Safe and Sound Home Inspection Services, Inc.

Website: http://www.reporthost.com/safeandsoundhi
Email: safesound@optonline.net
Phone: (516) 798-0105
PO Box 1211 
North Massapequa, NY 11758
Inspector: William Ahrens

NYS License #16000004463
DEC Termite #T1871899

   

Property Inspection Report
Client(s): John Doe
Property address: 123 Main Street
Any Town, USA
Inspection date: Sunday, September 14, 2008
This report published on 1/5/2009 6:22:08 PM EST

View summary page

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
Heating and cooling
Plumbing and laundry
Basement
Kitchen
Bathroom 1 - Basement
Bathroom 2 - Main Floor
Bathroom 3 - 2nd Floor
Interior rooms
 
General Information Return to table of contents
Report number: Sample1
Inspector: William A. Ahrens
Time started: 8:45 am
Time finished: 10:37 am
Inspection Fee: $500 including termite inspection
Payment method: Check
Present during inspection: Realtor
Client present for discussion at end of inspection: No
Weather conditions: Partly cloudy
Temperature: Warm
Ground condition: Damp
Type of building: Single family
Age of building(s): 56 years
Front of structure faces: West
Main entrance faces: West
Occupied: Furniture or stored items were present
Foundation type: Finished basement
The following items are excluded from this inspection: Security system, Irrigation system, window/wall air conditioners, refrigerator, oven, and stove top.
The basement is completely finished with various wall coverings, and the ceiling is covered with 12x12 acoustical tiles. The foundation walls, as well as the floor structure above the ceiling including beams and support columns are concealed and could not be evaluated. Also, the plumbing and wiring running through the basement is concealed as well and could not be evaluated. As a result, these items are being excluded from the scope of this inspection.


1) Safety, Repair/Replace - This property has one or more fuel burning appliances, and no carbon monoxide alarms are visible. This is a safety hazard. Recommend installing one or more carbon monoxide alarms as necessary and as per the manufacturer's instructions. For more information, visit http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
2) Safety, Comment - 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 hygienists, 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)
     
    Exterior Return to table of contents
    Footing material: Not visible
    Apparent wall structure: Wood frame
    Wall covering: Bricks, stone, and aluminum siding
    Driveway material: Poured in place concrete
    Sidewalk material: Poured in place concrete
    Exterior door material: Solid core wood
    3) Safety, Repair/Replace, Evaluate - A trip hazard exists in the walkway to the front entrance due to a crack. A qualified contractor should evaluate and repair or replace sidewalk and/or patio sections as necessary to eliminate trip hazards.

    Photo 32  
    Front walkway
     

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

    Photo 10  
    Patio outlet
     

    5) Safety, Repair/Replace, Evaluate - One or more light fixtures are loose or installed in a substandard way. A qualified contractor or electrician should evaluate and make repairs as necessary so light fixtures are securely mounted and installed in accordance with the manufacturer's installation instructions.

    Photo 12  
    Patio light

    Photo 13  
    Patio light

    6) Safety, Minor Defect - One or more outside faucets are missing backflow prevention devices. These devices reduce the likelihood of polluted or contaminated water entering the potable water supply. This condition can occur when an outside faucet is left in the "on" position with a hose connected and the sprayer head turned off. When pressure in the system fluctuates, water can be drawn back into the water supply pipes from the house. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes.

    Recommend installing backflow prevention devices on all exterior hose bibs where missing. They are available at most home improvement stores and are easily installed. For more information, visit: http://edis.ifas.ufl.edu/BODY_AE079

    Photo 11  
    Patio hose bibb
     

    7) Repair/Replace, Minor Defect, Evaluate - There is a sizeable chunk missing out of the exterior foundation wall at the right rear of the house. A qualified contractor should be consulted regarding further evaluation and repair.

    Photo 34  
    Right rear corner foundation wall
     

    8) Repair/Replace, Evaluate - Sidewalks and patio have significant cracks and deterioration in one or more areas. A qualified contractor should evaluate and repair or replace sidewalk and/or patio sections as necessary.

    Photo 21  
    Patio

    Photo 22  
    Patio

    Photo 23  
    Patio
     

    9) Repair/Replace, Evaluate - Siding is damaged and/or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs and/or replace siding as necessary to prevent water and vermin intrusion.

    Photo 6  
    Right front corner of garage - siding is missing an end or corner cap

    Photo 7  
    Right rear corner of garage

    10) Repair/Replace, Evaluate - Minor cracks were found in one or more sections of brick . A qualified contractor should evaluate and make repairs as necessary, such as repointing mortar to prevent water intrusion and further deterioration in the future.
    11) Repair/Replace, Evaluate - The window sill at the basement window on the right side of the house is rotted, the window sill at the rear basement window is covered with dirt and debris, and the other right side basement window sill has unprotected and unfinished wood. A qualified contractor should be consulted regarding further evaluation and repair.

    Photo 24  
    Basement window

    Photo 25  
    Basement window

    Photo 26  
    Basement window
     

    12) Repair/Replace - There is a medium size tree stump close to the structure's exterior. Wood destroying insects such as carpenter ants nest in such stumps and are more likely to infest the structure as a result. Recommend having large tree stumps within a few feet from the structure removed, by a qualified tree service contractor if necessary.

    Photo 27  
    Tree stump near rear basement window
     

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

    Photo 9  
     

    14) Repair/Replace - The nails have popped and backed out of the moulding around the garage vehicle door.

    Photo 16  
    Nails popping out in molding around garage vehicle door
     

    15) Repair/Maintain - One or more minor cracks (1/8 inch or less) were found in the foundation. These don't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitoring them in the future. Numerous products exist to seal such cracks including:
  • Hydraulic cement. Requires chiseling a channel in the crack to apply. 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.
    16) Repair/Maintain - Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.

    Photo 30  
    Vegetation on left side of house
     

    17) Maintain - Caulk is missing or deteriorated in some areas and should be replaced and/or applied where necessary. For more information on caulking, visit The Ins and Outs of Caulking.

    Photo 14  
    Right side of garage vehicle door

    Photo 15  
    Left side of garage vehicle door

    Photo 17  
    Right side of garage entry door
     

    18) Comment - One or more sections of foundation and/or exterior walls are excluded from this inspection due to lack of access from built up earth.

    Photo 35  
    Dirt built up against foundation on left side of house
     

    19) Comment - Minor cracks were found in the driveway. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.

    Photo 31  
    Driveway

    Photo 33  
    Driveway apron
     
    Roof Return to table of contents
    Roof inspection method: Viewed from ground with binoculars
    Roof type: Gable, Flat
    Roof covering: Asphalt or fiberglass composition shingles
    Gutter & downspout material: Aluminum
    Roof ventilation: Adequate
    20) Major Defect, Comment - This asphalt or fiberglass composition roof surface has two or more layers of roofing materials. When this roof is replaced, recommend a complete "tear off", where all existing layers of roofing are removed before installing new roofing materials. For 20-year rated composition shingles, additional layers of material reduce the new roof material's lifespan as follows:

  • 16-20 years - First roof
  • 12-16 years - Second layer on existing roof

    Removing existing roofing materials will significantly increase the cost of the next roof.

    Photo 19  
    Multiple roofing layers

    Photo 20  
    Multiple roofing layers

    21) Repair/Replace, Evaluate - One or more composition shingles have raised, most likely due to nails that have loosened. Leaks may occur as a result. A qualified roofing contractor should evaluate and make repairs as necessary, such as reseating nails.
    22) Repair/Replace - The siding on one or more exterior walls above lower roof sections is in contact with or has less than a one inch gap between it and the roof surface below. A gap of at least one inch is recommended so water isn't wicked up into the siding from the shingles below, and also to provide room for additional layers of roofing materials when the current roof surface fails. Recommend having a qualified contractor make repairs as necessary, such as trimming siding, so at least a one inch gap exists between the siding and the roofing below where necessary.

    Photo 18  
    Roof shingles contacting siding
     

    23) Maintain, Monitor - One or more roof surface sections slope down towards flat roof surface sections. Debris such as leaves or needles are more likely to accumulate in this area than rest of the roof. Leaks may occur as a result. Recommend monitoring such areas for accumulated debris in the future and cleaning as necessary.
    24) Maintain - Debris has accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the structure's exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.
    25) Comment - Because of the roof covering type and/or the configuration of the roof, the inspector was unable to traverse the roof and wasn't able to fully evaluate the entire roof.
     
    Garage Return to table of contents

    26) Safety, Repair/Replace, Evaluate - Safety containment cables are missing for one or more vehicle door springs. This is a safety hazard. Safety containment cables prevent springs from snapping free and causing damage or injury. A qualified contractor should evaluate and make repairs or replace components as necessary. For more information on garage door safety issues, visit: http://www.cpsc.gov/cpscpub/pubs/523.html or http://www.ohdstl.com/safety.html
    27) Safety, Repair/Replace, Evaluate - One or more garage electric receptacles appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all garage receptacles, except for one for use with a refrigerator or freezer, have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.

    Photo 38  
    Electrical outlet in garage
     

    28) Major Defect, Repair/Replace, Evaluate - The garage floor slab has heaved on the right side and a trip hazard exists in this area.

    Photo 89  
    Garage floor
     

    29) Repair/Replace, Evaluate - The left side interior garage wall has a large horizontal crack in the wall, and the wall covering has buckled. The garage ceiling has also had a repair performed at some time in the past. A qualified contractor should be consulted regarding further evaluation and repair.

    Photo 36  
    Bulging garage interior wall

    Photo 37  
    Cracks in garage interior wall

    Photo 39  
    Garage ceiling
     

    30) Repair/Replace - The rear garage entrance door is damaged and/or deteriorated and should be repaired or replaced by a qualified contractor.

    Photo 8  
    Garage entry door
     

    31) Repair/Replace - The right side trim around the garage vehicle door is dented.

    Photo 42  
    Right side of garage vehicle door
     

    32) Comment - The interior perimeter of the rear portion 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
    Roof structure type: Rafters
    Ceiling structure: Ceiling beams
    Insulation material: Fiberglass roll or batt, Mineral wool roll or batt
    33) Comment - Some attic areas were inaccessible due to lack of permanently installed walkways, the possibility of damage to insulation, low height and/or stored items. These areas are excluded from this inspection.

    Photo 79  
    Attic

    Photo 80  
    Attic
     
    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: Basement
    Location of main disconnect: Breaker at top of main service panel
    Service entrance conductor material: Copper
    System ground: Cold water supply pipes
    Main disconnect rating (amps): 100
    Branch circuit wiring type: Non-metallic sheathed, (BX) Armor clad
    Solid strand aluminum branch circuit wiring present: Can't verify
    Smoke detectors present: No
    34) Safety, Repair/Replace, Evaluate - Inadequate working space exists for the main service panel. Standard building practices require the following clearances:

  • An area 30 inches wide by 3 feet deep exists in front of the panel
  • The panel is at least 5 1/2 feet above the floor
  • There is at least 6 feet 6 inches of headroom in front of the panel
  • The wall below the panel is clear to the floor

    A qualified contractor and/or electrician should evaluate and make modifications as necessary.

    Photo 43  
    Utility closet

    Photo 45  
    Main electrical panel

    Photo 59  
    Main electrical panel
     

    35) Repair/Replace, Minor Defect, Evaluate - The electric service to this property appears to be rated at substantially less than 200 amps, and may be inadequate for the client(s) needs. Recommend consulting with a qualified electrician about upgrading to a 200 amp service.
     
    Heating and cooling Return to table of contents
    Primary heating system energy source: Oil
    Primary heat system type: Steam
    Manufacturer: Peerless
    Model: EOEGT-03-120-w/s
    Last service date: 06/03/2008
    36) Safety, Repair/Replace, Evaluate - The electric supply to boiler was shut off at the time of the inspection. However there was the distinct smell of fuel oil present in the basement. A qualified heating contractor should evaluate and repair leaks as necessary.

    Photo 47  
    Fuel oil tank

    Photo 48  
    Boiler

    37) Safety, Repair/Replace, Evaluate - Oil was found in one or more areas on the oil supply lines and/or fittings. Leaks may exist. A qualified heating contractor should evaluate and repair as necessary.
    38) Comment - The electric supply to boiler was shut off at the time of the inspection. As a result, the inspector was unable to fully evaluate this unit.
     
    Plumbing and laundry Return to table of contents
    Location of main water shut-off valve: Basement
    Location of main water meter: Basement
    Location of main fuel shut-off: Basement
    Visible fuel storage systems: oil tank in basement
    Water service: Public
    Service pipe material: Copper
    Supply pipe material: Copper, Galvanized steel
    Drain pipe material: Not visible
    Waste pipe material: Cast iron
    39) Safety, Repair/Replace - The clothes dryer is equipped with a vinyl or foil, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow. This duct should be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. Most clothes dryer manufacturers specify the use of a rigid or corrugated semi-rigid metal duct. For more information on dryer safety issues, see http://www.cpsc.gov/CPSCPUB/PUBS/5022.html

    Photo 61  
    Dryer duct
     

    40) Safety, Comment - 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(s) 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(s) 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
    http://www.epa.gov/safewater/lead/index.html
    41) Repair/Replace - The clothes dryer exhaust duct is routed vertically. This can result in extended drying times, premature failure of the motor, drum rollers and heater. Recommend having a qualified contractor reconfigure the clothes dryer exhaust duct so it is routed horizontally, or as close to it as possible.

    Photo 62  
    Dryer duct
     

    42) Comment - Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection.

    Photo 49  
    Utility sink

    Photo 50  
    Kenmore washer and dryer

    43) -

    Photo 44  
    Water meter

    Photo 46  
    Natural gas meter
     
    Basement Return to table of contents
    Insulation material underneath floor above: None visible
    Pier or support post material: Not visible
    Beam material: not visible
    Floor structure above: Not visible
    44) Repair/Replace, Evaluate, Monitor - Evidence of prior water intrusion was found in one or more sections of the basement. For example, water stains and/or efflorescence on the foundation or floor, water stains at bases of support posts, etc. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the basement. The client(s) should review any disclosure statements available and ask the property owner(s) about past accumulation of water in the basement. The basement should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, a qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in the basement include:

  • Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
  • Improving perimeter grading
  • Repairing, installing or improving underground footing and/or curtain drains

    Ideally, water should not enter the basement, but if water must be controlled after it enters the basement, then typical repairs include installing sump pump(s) or interior perimeter drains.

    Photo 51  
    Wall damage due to water intrusion - basement bathroom

    Photo 54  
    Wall and floor damage due to water intrusion - basement bathroom

    Photo 55  
    Wall and floor damage due to water intrusion - basement bathroom

    Photo 60  
    Water intrusion damage to basement wall

    45) Comment - The entire basement is equipped with 2 prong, ungrounded outlets.
    Grounding type receptacles began being required in residential structures during the 1960s. However, the following appliances require grounding type receptacles:

  • Computer hardware
  • Refrigerators
  • Freezers
  • Air conditioners
  • Clothes washers
  • Clothes dryers
  • Dishwashers
  • Kitchen food waste disposers
  • Information technology equipment
  • Sump pumps
  • Electrical aquarium equipment
  • Hand-held motor-operated tools
  • Stationary and fixed motor-operated tools
  • Light industrial motor-operated tools
  • Hedge clippers
  • Lawn mowers

    This list is not exhaustive. Grounded circuits and receptacles should be installed in locations where such appliances will be used.
    46) Comment - The basement is completely finished with various wall coverings, and the ceiling is covered with 12x12 acoustical tiles. The foundation walls, as well as the floor structure above the ceiling including beams and support columns are concealed and could not be evaluated. Also, the plumbing and wiring running through the basement is concealed as well and could not be evaluated either. As a result, these items are being excluded from the scope of this inspection.

    Photo 56  
    Main room in basement

    Photo 57  
    Main room in basement
     
    Kitchen Return to table of contents

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

    Photo 67  
    Non GFI outlet in a wet location
     

    48) Repair/Replace, Evaluate - One or more cabinets and/or drawers are damaged and/or deteriorated. Cabinet doors are sagging and do not close correctly. A qualified contractor should evaluate and repair or replace cabinets and/or components as necessary.
    49) Comment - One or more kitchen appliances appear to be near, at, or beyond their intended service life of 10 to 15 years. Recommend budgeting for replacements as necessary.

    Photo 64  
    Oven

    Photo 65  
    Stove/oven

    50) Comment - The refrigerator was turned off, and therefore could not be evaluated. It will therefore be excluded from the scope of this inspection.

    Photo 66  
    Refrigerator
     

    51) Comment - The oven, broiler, and stove top burners were not tested and evaluated, and therefore are excluded from the scope of this inspection.
     
    Bathroom 1 - Basement Return to table of contents

    52) Repair/Replace, Evaluate - One or more toilets are loose. A qualified contractor should remove the toilet(s) for further evaluation and repairs if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.

    Photo 52  
    Basement bathroom
     

    53) Repair/Replace - Vinyl flooring is damaged and/or deteriorated in one or more areas. A qualified contractor should replace or repair the damaged flooring.
    54) Evaluate - Overhead light fixture appears to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.
    55) Evaluate - The enamel coating on one or more sinks is damaged and/or deteriorated. For example, chipped or worn, and/or rust on some exposed steel. However, no leaks were found due to the deterioration. The client(s) should evaluate to determine if the sinks should be replaced.

    Photo 53  
    Basement bathroom
     
     
    Bathroom 2 - Main Floor Return to table of contents

    56) Repair/Replace, Evaluate - The shower diverter valve for one or more bathtub faucets is defective. A significant amount of water comes out of the bathtub spout when the shower is turned on. Water will be wasted as a result. A qualified plumber should evaluate and replace components or make repairs as necessary
    57) Repair/Replace, Evaluate - The moulding around the shower window frame is rotted and will require further evaluation and/or replacement.

    Photo 87  
    Main floor bathroom window

    Photo 88  
    Main floor bathroom window

    58) Repair/Replace - One or more bathrooms with a shower do not 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.
    59) Repair/Replace - One or more sink stopper mechanisms are missing, or need adjustment or repair. Stopper mechanisms should be installed where missing and/or repairs should be made so sink stoppers open and close easily.

    Photo 71  
    Main floor bathroom sink stopper
     

    60) Repair/Maintain - Caulk is missing or deteriorated above one or more bathtubs, where the tub surround meets the tub. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the wall structure.

    Photo 69  
    Main floor bathroom tub caulking

    Photo 70  
    Main floor bathroom tub caulking

    61) Repair/Maintain - Caulk is missing or deteriorated around the base of one or more bathtub spouts. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to wall structures.
    62) Repair/Maintain - Caulk is missing and/or deteriorated where countertops meet backsplashes in wet areas, such as around sinks. Caulk should be replaced where deteriorated and/or applied where missing to prevent water damage.

    Photo 68  
    Main floor bathroom sink backsplash
     

    63) Evaluate - The enamel coating on one or more sinks is damaged and/or deteriorated. For example, chipped or worn, and/or rust on some exposed steel. However, no leaks were found due to the deterioration. The client(s) should evaluate to determine if the sinks should be replaced.
    64) Evaluate - The entire countertop is loose and does not appear to be fastened to the vanity. The client(s) should evaluate and consider having repairs made, and/or countertops replaced where necessary.
     
    Bathroom 3 - 2nd Floor Return to table of contents

    65) Repair/Replace, Evaluate - One or more toilets are loose. A qualified contractor should remove the toilet(s) for further evaluation and repairs if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.

    Photo 81  
    2nd floor bathroom toilet
     

    66) Repair/Replace, Evaluate - The shower diverter valve for one or more bathtub faucets is defective. A significant amount of water comes out of the bathtub spout when the shower is turned on. Water will be wasted as a result. A qualified plumber should evaluate and replace components or make repairs as necessary.
    67) Repair/Replace, Evaluate - One or more cabinets and/or drawers are damaged and/or deteriorated. A qualified contractor should evaluate and repair or replace cabinets and/or components as necessary.

    Photo 82  
    2nd floor bathroom vanity
     

    68) Repair/Replace, Evaluate - The moulding around the shower window frame is rotted and will require further evaluation and/or replacement.

    Photo 84  
    2nd floor bathroom window

    Photo 85  
    2nd floor bathroom window

    69) Repair/Replace - One or more bathrooms with a shower do not 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.
    70) Repair/Replace - One or more sink stopper mechanisms are missing, or need adjustment or repair. Stopper mechanisms should be installed where missing and/or repairs should be made so sink stoppers open and close easily.
    71) Repair/Maintain - Caulk is missing and/or deteriorated where countertops meet backsplashes in wet areas, such as around sinks. Caulk should be replaced where deteriorated and/or applied where missing to prevent water damage.

    Photo 86  
    2nd floor bathroom backsplash
     

    72) Evaluate - The enamel coating on one or more sinks is damaged and/or deteriorated. For example, chipped or worn, and/or rust on some exposed steel. However, no leaks were found due to the deterioration. The client(s) should evaluate to determine if the sinks should be replaced.

    Photo 83  
    2nd floor bathroom sink
     
     
    Interior rooms Return to table of contents

    73) Safety, Repair/Replace, Evaluate - Two-pronged electric receptacles rather than three-pronged, grounded receptacles are installed in one or more interior rooms. They are considered to be unsafe by today's standards and limit the ability to use appliances that require a ground in these rooms. Examples of appliances that require grounded receptacles include:

  • Computer hardware
  • Refrigerators
  • Freezers
  • Air conditioners
  • Clothes washers
  • Clothes dryers
  • Dishwashers
  • Kitchen food waste disposers
  • Information technology equipment
  • Sump pumps
  • Electrical aquarium equipment
  • Hand-held motor-operated tools
  • Stationary and fixed motor-operated tools
  • Light industrial motor-operated tools
  • Hedge clippers
  • Lawn mowers

    This list is not exhaustive. A qualified electrician should evaluate and install grounded receptacles as per the client(s)' needs and standard building practices.
    74) Safety, Repair/Replace - An insufficient number of smoke alarms are installed. Additional smoke alarms should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
    75) Safety, Repair/Replace - One or more smoke alarms are damaged or missing from their mounting brackets, and an insufficient number of smoke alarms are installed. Damaged and/or missing smoke alarms should be replaced as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html

    Photo 75  
    Smoke detector at bottom of stairs
     

    76) Safety, Repair/Replace - Carpeting in one or more rooms is loose and poses a trip hazard. A qualified carpeting installation contractor should restretch or replace carpet as necessary.
    77) Safety, Minor Defect - 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.

    Photo 74  
    Dimmer in living room

    Photo 76  
    Top of 2nd floor stairs

    Photo 77  
    2nd floor front bedroom
     

    78) Safety, Comment - 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

    79) Repair/Replace, Evaluate - One or more doors bind in their jamb and cannot be closed and latched, or are difficult to open and close. A qualified contractor should evaluate and repair as necessary. For example, adjusting jambs or trimming doors.
    80) Repair/Replace - One or more windows that were built to open, will not open, or open only minimally due to their being painted shut, damaged and/or deteriorated in some way. Repairs should be made as necessary, and by a qualified contractor if necessary so windows open fully, and open and close easily.

    Photo 72  
    Main floor bedroom window - left middle of house
     

    81) Repair/Replace - One or more interior doors are damaged and/or deteriorated and should be repaired or replaced by a qualified contractor.

    Photo 63  
    Damage to lower portion of door from kitchen to basement
     

    82) Repair/Replace - One or more locksets are damaged and/or deteriorated. Locksets should be replaced as necessary.

    Photo 78  
    2nd floor rear bedroom closet door
     

    83) Repair/Replace - Vinyl flooring is damaged and/or deteriorated in one or more areas. A qualified contractor should replace or repair the damaged flooring.
    84) Repair/Replace - Trim is damaged and/or deteriorated in one or more areas. Recommend having a qualified contractor replace or repair trim as necessary.
    85) Repair/Replace - There is a hole in the wall covering behind the thermostat on the main floor.

    Photo 73  
    Thermostat
     

    86) Comment - 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 4  

    Photo 5  

    Photo 28  
    Basement window left side of house

    Photo 29  
    Basement window left side of house

    Photo 40  
    Garage light fixture

    Photo 41  
    Garage door opener plugged into garage light fixture

    Photo 58  
    Trap door in basment slab
     

     
    "A Home Inspection is a Non-Invasive Visual Examination of a Residential Dwelling. Components may include any combination of mechanical, structural, electrical, plumbing, or other essential systems or portions of the home, as identified and agreed to by the Client and Inspector, such as: Roof ~ Exterior ~ Basement / Foundation ~ Heating Cooling ~ Plumbing ~ Electrical ~ Fireplace ~ Attic & Insulation ~ Doors, Windows & Interior."
    From NACHI Standards of Practice


    "There are conditions that require the removal of some part of the building to observe, measure, or test otherwise concealed construction. Such intrusive inspections require some demolition and should be performed only with the permission of the owner and by experienced, qualified mechanics."
    -From the U.S. Department of Housing and Urban Development's
    Residential Rehabilitation Inspection Guide, 2000


    - HOMES BEING INSPECTED DO NOT "PASS" OR "FAIL" -
    A home inspector merely discloses his or her findings and reports those findings to the client. Everyone involved graduates to a state of higher learning, and the client can now make better informed decisions about the purchase of a home and its future needs of upkeep and repair.

    Four key areas of most home/building inspections cover the exterior, the basement or crawlspace areas, the attic or crawlspace areas and the living areas. Inspectors typically will spend sufficient time in all of these areas to visually look for a host of red flags, tell-tale clues and signs or defects and deficiencies.

    The inspected areas of a home/building will consist of all of the major visible and accessible electro-mechanical systems as well as the major visible and accessible structural systems and components of a building as they appeared and functioned at the time and date of the inspection.

    Inspectors typically do not provide warranties or guaranties with their inspections and reports. Buyers should therefore not rely on the inspection as any form of insurance policy against any latent, hidden, concealed or future defects and deficiencies.

    The following are also some key items that buyers should remember and consider when reviewing their inspection reports:
    * Inspections are not code compliance evaluations.
    * Inspection reports are not structural engineering reports.
    * Systems and components that are off during the inspection are not tested or reactivated.
    * Buyers should consult with and ask questions of owners and their representatives.
    * Roof inspections and their components are typically done from eaves or street level with binoculars.
    * Reports are confidential and are meant exclusively for buyers, and not brokers or owners.
    * Inspectors typically will not find each and every defect in a building, hence buyers should anticipate future typical defects and deficiencies.
    * Further evaluation by specialists is recommended for any areas showing defects/deficiencies.
    * A final walk-through inspection should be carried out the day before closing by the new owners to double check the condition of the building.



    Limitations:
    I. An inspection is not technically exhaustive.
    II. An inspection will not identify concealed or latent defects.
    III. An inspection will not deal with aesthetic concerns or what could be deemed matters of taste, cosmetic, etc.
    IV. An inspection will not determine the suitability of the property for any use.
    V. An inspection does not determine the market value of the property or its marketability.
    VI. An inspection does not determine the advisability or inadvisability of the purchase of the inspected property.
    VII. An inspection does not determine the life expectancy of the property or any components or systems therein.
    VIII. An inspection does not include items not permanently installed.
    IX. These Standards of Practice apply only to homes with four or fewer dwelling units.

    Exclusions:
    I. The inspectors are not required to determine:
    A. Property boundary lines or encroachments.
    B. The condition of any component or system that is not readily accessible.
    C. The service life expectancy of any component or system.
    D. The size, capacity, BTU, performance, or efficiency of any component or system.
    E. The cause or reason of any condition.
    F. The cause for the need of repair or replacement of any system or component.
    G. Future conditions.
    H. The compliance with codes or regulations.
    I. The presence of evidence of rodents, animals or insects.
    J. The presence of mold, mildew or fungus.
    K. The presence of air-borne hazards.
    L. The presence of birds.
    M. The presence of other flora or fauna.
    N. The air quality.
    O. The existence of asbestos.
    P. The existence of environmental hazards.
    Q. The existence of electro-magnetic fields.
    R. The presence of hazardous materials including, but not limited to, the presence of lead in paint.
    S. Any hazardous waste conditions.
    T. Any manufacturer recalls or conformance with manufacturer installation or any information included in the consumer protection bulletin.
    U. Operating costs of systems.
    V. Replacement or repair cost estimates.
    W. The acoustical properties of any systems.
    X. Estimates of how much it will cost to run any given system.

    II. The inspectors are not required to operate:
    A. Any system that is shut down.
    B. Any system that does not function properly.
    C. Or evaluate low voltage electrical systems such as, but not limited to:
    1. Phone lines.
    2. Cable lines.
    3. Antennae.
    4. Lights.
    5. Remote controls.
    D. Any system that does not turn on with the use of normal operating controls.
    E. Any shut off valve.
    F. Any electrical disconnect or over current protection devices.
    G. Any alarm systems.
    H. Moisture meters, gas detectors or similar equipment.



    III. The inspectors are not required to:

    A. Move any personal items or other obstructions,
    such as, but not limited to:

    1. Throw rugs.
    2. Furniture.
    3. Floor or wall coverings.
    4. Ceiling tiles
    5. Window coverings.
    6. Equipment.
    7. Plants.
    8. Ice.
    9. Debris.
    10. Snow.
    11. Water.
    12. Dirt.
    13. Foliage.
    14. Pets

    B. Dismantle, open, or uncover any system or component.
    C. Enter or access any area which may, in the opinion of the inspector, to be unsafe or risk personal safety.
    D. Enter crawlspaces or other areas that are unsafe or not readily accessible.
    E. Inspect underground items such as, but not limited to, underground storage tanks or other indications of their presence, whether abandoned or actively used.
    F. Do anything which, in the inspector's opinion, is likely to be unsafe or dangerous to the inspector or others or damage property, such as, but not limited to, walking on roof surfaces, climbing ladders, entering attic spaces or negotiating with dogs.
    G. Inspect decorative items.
    H. Inspect common elements or areas in multi-unit housing.
    I. Inspect intercoms, speaker systems, radio-controlled, security devices or lawn irrigation systems.
    J. Offer guarantees or warranties.
    K. Offer or perform any engineering services.
    L. Offer or perform any trade or professional service other than home inspection.
    M. Research the history of the property, report on its potential for alteration, modification, extendibility, or its suitability for a specific or proposed use for occupancy.
    N. Determine the age of construction or installation of any system structure, or component of a building, or differentiate between original construction or subsequent additions, improvements, renovations or replacements thereto.
    O. Determine the insurability of a property.