View as PDF

View summary

Logo

Greater Buffalo Home Inspections


Inspector's email: Greaterbuffaloinspections@gmail.com
Inspector's phone: (716) 913-4321
NY 14225-1277
Inspector: Shane Cameron
16000081512

Home Inspection Report

Client(s):  N/A
Property address:  N/A
Inspection date:  Tuesday, November 14, 2017

This report published on Thursday, November 30, 2017 12:00:27 AM EST


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 safety hazard
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
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
Grounds
Exterior and Foundation
Crawl Space
Basement
Roof
Attic and Roof Structure
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
Garage or Carport

View summary


General Information
Return to table of contents

Time started: 5:30PM
Time finished: 7:30
Present during inspection: Client, Realtor
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Cool
Payment method: Check
Type of building: Single family
Buildings inspected: One house
Number of residential units inspected: 1
Age of main building: 1920
Source for main building age: Municipal records or property listing
Occupied: Yes, Furniture or stored items were present

1) Comment - Many areas and items at this property were obscured by furniture and/or stored items. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.
Photo
Photo 1-1
Photo
Photo 1-2
Photo
Photo 1-3
Photo
Photo 1-4

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.
Site profile: Level
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Open
Deck, porch and/or balcony material: Wood
Condition of stairs, handrails and guardrails: Appeared serviceable
Exterior stair material: Wood

2) Safety, Repair/Maintain - Handrails at one or more flights of stairs were loose. This is a safety hazard. Recommend that a qualified person repair as necessary.
Photo
Photo 2-1
Photo
Photo 2-2
Photo
Photo 2-3
 

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.
Wall inspection method: Viewed from ground, from a ladder
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Vinyl
Condition of foundation and footings: Not determined
Apparent foundation type: Crawl space, Unfinished basement

3) Repair/Replace - The masonry (brick or stone) veneer was deteriorated or damaged in some areas. Where cracks or openings are exposed, water can enter the wall structure causing mold, fungal growth and structural damage. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by repointing mortar or replacing broken or missing masonry.
Photo
Photo 3-1
Photo
Photo 3-2
Photo
Photo 3-3
 

4) Repair/Maintain - One or more minor cracks (1/8 inch or less) were found in the foundation. These didn't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitor them in the future. Numerous products exist to seal such cracks including hydraulic cement, non-shrinking grout, resilient caulks and epoxy sealants.
Photo
Photo 4-1
Photo
Photo 4-2

5) Maintain - Caulk was deteriorated in some areas. For example, around windows. Recommend that a qualified person renew or install caulk as necessary. Where gaps are wider than 1/4 inch, an appropriate material other than caulk should be used. For more information, visit:
http://www.reporthost.com/?CAULK
Photo
Photo 5-1
Photo
Photo 5-2
Photo
Photo 5-3
 

Crawl Space
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 excluded from this inspection. 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 crawl spaces in the future. Complete access to all crawl space areas 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 attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.
Crawl space inspection method: Partially traversed, Viewed from hatch(es)
Condition of floor substructure above: Appeared serviceable
Beam material: Built-up wood
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Appeared serviceable
Insulation material underneath floor above: Fiberglass roll or batt
Condition of vapor barrier: Not applicable, none installed
Vapor barrier present: None visible
Condition of crawl space ventilation: Appeared serviceable
Ventilation type: with vents

6) Repair/Maintain - One or more indoor crawl space access hatches were missing, damaged, deteriorated or substandard. Crawl space air laden with dust or insulation fibers can enter living spaces, and/or pets can enter the crawl space. Recommend that a qualified person replace, install or repair hatches where necessary. Each hatch should be insulated and sealed with weatherstripping.
Photo
Photo 6-1
 

7) Repair/Maintain - Under-floor insulation was falling down in some areas. This may result in reduced energy efficiency. Recommend that a qualified person repair or replace insulation as necessary.
Photo
Photo 7-1
 

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: Appeared serviceable
Pier or support post material: Steel
Beam material: Built-up wood
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Appeared serviceable

8) Safety, Repair/Replace - Handrails at one or more flights of stairs were missing. This is a potential fall hazard. Handrails should be installed at stairs with four or more risers or where stairs are greater than 30 inches high. Recommend that a qualified contractor install handrails where missing and per standard building practices.
Photo
Photo 8-1
 

9) - Possible signs of past Efflorescence. The moisture that creates efflorescence often comes from groundwater, but rainwater can also be the source. Efflorescence alone does not pose a major problem, but it can be an indication of moisture intrusion, which may compromise the structural material.

materials, such as concrete, wood, brick and stone, are porous materials. Porous materials can absorb or wick water by a process called capillary action. As water moves through the porous material, salts can be drawn with it.

Concrete, wood, brick, stone and mortar areporous materials that contain salts. The ground in which these materials can come into contact also contain salts. Capillary action can literally suck water and transport it through porous building materials
Photo
Photo 9-1
Photo
Photo 9-2

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. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). 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 perform adequately or are leak-free.
Roof inspection method: Traversed
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: Not determined (inaccessible or obscured)
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Appeared serviceable

10) Repair/Replace - composition shingles were cracked. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by replacing shingles.
Photo
Photo 10-1
 

11) Repair/Maintain, Comment - One or more rubber or neoprene pipe flashings were loose or lifting. Leaks can result from windblown rain. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary to prevent leaks. For example, by nailing flashings down and sealing as necessary.
Photo
Photo 11-1
Photo
Photo 11-2

12) Repair/Maintain - One roofing nail wasnt fully seated and shingles were lifting or nail heads were protruding through shingle surfaces. The nails may have loosened, or were not pounded in fully when installed. Shingles are likely to be wind damaged, and leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by silicon hole for time being.
Photo
Photo 12-1
 

13) Repair/Maintain - One or more downspouts were damaged. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.

Down spouts should continue about 6 feet from foundation.
Photo
Photo 13-1
Photo
Photo 13-2
Photo
Photo 13-3
 

14) Maintain - Debris has accumulated in one or more gutters or downspouts. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Recommend cleaning gutters and downspouts now and as necessary in the future.
Photo
Photo 14-1
 

15) Maintain - Nail heads were exposed at flashing. More than just a few exposed nail heads may indicate a substandard roof installation. Recommend applying an approved sealant over exposed nail heads now and as necessary in the future to prevent leaks.
Photo
Photo 15-1
 

16) Monitor - Stains were found on one or more gutters that indicate past leaks have occurred. However, the inspector was unable to verify that the gutters do or don't leak because of lack of recent rainfall. Monitor the gutters in the future while it's raining to determine if gutters leak. If they do, then recommend that a qualified person repair as necessary to prevent water from coming in contact with the building or accumulating around the building foundation.
Photo
Photo 16-1
Photo
Photo 16-2

17) Comment - It appeared that the 3 tabbed composition shingle roof surface had been pressure-washed, based on missing granules, wand marks, etc. Composition shingle roofs should not be pressure washed since shingles are likely to be damaged by loss of granules, gouging, etc. This shortens the service life of the shingles. This is the roof of the addition off main house.
Photo
Photo 17-1
Photo
Photo 17-2

18) - Soffits at gable of front roof are not fully enclosed. Having being opened birds are able to nest and snow/water can come though. Recommend having roofer to evaluate and repair as seen necessary
Photo
Photo 18-1
Photo
Photo 18-2

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: Traversed
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: Fiberglass roll or batt
Vermiculite insulation present:
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Ridge vent(s), Gable end vents, Open soffit vents

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 alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms 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
Service voltage (volts): 120-240
Estimated service amperage: 150
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 150
System ground: Ground rod(s) in soil, Cold water supply pipes
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Basement
Location of main disconnect: Breaker at top of main service panel
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: non-metallic sheathed
Solid strand aluminum branch circuit wiring present: None visible
Smoke alarms installed: Yes, but not tested
Carbon monoxide alarms installed: Yes, but not tested

19) Safety, Repair/Replace, Evaluate - One or more electric receptacles at the kitchen and/or basement 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:
  • Outdoors (since 1973)
  • Bathrooms (since 1975)
  • Garages (since 1978)
  • Kitchens (since 1987)
  • Crawl spaces and unfinished basements (since 1990)
  • Wet bar sinks (since 1993)
  • Laundry and utility sinks (since 2005)
For more information, visit:
http://www.reporthost.com/?GFCI
Photo
Photo 19-1
 

20) Safety, Repair/Replace - One or more modern, 3-slot electric receptacles were found with an open ground. Three-slot receptacles should have a hot, a neutral and a ground wire connected. Homeowners often install new 3-slot receptacles on older, 2-wire circuits that only have hot and neutral wires. This is a shock hazard when appliances that require a ground are used with these receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. Where the electric system was installed prior to when grounded circuits were required (1960s), it is permissible to replace 3-slot receptacles with 2-slot receptacles to prevent appliances that require a ground from being plugged in to an ungrounded circuit. However, the client should be aware of this limitation when planning use for various rooms, such as an office. For newer electric systems, circuits should be repaired so grounded, 3-wire cables provide power to 3-slot receptacles. Recommend that a qualified electrician repair per standard building practices.
Photo
Photo 20-1
Photo
Photo 20-2
Photo
Photo 20-3
 

21) Safety, Repair/Maintain - One or more cover plates for switches, receptacles or junction boxes were missing or broken. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary.
Photo
Photo 21-1
 

22) - Electrical meters main service line entering the house "service entrance" has a slight gap when entering and should be sealed to terminate any possible water intrusion.
Photo
Photo 22-1
 

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
Water service: Public
Location of main water shut-off: Basement
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: Plastic, Cast iron
Vent pipe condition: Appeared serviceable
Sump pump installed: None visible

23) Repair/Replace, Evaluate - Significant corrosion was found in some water supply pipes or fittings. Leaks can occur as a result. Recommend that a qualified plumber evaluate and replace components as necessary.
Photo
Photo 23-1
Photo
Photo 23-2
Photo
Photo 23-3
 

24) Repair/Replace - Insulation for one or more water supply pipes in the crawl space was deteriorated. Recommend replacing or installing insulation on pipes per standard building practices to prevent them from freezing during cold weather, and for better energy efficiency with hot water supply pipes.
Photo
Photo 24-1
 

25) Repair/Maintain - One or more electric bonding or grounding clamps were installed on copper water supply pipes and the clamps were made with a metal other than copper (e.g. steel, brass). Contact between such dissimilar metals causes corrosion and can damage the water supply pipes. Recommend that a qualified person replace such clamps with clamps approved for use with copper pipes.
Photo
Photo 25-1
 

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
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 40
Temperature-pressure relief valve installed: Yes
Location of water heater: Basement
Hot water temperature tested: No
Condition of venting system: Appeared serviceable

26) Comment - The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be near this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.
Photo
Photo 26-1
 

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): Forced air
General heating distribution type(s): Ducts and registers
Last service date of primary heat source: 6/28/16
Source for last service date of primary heat source: Label
Estimated age of forced air furnace: 2011
Condition of furnace filters: Appeared serviceable
Location for forced air filter(s): At base of air handler
Condition of forced air ducts and registers: Appeared serviceable

27) Major Defect, Evaluate, Comment - The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. The inspector was unable to determine the age of this unit. Be aware that it may be near, at, or beyond its useful life and may need replacing or significant repairs at any time. Recommend attempting to determine the age (ask property owner or service technician), and budgeting for a replacement if necessary.
Photo
Photo 27-1
 

28) Repair/Maintain - Insulation on the heat pump or air conditioning condensing unit's refrigerant lines was deteriorated or missing in some areas. This may result in reduced efficiency and increased energy costs. Recommend that a qualified person replace or install insulation as necessary or wrap electrical tape around line as temporary fix.
Photo
Photo 28-1
 

29) Comment - The outdoor air temperature was below 65 degrees Fahrenheit during the inspection. Air conditioning systems can be damaged if operated during such low temperatures. Because of this, the inspector was unable to operate and fully evaluate the cooling system.
Photo
Photo 29-1
 

30) - Refrigerant line entrance into house should be sealed with silicon and/or putty to prevent water intrusion.
Photo
Photo 30-1
 

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.
Condition of gas-fired fireplaces or stoves: Required repair, replacement and/or evaluation (see comments below)
Gas fireplace or stove type: Converted wood-burning fireplace
Condition of chimneys and flues: Not determined
Wood-burning chimney type: Metal
Gas-fired flue type: B-vent

31) Safety, Repair/Maintain, Evaluate - One or more solid fuel-burning fireplaces or stoves were found at the property. When such devices are used, they should be professionally inspected and cleaned annually to prevent creosote build-up and to determine if repairs are needed. The National Fire Protection Association states that a "Level 2" chimney inspection should be performed with every sale or transfer of property with a wood-burning device. Recommend consulting with the property owner about recent and past servicing and repairs to all wood-burning devices and chimneys or flues at this property. Recommend that a qualified specialist evaluate all solid fuel-burning devices and chimneys, and clean and repair as necessary. Note that if a wood stove insert is installed, it may need to be removed for such an evaluation. For more information, search for "chimney inspection" at:
http://www.reporthost.com/?CSIA

32) Safety, Repair/Maintain - The fireplace's firebox was significantly deteriorated. For example, loose, cracked, pitted or broken firebricks, gaps between bricks and/or missing mortar. Heat from the fireplace may penetrate the firebox. This is a potential fire hazard. Recommend that a qualified contractor repair as necessary.
Photo
Photo 32-1
Photo
Photo 32-2

33) Repair/Maintain, Evaluate - Soot deposits were found in fireplace fire box and flue. This often indicates an inadequate draw, and can be caused by a variety of problems including an incorrect chimney configuration or a chimney blocked by creosote or debris. Recommend that a qualified chimney service contractor evaluate and repair or perform maintenance as necessary.
Photo
Photo 33-1
The black film is soot in fire places fire box.
 

34) - Chimney inside basement has deteriorated and should be re-surfaced with parge coat. Recommended resurfacing as necessary.
Photo
Photo 34-1
 

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.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: Appeared serviceable
Type of ventilation: Wall or ceiling mounted fan, Hood or built into microwave over range or cooktop

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: Half bath, first floor
Location #B: Full bath, second floor
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 and laundry ventilation type: Windows
Gas supply for laundry equipment present: Yes

35) Repair/Maintain - Tile and/or grout at shower at were 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.
Photo
Photo 35-1
 

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
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Vinyl, Wood, Multi-pane, Sliding, Casement
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall or plaster
Ceiling type or covering: Drywall or plaster
Condition of flooring: Appeared serviceable
Flooring type or covering: Wood or wood products, Tile
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)

36) Safety, Repair/Replace - Handrails at one or more flights of stairs were missing. This is a potential fall hazard. Handrails should be installed at stairs with four or more risers or where stairs are greater than 30 inches high. Recommend that a qualified contractor install handrails where missing and per standard building practices.
Photo
Photo 36-1
Photo
Photo 36-2
Photo
Photo 36-3
 

37) Repair/Replace, Evaluate - Part of floor in attic was sagging or springy. This was caused by some one cutting into hardwood floors to possibly gain access for electrical wires.
Photo
Photo 37-1
 

38) Repair/Maintain - Lock mechanisms on one or more windows were missing. This can pose a security risk. Recommend that a qualified person repair as necessary.
Photo
Photo 38-1
 

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.
Type: Detached
Condition of door between garage and house:
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
Number of vehicle doors: 1
Condition of automatic opener(s): Appeared serviceable
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): No
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable

39) Safety, Repair/Replace - The carport structure was reinforced in areas but still showed some sagging with substandard bracing. This is a potential safety hazard movement may occur over time as its shown to already do so. A qualified contractor should evaluate and repair as necessary.
Photo
Photo 39-1
The arrowed areas are 2X4's that show to be pulling away from roofs trusses.
Photo
Photo 39-2

40) Repair/Maintain - Significant gaps were found below or around one or more garage vehicle doors. Vermin and insects can enter the garage as a result. Recommend that a qualified person repair as necessary to eliminate or minimize gaps.
Photo
Photo 40-1
 

41) Comment - Minor cracks were found in the concrete slab floor. These are common and appeared to be only a cosmetic issue.
Photo
Photo 41-1
 

42) - Given the age of the house the garage is the same age. Garages are not going to be in quality shape like a houses are because they are not a livable dwelling. The garage is not insulated and does not have to be. The outlets were all wired properly. There was some deterioration on the back side of garage siding. It does not effect the structure of the garage but should be repaired so the issue does not become worse and potentially have animals make their way in.

The windows are the original windows from 1920 and being in fairly good shape there are some gaps on top of window. Recommend replacing windows in future for more efficient ones with better locking system.
Photo
Photo 42-1
Photo
Photo 42-2
Photo
Photo 42-3
Photo
Photo 42-4

43) - The rest of the pictures below are additional pictures that were taken when the home inspection took place. Please feel free to look through them as well!


Photo
Photo X-1
Photo
Photo X-2
Photo
Photo X-3
Photo
Photo X-4
Photo
Photo X-5
Photo
Photo X-6
Photo
Photo X-7
Photo
Photo X-8
Photo
Photo X-9
Photo
Photo X-10
Photo
Photo X-11
Photo
Photo X-12
Photo
Photo X-13
Photo
Photo X-14
Photo
Photo X-15
Photo
Photo X-16
Photo
Photo X-17
Photo
Photo X-18
Photo
Photo X-19
Photo
Photo X-20
Photo
Photo X-21
Photo
Photo X-22
Photo
Photo X-23
Photo
Photo X-24
Photo
Photo X-25
Photo
Photo X-26
Photo
Photo X-27
Photo
Photo X-28
Photo
Photo X-29
Photo
Photo X-30
Photo
Photo X-31
Photo
Photo X-32
Photo
Photo X-33
Photo
Photo X-34
Photo
Photo X-35
Photo
Photo X-36
Photo
Photo X-37
Photo
Photo X-38
Photo
Photo X-39
Photo
Photo X-40
Photo
Photo X-41
Photo
Photo X-42
Photo
Photo X-43
Photo
Photo X-44
Photo
Photo X-45
Photo
Photo X-46
Photo
Photo X-47
Photo
Photo X-48
Photo
Photo X-49
Photo
Photo X-50
Photo
Photo X-51
Photo
Photo X-52
Photo
Photo X-53
Photo
Photo X-54
Photo
Photo X-55
Photo
Photo X-56
Photo
Photo X-57
Photo
Photo X-58
Photo
Photo X-59
Photo
Photo X-60
Photo
Photo X-61
Photo
Photo X-62
Photo
Photo X-63
Photo
Photo X-64
Photo
Photo X-65
Photo
Photo X-66
Photo
Photo X-67
Photo
Photo X-68
Photo
Photo X-69
Photo
Photo X-70
Photo
Photo X-71
Photo
Photo X-72
Photo
Photo X-73
Photo
Photo X-74
Photo
Photo X-75
Photo
Photo X-76
Photo
Photo X-77
Photo
Photo X-78
Photo
Photo X-79
Photo
Photo X-80
Photo
Photo X-81
Photo
Photo X-82
Photo
Photo X-83
Photo
Photo X-84
Photo
Photo X-85
Photo
Photo X-86
Photo
Photo X-87
Photo
Photo X-88
Photo
Photo X-89
Photo
Photo X-90
Photo
Photo X-91
Photo
Photo X-92
Photo
Photo X-93
Photo
Photo X-94
Photo
Photo X-95
Photo
Photo X-96
Photo
Photo X-97
 

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.
Greater Buffalo Home Inspections abides by the Standards of Practice issued by New York State. To view these standards, please visit:http://www.dos.state.ny.us/lcns/professions/homeinspector/Homeinspectionstandards.htm.

Areas of the property subject to non-invasive visual inspection are:
•General exterior components such as roofing, siding, gutters, chimney, grading, electrical meter.
•General interior components, including ceilings, walls, floors, stairs, insulation, windows.
•Overall structural condition- attic, basement.
•Electrical, plumbing, water heater, heating and cooling systems, Kitchen/bathroom fixtures such as faucets, toilets, etc.

The scope of the inspection and report is a limited visual inspection of the general systems and components of the home and to identify any system or component listed in the report which may be in need of immediate major repair. Some items are checked randomly to represent other like items in the home, such as electrical receptacles, windowsand doors.
It is understood and agreed between both parties that this inspection will be of readily accessible areas of the building and is limited to visual observations of apparent conditions existing only at the time of the inspection. Latent and concealed defects and deficiencies are excluded from the inspection. Equipment and systems will not be dismantled for inspection. The inspector will not turn on or activate any system which is not presently operating. Examples include pilot lights, shut-off valves, shut down electrical breakers, unplugged equipment, etc.
This is not a home warranty guarantee insurance policy or substitute for real estate transfer disclosure which my be required by law. Your inspector is a home inspection generalist and is not acting as an licensed engineer or expert in any craft or trade. Maintenance and other items may be discussed, but they are not part of our inspection. The report is not a compliance inspection or certification for past or present governmental codes or regulations of any kind.
Client understands and agrees that any claim for failure to accurately report the visually discernible conditions at the subject property, as limited herein above, shall be made in writing and reported to the inspector within five business days of discovery and/or within ten days of closing on the property. Client further agrees that with the exception of emergency conditions, Client or Clients agents, employees, or independent contractors, will make no repairs, alterations, or modifications to the claimed discrepancy prior to re-inspection by the inspector. Client agrees that any failure to notify the inspector as stated above shall constitute a waiver of any and all claims for said failure.
Verification of building permits for additions, garages, pools, sheds, decks, finished attics and/or basements IS NOT INCLUDED in this inspection.
This inspection is subject to the terms and conditions as stated in the Property Inspection Contract.