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Greater Buffalo Home Inspections

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

 

Home Inspection Report

Client(s):  Not Available
Property address:  Not Available
Inspection date:  Friday, September 01, 2017

This report published on Monday, January 29, 2018 5:53:42 PM 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
CommentFor your information

Click here for a glossary of building construction terms.Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp

Table of Contents
General Information
Grounds
Exterior and Foundation
Basement
Roof
Attic and Roof Structure
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

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General Information
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Time started: 2:00PM
Time finished: 5:00PM
Client present for discussion at end of inspection: No
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Cool
Type of building: Duplex
Buildings inspected: One detached garage
Number of residential units inspected: 2
Age of main building: 1846
Source for main building age: Municipal records or property listing
Occupied: No, Furniture or stored items were present

1) Evaluate, Comment - The water service was not turned on during the inspection. The inspector operates only "normal" controls such as faucets, and does not operate shut-off valves to the water meter or house. As a result, plumbing supply, drain waste and vent lines, traps, pumps, fixtures, and some appliances such as water heaters weren't fully evaluated. The water pressure was not determined. Recommend that a qualified person make a full evaluation of the plumbing system after the water supply is turned back on. Areas below the house should be evaluated after plumbing has been operated to check for leaks. Any problems that are found after this evaluation should be repaired by a qualified plumber.

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

3) Evaluate, Comment - Electricity was not available during the inspection (e.g. service turned off, main disconnect off or tripped, service in disrepair or not fully installed). The inspector operates only "normal controls" such as switches or knobs, and does not reset or turn on circuit breakers or remove or install fuses. As a result, branch circuit wiring, receptacles, fixtures such as lights and fans, switches, ground fault circuit interrupter (GFCI) devices, arc fault circuit interrupter (AFCI) devices, and some appliances such as electrically powered water heaters, forced air furnaces, heat pumps, air conditioning units, and kitchen appliances weren't fully evaluated. Recommend that a qualified person make a full evaluation of the electric system and electrically powered appliances after the electric service is turned back on. Any problems that are found after this evaluation should be repaired by a qualified contractor.

4) Comment - Many areas and items at this property were obscured by furniture and/or debris. 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.

Grounds
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Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Deck, patio, porch cover material and type: Open
Condition of decks, porches and/or balconies: Appeared serviceable
Deck, porch and/or balcony material: Wood
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Wood

5) Safety, Repair/Maintain - Handrails at one or more flights of stairs were wobbly. This is a safety hazard. Recommend that a qualified person repair as necessary.
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6) Safety, Repair/Maintain - Guardrails at one or more locations with drop-offs higher than 30 inches were wobbly, and pose a fall hazard. Recommend that a qualified person repair guardrails as necessary.
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7) Maintain - Vegetation was overgrown around equipment for one or more utilities such as gas or electric meters. Vegetation should be pruned or removed as necessary to allow unobstructed access.
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Exterior and Foundation
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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: Required repairs, replacement and/or evaluation (see comments below)
Apparent wall structure: Wood frame
Wall covering: Vinyl
Apparent foundation type: Unfinished basement
Foundation/stem wall material: Concrete block, Stone
Footing material (under foundation stem wall): Not determined (inaccessible or obscured)

8) Repair/Replace - Many sections of siding and/or trim were damaged from a severe fire. Recommend that a qualified person repair, replace or install siding or trim as necessary.
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9) Repair/Replace - Stone foundation 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.
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10) 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
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Basement
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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 exterior entry doors: Appeared serviceable
Condition of floor substructure above: Appeared serviceable
Pier or support post material: Steel
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Appeared serviceable

11) Repair/Replace - One or more exterior doors were difficult to open or close. Recommend that a qualified person repair as necessary.
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12) - Repair- Stairs entering the basement are unstable and need to be looked at by a qualified contractor to be re-braced for safety concerns.
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Roof
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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, Required repair, replacement and/or evaluation (see comments below)
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Cross Gable
Apparent number of layers of roof surface material: Not determined (inaccessible or obscured)
Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation (see comments below)
Condition of exposed flashings: Required repair, replacement and/or evaluation (see comments below)

13) Major Defect, Repair/Replace, Evaluate - The roof surface was significantly deteriorated from a fire and appeared to be at or beyond its service life. It needs replacing now. This is a conducive condition for wood-destroying organisms. Consult with a qualified contractor to determine replacement options. structural repairs are needed after old roof surfaces are removed and the structure becomes fully visible. Related roofing components such as flashings and vents should be replaced or installed as needed and per standard building practices.
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14) Repair/Replace, Evaluate - Flashings at the base of one or more chimneys were damaged. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor evaluate and repair as necessary.
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15) Repair/Replace, Evaluate - Water damage and/or evidence of past leaks was found at one or more skylights. . Recommend that a qualified contractor evaluate and repair as necessary.
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16) Repair/Maintain - Alligatoring, crazing, fissures and/or cracks were found in one or more areas of the flat or low-slope roof surface. This is often caused by exposure to ultraviolet light (the sun), and eventually results in water penetrating the underlying roof membrane and causing leaks. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor evaluate and repair as necessary.
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17) Repair/Maintain - One or more roof flashings were deteriorated and/or from fire. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
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18) Repair/Maintain - One or more gutters and/or downspouts were loose, missing and/or 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.
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Attic and Roof Structure
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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: Required repair, replacement and/or evaluation (see comments below)
Roof structure type: Rafters
Ceiling structure: Ceiling joists
Condition of insulation in attic (ceiling, skylight chase, etc.): Required repair, replacement and/or evaluation (see comments below)
Ceiling insulation material: None visible
Vermiculite insulation present: None visible
Roof ventilation type: Ridge vent(s), Enclosed soffit vents

19) Repair/Maintain - Attic insulation at one or more attic walls was no longer exsistant because of fire damage. Heating and cooling costs will likely be higher due to reduced energy efficiency. Recommend that a qualified person repair, replace or install insulation as necessary and per standard building practices.
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20) - Repair/Replace-Roofs plywood, collar ties, rafters need to be replaced because of the extent of fire damage. A qualified contractor should make the repairs up to building standards.
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Electric
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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: 100, 150
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 100, 150
System ground: Ground rod(s) in soil, Cold water supply pipes
Condition of main service panel: Appeared serviceable
Condition of sub-panel(s): Appeared serviceable
Location of main service panel #A: Basement
Location of main service panel #B: Basement
Location of sub-panel #C: down stairs living room closet
Location of main disconnect: Breaker at top of main service panel
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: copper
Solid strand aluminum branch circuit wiring present: None visible
Smoke alarms installed: No, recommend install
Carbon monoxide alarms installed: No, recommend install

21) Safety, Repair/Replace - One or more circuit breakers in panel(s) #A and B were "double tapped," where two or more wires were installed in the breaker's lug. Most breakers are designed for only one wire to be connected. This is a safety hazard since the lug bolt can tighten securely against one wire but leave other(s) loose. Arcing, sparks and fires can result. Recommend that a qualified electrician repair as necessary. For more information, visit:
http://www.reporthost.com/?DBLTAP
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22) Safety, Repair/Replace - Handle ties were substandard at one or more 2-pole or ganged 1-pole circuit breakers at panel(s) #C and/or Sub panel. Approved, "identified" handle ties should be installed to prevent one side from being turned off while the other is turned on. Nails, screws or wires or other nonconforming material are not permitted for use as handle ties. This is a potential shock hazard, especially for someone working on the system. Recommend that a qualified electrician repair per standard building practices.
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23) Safety, Repair/Replace - Recommend having a qualified electrician install a main disconnect switch at sub-panel(s) #C because more than six circuit breakers were in the sub-panel.
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24) Safety, Repair/Replace - Bare wire ends, or wires with a substandard termination, were found at one or more locations. This is a potential shock hazard. Recommend that a qualified electrician repair as necessary. For example, by cutting wires to length and terminating with wire nuts in a permanently mounted, covered junction box.
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25) - No outlets in either units were tested due to electrical being turned off. GFCI's were not tested as well

GFCI's should be installed in the following areas:

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)

Plumbing / Fuel Systems
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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, PEX plastic
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Sump pump installed: None visible

26) Repair/Replace, Evaluate - Significant corrosion was found in many water supply pipes or fittings. Leaks can occur as a result. Recommend that a qualified plumber evaluate and replace components as necessary.
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27) Repair/Replace - Expansion tanks are recommended when a property is on a public water supply system and the property's water system is "closed" via a pressure reducing valve (PRV), check valve, or backflow preventer. No room for expansion of water exists in this type of system. Thermal expansion occurs when water is heated during non-use periods. In a closed system with no provision for expansion, its effects can include:
  • Backflow into the water main
  • Damage to water heater connections, gas water heater flue tubes and pumps serving washers and dishwashers
  • Leaking faucets
  • "Weeping" of water through the water heater temperature-pressure relief (TPR) valve
  • Noisy water hammer in the pipes
Expansion tanks can eliminate these problems by giving water a place to go when thermal expansion occurs. When a water heating cycle ends, or when any fixture is opened within the system, the impact of thermal expansion is reduced, and water drains out of the expansion tank back into the system. Recommend that a qualified plumber install an expansion tank per standard building practices.
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28) Repair/Maintain - One or more copper water supply pipes had substandard support or were loose. Leaks can occur as a result. Copper supply pipes should have approved hangers every 6-8 feet. If hangers are in contact with the copper pipe, they should be made of a material that doesn't cause the pipes or hangers to corrode due to contact of dissimilar metals. Recommend that a qualified person install hangers or secure pipes per standard building practices.
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29) 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.
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30) Repair/Maintain - Significant corrosion or rust was found at one or more water supply valves. This can indicate past leaks, or that leaks are likely to occur in the future. Recommend that a qualified plumber repair as necessary. For example, by replacing valves or fittings.
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31) Comment - The water supply to some plumbing system components appeared to be shut off during the inspection and these were not fully evaluated. They are excluded from the inspection.
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32) - Repair/Replace-Copper plumbing located in the basement has detached from one another. Before water is turned a qualified plumber should make the necessary fixes to prevents water leaks.
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33) - Repair/Replace-A copper plumbing line has burst. Before water is turned on the copper plumbing needs to be replaced by a qualified plumber.
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Water Heater
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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: Required repair, replacement and/or evaluation (see comments below)
Type: Tank
Energy source: Electricity, Natural gas
Estimated age: 2015 and 1994
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

34) Safety, Repair/Replace - The temperature-pressure relief valve drain line terminated too close to the ground outside. The drain line's flow may be impeded and the valve may be unable to vent pressure as necessary (an explosion hazard). Recommend that a qualified person repair per standard building practices. For example by grading or removing soil below. For more information, visit:
http://www.reporthost.com/?TPRVALVE
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35) Evaluate, Comment - The water heater's local gas shut-off was off and/or electricity supply was off. The water heater and hot water supply system (e.g. faucets, controls) were not fully evaluated because of this. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the water heater is operable. Note that per the standards of practice for various professional home inspection organizations, the inspector does not operate shut-off valves, pilot lights or over-current protection devices, or any controls other than "normal controls."
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36) Comment - The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be beyond 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.
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Heating, Ventilation and Air Condition (HVAC)
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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): Boiler
General heating distribution type(s): Pipes and radiators, Baseboard
Condition of hydronic or steam heat system: Not determined (inaccessible, obscured, or power, gas or oil off)
Type of hydronic or steam heat: Steam
Hydronic or steam heat fuel type: Natural gas
Condition of burners: Not determined (inaccessible, obscured, or gas or oil service off)

37) Evaluate, Comment - The boiler heating system was not fully evaluated because the gas supply was off. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the system is operable. Note that the inspector does not operate shut-off valves, pilot lights or circuit breakers, or any controls other than normal controls (thermostat).
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38) - Repair/Replace-Corrosion and a leak is occurring at a valve on the boiler. Recommend contacting a qualified hvac specialist to make repairs as necessary.
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39) - Repair/Replace-Taco air scoop on boiler is cracked. This will allow air in the system and will restrict water flow. Recommend having hvac specialist repair.
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Fireplaces, Stoves, Chimneys and Flues
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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 chimneys and flues: Required repair, replacement and/or evaluation (see comments below)
Wood-burning chimney type: Masonry
Gas-fired flue type: B-vent

40) Safety, Repair/Replace - No spark screen or rain cap was installed at one or more chimney flue terminations. Spark screens reduce the chance of embers exiting the flue and causing fires. They also prevent wildlife (e.g. birds, rodents, raccoons) from entering flues. Rain caps prevent water from entering flues, mixing with combustion deposits and creating caustic chemicals which can corrode flues. They also prevent damage to masonry from freeze-thaw cycles and prevent metal components (e.g. dampers, metal firebox liners) from rusting. Recommend that a qualified person install rain caps with spark screens per standard building practices where missing.
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41) Repair/Replace - The brick chimney was moderately deteriorated. For example, loose or missing mortar, cracked, broken, loose or spalled bricks. Loose bricks can pose a safety hazard, and deteriorated masonry can allow water to infiltrate the chimney structure and cause further damage. Recommend that a qualified contractor repair as necessary.
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42) Repair/Replace - One or more masonry chimney crowns were cracked. Crowns are meant to keep water off of the chimney structure and prevent damage from freeze-thaw cycles. Chimney crowns are commonly constructed by mounding concrete or mortar on the top chimney surface, however this is substandard. A properly constructed chimney crown should:
  • Be constructed using either precast concrete slabs, cast-in-place steel reinforced concrete, solid stone, or metal
  • Be sloped down from the flue a minimum of 3 inches of fall per foot of run
  • Extend a minimum of 2 1/2 inches beyond the face of the chimney on all sides
  • Not directly contact the flue liner (if installed), with the gap filled with flexible caulk
  • Have flashing installed between the bottom of the crown and the top of the brick chimney
Recommend that a qualified contractor repair or replace crowns as necessary, and per standard building practices.
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43) - Repair/Replace-An opening was made into the flues at the chimney in basement and were vents are run into the common flue.A cap should be installed to cover hole in chimney since there is no duct work ran into it.
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Kitchen
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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: Required repair, replacement and/or evaluation (see comments below)
Condition of sinks and related plumbing: Not determined (water supply off, obscured by stored items, etc.)
Condition of under-sink food disposal: Not determined
Condition of dishwasher: Not determined
Condition of range, cooktop or oven: Not determined
Type of ventilation: Hood or built into microwave over range or cooktop
Condition of refrigerator: Not determined

44) Repair/Replace - One or more cabinets, drawers and/or cabinet doors were damaged or deteriorated. Recommend that a qualified person repair or replace as necessary.
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45) Repair/Replace - Water damage was found in shelving or cabinets below the sink. Recommend that a qualified contractor repair as necessary after any plumbing leaks have been repaired. If moisture is present then concealed areas should be dried thoroughly.
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Bathrooms, Laundry and Sinks
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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: Master bath, second floor, Lowe unit
Location #B: Half bath, first floor, Lower unit
Location #C: Full bath, first floor
Location #D: Full bath, second floor
Condition of flooring: Appeared serviceable, Debris cover floor
Condition of sinks and related plumbing: Not determined (water supply off, obscured by stored items, etc.)
Condition of toilets: Not determined (water supply off, obscured by stored items, etc.)
Condition of bathtubs and related plumbing: Not determined (water supply off, obscured by stored items, etc.)
Condition of shower(s) and related plumbing: Not determined (water supply off, obscured by stored items, etc.)
Condition of ventilation systems: Appeared serviceable
Bathroom and laundry ventilation type: Windows
Gas supply for laundry equipment present: Yes

Interior, Doors and Windows
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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: Required repair, replacement and/or evaluation (see comments below)
Exterior door material: Metal
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Type(s) of windows: Vinyl, Wood, Double-hung
Condition of walls and ceilings: Required repairs, replacement and/or evaluation (see comments below)
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Required repairs, replacement and/or evaluation (see comments below)
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum, Wood or wood products, Laminate, Tile
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)

46) Safety, Repair/Maintain - Handrails at one or more flights of stairs were missing. This is a safety hazard. Recommend that a qualified person repair as necessary.
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47) Repair/Replace - One or more interior/exterior doors were difficult to open or close. Recommend that a qualified person repair as necessary.
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48) Repair/Replace - One or more walls and/or ceilings were damaged. Recommend that a qualified person repair as necessary.
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49) Repair/Maintain - The handles on one or more sliding glass doors were missing. Recommend that a qualified person repair as necessary.
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50) 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.
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51) - Repair/Replace-An extreme amount of interior damage is present (Walls,Ceilings,Floors). This is from past fire damage that took place along with a large amount of water damage as well. Walls and ceiling need to be gutted and new sheet rock is to be hung. Mold and fungal growth is present but will be gone once ceilings/walls are replaced.
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52) - Repair/Replace-A window was cracked and needs to be replaced. Recommend qualified contractor to repair as necessary.
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53) - The remaining pictures below were taken during the duration of the home inspection. We take lots of pictures during the inspection so you can see exactly what we were looking at!


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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.