. Ideally, or if leaks occur, a qualified roofing contractor should replace the roof surface with materials intended for low slopes such as a "torch down" roof.
No accessible attic spaces were found or inspected at this property.
| Fireplaces / Stoves / Chimneys | Return to table of contents |
The rain cap for the chimney flue at location #B was . They prevent the following: Photo 1 |
 Photo 10 Rain cap missing.
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The gas fireplace at location #A, C was not fully evaluated because of the following conditions: pilot light turned off. As per the Standards of Practice for both the National Association of Certified Home Inspectors (NACHI) and the American Society of Home Inspectors (ASHI) the inspector does not operate gas shut off valves or light pilot lights during inspections.
 Photo 39 |
 Photo 41 |
 Photo 3 |
 Photo 9 |
| Exterior / Foundation | Return to table of contents |
No insulation was installed under the floor in the crawl space. A qualified contractor should install insulation for better energy efficiency and as per standard building practices with an R rating recommended for this area. For more information, visit:
Some sections of siding and/or trim were missing, warped. A qualified person should evaluate and repair, replace or install as necessary.
 Photo 6 Loose shingle at trim board.
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 Photo 7 Missing shingle at trim board.
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 Photo 14 |
 Photo 18 Loose shingle at light.
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 Photo 19 Missing shingle piece.
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One or more trim boards showed signs of rot that had been painted over.
 Photo 29 Painted over rot at front entrance.
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Crawlspace vent windows were heavily corroded. Also, all vents were opened and may need to be closed for the winter. Recommend consulting owner for winterizing instructions.
 Photo 21 Corroded crawl space vent.
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Caulk was missing around windows, at siding-trim junctions. A qualified person should repair or replace as necessary. For more information, visit: Photo 24 Missing caulk at windows.
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The exterior finish in some areas was failing. A qualified contractor should prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint or restain areas as needed and as per standard building practices.
 Photo 28 Deteriorated paint finish.
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 Photo 47 Paint is peeling on balcony railing.
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 Photo 53 Dehumidifier in crawlspace.
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 Photo 30 Window repaired or installed.
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| Kitchen | Return to table of contents |
2 cooktop burner(s) were inoperable. A qualified person should evaluate and repair as necessary.
 Photo 31 Left rear and right front burners not working.
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No exhaust hood or fan was installed over the cook top. Ventilation and/or lighting may be inadequate and moisture may accumulate indoors. Recommend having a qualified contractor install a vented and lighted range hood, with the exhaust fan configured so as to vent outdoors.
| Bathrooms / Laundry / Sinks | Return to table of contents |
The inspector was unable to determine if ground fault circuit interrupter (GFCI) protection is installed for the jetted tub's electric supply due to lack of access to the equipment below the tub. If no GFCI protection is installed, then this is a safety hazard due to the risk of shock. A qualified contractor and/or electrician should evaluate and install GFCI protection if none exists. If necessary, modifications should be made to allow access to the GFCI device for periodic evaluation and to reset it when it trips.
 Photo 38 No easy access to motor at jacuzzi tub.
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The shower door at location #A, C was misaligned. A qualified person should evaluate and repair as necessary.
The bathroom with a shower at location #A, C didn't have an exhaust fan installed. Moisture accumulation will occur and may damage the structure. Even if the bathroom has a window that opens, it likely does not provide adequate ventilation, especially during cold weather when the window is closed. A qualified contractor should install exhaust fans as per standard building practices where missing in bathrooms with showers.
Broken towel bar needs repair.
 Photo 36 Broken towel bar.
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Caulk was missing around the shower walls at location #A, C, D . A qualified person should repair as necessary.
 Photo 34 Missing caulk at shower wall.
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 Photo 51 Missing caulk at shower wall.
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Rusted baseboard heating cover.
 Photo 37 Rusted baseboard register.
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The equipment for the jetted tub at location #B was inaccessible (no access hatch, permanently installed hatch, etc.). The inspector was unable to evaluate the jetted tub equipment.
Photo 38 No easy access to motor at jacuzzi tub.
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| Interior Rooms / Areas | Return to table of contents |
One or more ceiling fans are installed less than seven feet from the floor below. This is a safety hazard. A qualified contractor should evaluate and repair as necessary. For example, remove fans, or move them as necessary to maintain a seven foot clearance below. Ideally ceiling fans should be installed at least eight to nine feet above the floor for optimal air flow.
 Photo 40 |
Some windows were deteriorated. A qualified person should evaluate and repair or replace as necessary.
 Photo 26 Deteriorated window sash.
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 Photo 27 Deteriorated window sash.
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Crank handles at some windows were loose. A qualified person should repair or replace as necessary.
Minor cracks and/or holes were found in walls in one or more areas. They do not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons.
 Photo 35 Crack at door frame.
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 Photo 43 Settling crack at window.
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 Photo 49 Settling crack at doorway.
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Patches or evidence of prior repairs were found in one or more ceiling sections. Recommend asking the property owner about the repairs (why necessary, prior leaks, etc.).
 Photo 42 Ceilings appear to have been patched with material that has bubbled through paint in some areas.
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| Plumbing / Fuel Systems | Return to table of contents |
Leaks were found in one or more waste fittings. A qualified plumber should evaluate and repair as necessary.
 Photo 54 Water stain from plumbing drain leak.
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 Photo 55 Plumbing drain leak.
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 Photo 56 Water puddle from plumbing drain leak at jacuzzi tub.
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 Photo 58 Jacuzzi tub leak at drain connection.
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Moderate corrosion was found on the oil tank. The tank may need replacing now or in the near future. Recommend having a qualified heating contractor and/or full-service oil provider evaluate and replace the oil tank if necessary.
 Photo 52 Corroded oil tank.
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 Photo 59 Corroded oil tank.
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The oil tank is likely to accumulate water inside due to the following conditions: vent cap missing or substandard. Accumulated water can damage the heating equipment and cause corrosion inside the tank. Recommend having a qualified contractor or full service oil company test the tank for water in the bottom, and make repairs or modifications as necessary to prevent water accumulation in the future. For more information, visit: Photo 20 Oil tank vent is loose.
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Some water supply pipes in the crawl space were uninsulated. Recommend insulating pipes as per standard building practices for better energy efficiency and to prevent water pipes from freezing.
Propane tank is corroded. Recommend evaluation by propane provider. Propane supply needs to be protected from falling ice and snow on roof.
 Photo 22 Corroded propane tank.
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 Photo 23 Corroded propane tank.
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 Photo 25 Unprotected propane gas line.
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A sump pump was installed in the crawl space. This may indicate that water accumulates inside or below the structure. Recommend asking the property owner how often the sump pump operates and for how long at different times of the year. Also, the client should be aware that the service life of most sump pumps is between five and seven years, and that the pump may need replacing soon depending on its age and how much it operates.
 Photo 57 Sump pump in crawlspace.
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| Water Heater | Return to table of contents |
Hot water provided by boiler water heated storage tank.
 Photo 63 Hot water storage tank heated by boiler water.
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| Heating | Return to table of contents |
The last service date of this system appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client should ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified 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
 Photo 60 |
 Photo 61 |
 Photo 64 Circulator pumps (only 3 in use).
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 Photo 65 High efficiency boiler.
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| Electric | Return to table of contents |
The electric meter box was corroded. A qualified electrician should evaluate and repair as necessary.
 Photo 5 Corroded meter box.
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Panel #A was corroded. This is a safety hazard for shock and/or fire. A qualified electrician should evaluate and repair as necessary.
 Photo 66 Corroded main panel.
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 Photo 67 Corroded main panel.
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One or more overcurrent protection devices (circuit breakers or fuses) in panel #A were "double tapped", where 2 or more wires were clamped in a terminal designed for only one wire. This is a safety hazard since the bolt or screw may tighten securely against one wire, but leave others loose. Arcing, sparks and fires may result. A qualified electrician should evaluate and repair as necessary.
 Photo 62 Sub-panel in utility room.
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The service drop wires were in contact with trees or vegetation. The utility company should prune or remove trees as necessary to prevent straining or abrading the service drop wires.
 Photo 4 Power lines touching branches of tree.
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This property had one or more fuel burning appliances and/or an attached garage, and no carbon monoxide detectors were visible. This is a safety hazard. Recommend installing one or more carbon monoxide detectors as necessary and as per the manufacturer's instructions. For more information, visit http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
Smoke detectors were disarmed in the following locations: hallways leading to bedrooms. A qualified person should replace smoke detectors or make repairs as necessary. For more information, visit: Photo 50 Deactivated smoke alarm.
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Some cover plates on switch boxes were broken. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. A qualified person should repair as necessary.
 Photo 32 Damaged cover plate.
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One or more electric receptacles appeared 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.
 Photo 33 No power to outlet.
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 Photo 48 No power at balcony outlet.
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Some bulbs in light fixtures were inoperable. As a result, some light fixtures couldn't be fully evaluated. Recommend replacing bulbs to fully evaluate fixtures where necessary.
| Mold Report | Return to table of contents |
No "red flag" conditions were identified at the time of the inspection.
| Evaluation | Return to table of contents |
Your evaluation of our service is very important to us. We have structured our business so that it is not reliant on real estate agent referrals (although we receive many).
