Objective Inspection Services, Inc.

Website: http://www.objectiveinspection.com
Email: objectiveinspection@yahoo.com
Phone: (716) 481-1559
116 Seton Rd. 
Buffalo, NY 14225
Inspector: Curt Taylor NYS # 16000011698

 

Home Inspection Report
Client(s): Kristin Gross
Property address: 366 Niagara St.
North Tonawanda, NY
Inspection date: 10/8/2012
This report published on Tuesday, October 09, 2012 10:45:14 AM EDT

View report summary

The following written report is designed to highlight significant visual defects uncovered during the inspection. It is intended as a general guide to assist you in making a more informed decision. Please take some time and review the entire Home Inspection Report, paying close attention to all items noted and to any exclusions and limitations listed.

The inspection was performed in accordance with the accepted “Code of Ethics” and “Standards of Practice” recognized by the National Association of Certified Home Inspectors (NACHI) and can be reviewed at http://www.nachi.org/sop.htm and http://www.nachi.org/code_of_ethics.htm.

Your Home Inspection Report represents my good-faith opinions on the subjects listed within at the time of the inspection but it is not to be misconstrued as a guarantee or warranty. Should you have any questions, comments or concerns please do not hesitate to contact me via phone or e-mail.

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 
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
Grounds
Exterior and Foundation
Basement
Roof
Attic and Roof Structure
Garage or Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Fireplaces, Stoves, Chimneys and Flues
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows
 
General Information Return to table of contents
Report number: 1274
Time started: 6:00
Present during inspection: Client
Client present for discussion at end of inspection: Yes
Inspector: Curt Taylor
Weather conditions during inspection: Rain
Temperature during inspection: Cold
Ground condition: Wet
Recent weather: Rain
Overnight temperature: Cold
Inspection fee: $300.00
Type of building: Single family
Buildings inspected: One house, One detached garage
Age of main building: 112
Source for main building age: Municipal records or property listing
Front of building faces: North
Main entrance faces: East
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.epa.gov
http://www.cpsc.gov
http://www.cdc.gov
 
Grounds Return to table of contents
Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Condition of fences and gates: Appeared serviceable
Fence and gate material: Chain link
Site profile: Level
Condition of driveway: Required repair, replacement and/or evaluation (see comments below)
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Condition of stairs, handrails and guardrails: Appeared serviceable
Exterior stair material: Wood
2) Cracks, holes, settlement, heaving and/or deterioration were found in the driveway.

Photo 4  
Cracked driveway apron.

Photo 15  
Driveway cracks

Photo 16  
Driveway cracks. As there are no large trees close by I would attribute this to water. Moisture under the slab freezes and expands damaging the concrete
 

3) The soil or grading sloped down toward building perimeters in one or more areas. This can result in water accumulating around building foundations or underneath buildings. It is a conducive condition for wood-destroying organisms. Recommend grading soil so it slopes down and away from buildings with a slope of at least 1 inch per horizontal foot for at least 6 feet out from buildings.

Photo 6  
West side of the house could use some soil added to improve the drainage. Always slope the landscape away from the house as much as possible wherever possible. This willl help manage moisture in the basement foundation walls
 
 
Exterior and Foundation Return to table of contents
Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Cement fiber
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Unfinished basement
Foundation/stem wall material: Stone
Footing material (under foundation stem wall): No apparent footing
4) Based on the appearance of the siding and the age of this structure, the exterior siding material may contain asbestos. The EPA recommends leaving such siding in place and undisturbed, and maintaining a paint coat for encapsulation. Modern cement-based siding with no asbestos content, often with a similar appearance, is available for repairs when needed. The client should be aware that this siding may contain asbestos when considering repairing or replacing it. At that time or before if the client has concerns, consult with a qualified abatement specialist and/or testing lab. For more information, visit:
http://www.cpsc.gov/cpscpub/pubs/453.html
http://www.epa.gov/asbestos

5) Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.

Photo 8  
Cut the tree back form the garage roof
 

6)

Photo 5  
MIssing section of soffit should be replaced to keep the birds and insects out of th attic space.

Photo 7  
The siding showing a bit of chalk. Simply deterioration to the paint that needs to be cleaned with TSP (trisodium phosphate) availabe at any hardware store. Once the chalk is cleaned primer will adhear to the shingles.

7) The parging (skim coat) over the stone foundation is deteriorating as expected over time. The skim coat was applied to improve the appearance and add a bit of water seal to both the inside and outside walls. Maintain by replacing the damaged top coat.

The same thing is visible on the basement walls as well.

Photo 2  
skim coat deteriorating around the foundation. This is not the actual foundation (stone) but a concrete type of coat that was scratched to look like block. It will deteriorate with time and moisture and can be replaced at some point to preserve the foundation.

Photo 3  
Another exampleof the deteriorated skim coat.
 
Basement Return to table of contents
Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are also excluded from this inspection. Note that the inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.

The inspector does not guarantee or warrant that water will not accumulate in the basement in the future. Access to the basement during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so. The inspector does not determine the adequacy of basement floor or stairwell drains, or determine if such drains are clear or clogged.

Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity.

Condition of floor substructure above crawl space: Appeared serviceable
Pier or support post material: Bearing wall
Beam material: Solid wood
8) The basement walls are stacked stone with a skim coat applied for ascetics. The skim coat is deteriorating due to moisture. Typical of this type of foundation.

The best means of maintaining the foundation is to manage any and all snow melt, rain and roof runoff. Maintain a good slope of soil around the exterior to drain water away from the house wherever possible.

Photo 28  
Deterioration of the interior skim coat. Similar to the outside, this will deteriorated with moisture and time. It can be recoated if you wish. The coating adds no structural support it is only for appearance.
 

9)  

Photo 25  
The arched roof of the old coal storage area. Notice the steel bar that was added for support well after it was built. Keep an eye on the brickwork, shuld it begin to deteriorate further of decome dislodged you will need to add supports to keep it inplace.

Photo 26  
Holes in the support walls to allow for the hot water heat system. Don't cut any more walls out.

Photo 27  
Opened for the heating system
 
 
Roof Return to table of contents
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions performed adequately or were leak-free.
Age of roof surface(s): said to be 10 years
Roof inspection method: Viewed from ground with binoculars
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Required repair, replacement and/or evaluation (see comments below)
Condition of gutters, downspouts and extensions: Appeared serviceable, Limited evaluation due to little or no rainfall during and prior to the inspection
Gutter and downspout material: Metal
Gutter and downspout installation: Partial
10) One or more roof flashings were . Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.

There s light visible in the attic from the area of the roof dormer

Photo 21  
There is visible light in the attic in the area of the dormer. It was not possible to say for sure exactly where it originated. However if there is light in the attic there is always the posibility of water intrusion.
 
 
Attic and Roof Structure Return to table of contents
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic inspection method: Viewed from hatch(es)
Location of attic access point #A: Hallway
Condition of roof structure: Appeared serviceable
Roof structure type: Rafters
Ceiling structure: Ceiling joists
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Ceiling insulation material: Vermiculite loose fill
Approximate attic insulation R value (may vary in areas): R-30
Vapor retarder: None visible
Roof ventilation type: Box vents (roof jacks), Open soffit vents
11) Visible light in the attic. Just forward and right of the access when facing the front of the home. I was unable to determine the exact location or cause of the light intrusion and would suggest a follow up with a roofing contractor.

Photo 20  
Attic overview

Photo 22  
In the darkened attic exterior light is visible in the circled area. As seen from the ladder facing the front of the house it would be just forward and right of the attic acces.
 
Garage or Carport Return to table of contents
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Condition of exterior entry doors: Required repair, replacement and/or evaluation (see comments below)
Exterior door material: Wood and non operational.
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
Number of vehicle doors: 2
Condition of automatic opener(s): Appeared serviceable
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes
Condition of garage floor: Required repair, replacement and/or evaluation (see comments below)
Condition of garage interior: Required repair or evaluation (see comments below)
Garage ventilation: Exists
Condition of wall exterior covering: Required repairs, replacement and/or evaluation (see comments below)
Apparent wall structure: Wood frame
Condition of roof structure: Appeared serviceable
Roof inspection method: Viewed from eaves on ladder
Roof type: Flat or low slope
Roof surface material: Torch down (modified bitumen)
12) The garage was not constructed using any of the basic methods of securing the walls to the foundation. To begin the foundation appears to be nothing more than block set on the ground with a second layer of block atop the first. I don't know if the second row was added due to settlement or if it was original to the construction.

Over time the block has tilted outward with settlement. Evidence that there is no proper foundation below the block.


The wall studs are simply set upon the top of the block with no visible means of attachment. Any wall construction will have a sill board that is attached to the foundation and the base of the vertical wall studs would be attached to the sill. There is none.

With the block tilting the wall studs are slipping off the block. In short there is no actual attachment between the walls and the block "foundation"


Photo 10  
Poor construction. The garage was built on block that was simply set on the ground. A second layer of block was added and the wall studs are simply resting on the top row. The studs are not attached in any fashon to the foundation. To compound the issue is the block is now settling outward and sloped. Ideally there should have been a sill plate, 2x4 bolted to the block or something similar. The studs would then be connected to the 2x4 to provide solid construction

Photo 11  
Alternate view of the poorly constructed walls.

The floor is actually asphalt, a soft compound, applied over dirt. As a result the floor is settled a fair bit where the car was parked.

13) Significant cracks, heaving and/or settlement were found in one or more sections of asphalt floors. Uneven surfaces can pose a trip hazard. Recommend that a qualified contractor repair or replace concrete slab floors where necessary.


Asphalt was used as a flooring material with minimal if any underlayment. As a result the floor surface is indented where a car had been previously parked.

14) Soil was in contact with or less than 6 inches from siding, trim or structural wood. This is a conducive condition for wood-destroying organisms. Recommend grading or removing soil as necessary to maintain a 6-inch clearance. If not possible, then recommend replacing untreated wood with pressure-treated wood. Installation of borate-based products such as Impel rods can also reduce the likelihood of rot or infestation if soil cannot be removed. Note that damage from fungal rot and/or insects may be found when soil is removed, and repairs may be necessary.

This is again evidence of a poor foundation structure.

Photo 17  
Due to settlement of the garage the siding is in contact with the earth. As a result the siding is deterioration.
 

15)

Photo 9  
This photo is the overhang of the garage roof at the rear side. There is some visible deterioration to the wood. Monitor and replace as necessary

Photo 12  
Lower ther sensor eyes. They should be installed between 4" and 6" above the floor for safety.

Photo 19  
The center post of the garage is clearly no longer in line with the sides.
 

16) One or more automatic door openers were plugged into an outlet via extension cord. Wherever possible these should be plugged directly into an outlet.


The receptacle that is being used is not making good contact and should be replaced.

Photo 13  
Extension cord for the door opener. Each opener shoudl be plugged directly into a receptacle. Power is available, simply add a receptacle for each.

Photo 14  
Same for the second door.

Photo 18  
The receptacle the garage door openers are connected to is well worn and dows not provide a quaity connection. At a minimum replace the outlet with new.
 
 
Electric Return to table of contents
Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide detectors is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide detectors should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Electric service condition: Appeared serviceable
Primary service type: Overhead
Number of service conductors: 3
Estimated service amperage: 100
Primary service overload protection type: Circuit breakers
Main disconnect rating (amps): 100
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
Branch circuit wiring type: Non-metallic sheathed, (BX) Armor clad flexible, Copper, Aluminum solid-strand
Solid strand aluminum branch circuit wiring present: Yes
Smoke alarms installed: Yes, but not tested
Carbon monoxide alarms installed: Yes, but not tested
17) One or more electric receptacles (outlets) at the kitchen, bathroom(s) had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:For more information, visit:
http://www.cpsc.gov/cpscpub/pubs/099.pdf

18) Branch circuit wiring installed in buildings built prior to the mid 1980s is typically rated for a maximum temperature of only 60 degrees Celsius. This includes non-metallic sheathed (Romex) wiring, and both BX and AC metal-clad flexible wiring. Knob and tube wiring, typically installed in homes built prior to 1950, may be rated for even lower maximum temperatures. Newer electric fixtures including lighting and fans typically require wiring rated for 90 degrees Celsius. Connecting newer fixtures to older, 60-degree-rated wiring is a potential fire hazard. Repairs for such conditions may involve replacing the last few feet of wiring to newer fixtures with new 90-degree-rated wire, and installing a junction box to join the old and new wiring.

It is beyond the scope of this inspection to determine if such incompatible components are installed, or to determine the extent to which they're installed. Based on the age of this building, the client should be aware of this safety hazard, both for existing fixtures and when planning to upgrade with newer fixtures. Consult with a qualified electrician for repairs as necessary.

19) One or more branch circuits with solid-strand aluminum wires were found. Problems due to expansion and contraction with this type of wiring can cause overheating at connections between the wire and devices such as switches and receptacles (outlets), or at splices. This is a potential fire hazard. The Consumer Products Safety Commission recommends either discontinuing use of circuits with aluminum wiring, removing the wiring, or that an electrician determine if copper wire can be pig-tailed onto the ends of the aluminum wire. A qualified electrician should evaluate the full electrical system and repair as necessary. For more information, visit:
http://www.google.com/search?q=solid+strand+aluminum+wiring
http://www.cpsc.gov/CPSCPUB/PREREL/prhtml74/74040.html

 
Plumbing / Fuel Systems Return to table of contents
Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Location of main water shut-off: Basement
Water service: Public
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic, Galvanized steel
Condition of waste lines: Appeared serviceable
Waste pipe material: Cast iron
Vent pipe condition: Appeared serviceable
Sump pump installed: No
Sewage ejector pump installed: No
Condition of fuel system: Appeared serviceable
Visible fuel storage systems: None visible
Location of main fuel shut-off valve: At gas meter
 
Water Heater Return to table of contents
Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
Condition of water heater: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Type: Tank, Integral with heating system, with storage tank
Energy source: Natural gas
Estimated age: 14 years.
Capacity (in gallons): 40
Temperature-pressure relief valve installed: Yes
Manufacturer: Kemnore
Model number: power miser10
Serial number: H9831211
Location of water heater: Basement
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 120. F
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
 
Heating, Ventilation and Air Condition (HVAC) Return to table of contents
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Radiant
Condition of forced air ducts and registers: Appeared serviceable
Condition of hydronic or steam heat system: Appeared serviceable
Type of hydronic or steam heat: Circulating pump
Boiler model #: PCG-5
Boiler serial number: 6
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of controls: Appeared serviceable
20) I was unable to determine the age of the boiler by serial number of any information on the name plate. I did call the contractor phone number that was on the unit in an effort to determine an age. Unfortunately Connell - Pane (phone 693-6695, 694-9862) has no record of installing the unit but did provide service 2009 to evaluate and clean the boiler. No other information was available.
 
Fireplaces, Stoves, Chimneys and Flues Return to table of contents
Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
Wood-burning chimney type: Masonry
Gas-fired flue type: Direct vent
21) One or more sections of single-wall metal stove pipe had a slope of less than 1/4 inch per foot. The flue may not draw adequately as a result. Recommend that a qualified contractor repair per standard building practices.

Shorten the vertical section to create the correct slope.

Photo 29  
Poorly sloped flue from the water heater.
 

22) Seal the water heater flue pipe at the chimney.

Photo 30  
Poor seal at eh chimney. Fill the gap with the appropriate mortar available pre mixed from Hoem Depot or Lowes.
 
 
Kitchen Return to table of contents
Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Permanently installed kitchen appliances present during inspection: Dishwasher
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: N/A (none installed)
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop: N/A (none installed)
Condition of refrigerator: N/A (none installed)
Condition of hot water dispenser: N/A (none installed)
Condition of trash compactor: N/A (none installed)
23) Water was leaking at the sink faucet base or handles. Recommend that a qualified plumber repair as necessary.

Replace the washer.

Photo 24  
Kitchen fauet drips a bit. Simply replace the washer under the handle
 
 
Bathrooms, Laundry and Sinks Return to table of contents
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Location #A: Full bath, second floor
Location #B: Half bath, first floor
Location #C: basement
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: 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
Bathroom ventilation type: Spot fans
Gas supply for laundry equipment present: Yes
240 volt receptacle for laundry equipment present: Yes
24) The toilet at location(s) #C ran water continuously or didn't shut off after being flushed, and water leaked from the tank into the bowl. Significant amounts of water can be lost through such leaks. If this system uses a septic system, the septic system can be overloaded and cause significant and potentially expensive damage. A qualified person should repair or replace components as necessary.

The basement bathroom is not really built to any standard. The toilet is in need of a new flush mechanism as it runs continuously when the water valve is open.

25) Tile and/or grout in the bathtub surround at location(s) #A 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.

Loose faucet at the master bath. Slight grout deterioration in the tub space.

Photo 23  
The faucet is lose at the wall and there is a small bit of grout that is breaking down. The faucet should be firm to the wall and should be accessable through the hatch in the hall.
 

26) The shower in the basement does not operate, the water is more than likely shut off the the faucet or the faucet itself is not operational.

The plumbing is not well supported along any of the the run. If you intend to use the shower the copper plumbing will need to be firmly attached to the walls to prevent damage.
 
Interior, Doors and Windows Return to table of contents
Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Wood, Metal
Condition of interior doors: Appeared serviceable
Type(s) of windows: Vinyl, Wood
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Plaster
Ceiling type or covering: Plaster, Acoustic spray
Condition of flooring: Appeared serviceable
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleumHardwood
Condition of stairs, handrails and guardrails: Appeared serviceable
27) One or more windows that were designed to open and close were . Recommend that a qualified person repair windows as necessary so they open and close easily.

Few original wood windows are stuck and should open with a little effort.

28) Upstairs doors are all very short. Less than 6' short. I guess people were shorter back in the early 1900's
29) The second floor is noticeably sloped back to front. The first floor does not appear to have the same issue. The slope upstairs may be attributed somewhat to settlement over time and somewhat to workmanship. Notice the short doors and the lack of square walls between the front and side second floor bedroom.
 
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