Website: http://www.brauninspection.com
Email: keith@brauninspection.com
Phone: (716) 289-1858
229 Irving Terrace 
Buffalo, NY 14223
Inspector: Keith Braun
N.Y.State License # 16000015140

Summary Page

Home Inspection Report
Client(s): John & Jane Doe
Property address: Buffalo, NY 14223
Inspection date: Tuesday, June 26, 2007

This summary page published on 11/14/2007 11:06:37 AM EST

Return to report

Concerns are shown and sorted according to these types:
SafetyPoses a risk of injury or death 
Major defectCorrection likely involves a significant expense 
Repair/ReplaceRecommend repairing or replacing 
Repair/MaintainRecommend repair and/or maintenance 
Minor defectCorrection likely involves only a minor expense 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
ServiceableItem or component is in servicable condition 

1) General information: - This property has one or more fuel burning appliances, and no carbon monoxide alarms are visible. This is a safety hazard. Recommend installing one or more carbon monoxide alarms as necessary and as per the manufacturer's instructions. For more information, visit http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html

2) Exterior: - One or more outdoor electric receptacles appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all outdoor receptacles have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed. See also http://www.easy2diy.com/

3) Exterior: - Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.

4) Exterior: - Trees and/or shrubs are in contact with or are close to the roof edge in one or more areas. Damage to the roof may result, especially during high winds. Vegetation can also act as a conduit for wood destroying insects. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.

5) Exterior: - Shrubbery is blocking the furnace intake/ exhaust. Recommend pruning the shrubs back so as to not interfere with the proper functioning of the furnace. A blockage may cause a high pressure fault, causing the furnace to shut down.

7) Roof: - One or more composition shingles are damaged, deteriorated and/or missing, and should be replaced. Leaks may occur as a result. A qualified roofing contractor should evaluate and make repairs as necessary.

8) Roof: - Debris such as leaves, needles, seeds, etc. have accumulated on the roof. This is a conducive condition for wood destroying insects and organisms since water may not flow easily off the roof, and may enter gaps in the roof surface. Leaks may occur as a result. Debris should be cleaned from the roof now and as necessary in the future.

9) Roof: - Moss is growing on the roof. As a result, shingles may lift or be damaged. Leaks may result and/or the roof surface may fail prematurely. This is a conducive condition for wood destroying insects and organisms. Efforts should be taken to kill the moss during its growing season (wet months). Typically zinc-based chemicals are used for this, and must be applied periodically. For information on various moss treatment products and their pros and cons, visit http://bryophytes.science.oregonstate.edu/page24.htm
http://z-stop.com

10) Garage: - The automatic door closing device (sprung hinges, etc.) on the garage-house door needs adjustment, repair or replacing. The door doesn't close and latch easily and/or completely via the force of the automatic closing device. This door is intended to prevent vehicle fumes from entering living spaces and to slow the spread of fire from the garage to living spaces. A qualified contractor should evaluate and make repairs as necessary.

11) Garage: - Weatherstrip around or at the bottom of the garage-house door is missing. It should be installed where missing and as necessary to prevent vehicle fumes from entering living spaces.

12) Attic: - Extension cords are being used as permanent wiring in one or more areas. They should only be used for portable equipment on a temporary basis. Using extension cords as permanent wiring poses a fire and shock hazard. Extension cords may be undersized. Connections may not be secure, resulting in power fluctuations, damage to equipment, and sparks that could start a fire. Extension cords should be removed as necessary, or a qualified electrician should evaluate and make repairs as necessary. For example, install additional circuits and/or electric receptacles.

13) Attic: - One or more exhaust fans have no duct and terminate in the attic. This is a conducive condition for wood destroying insects and organisms due to increased moisture levels in the attic from the exhaust air. A qualified contractor should install ducts and vent caps as necessary and as per standard building practices so exhaust air is vented outside. Better building practices call for R8 rated insulation on these ducts.

14) Attic: - One or more attic vents are blocked by insulation and/or debris. This can reduce air flow through the attic, reduce the life of the roof surface because of high temperatures, and/or increase moisture levels in the attic. Repairs should be made as necessary, such as moving insulation or debris, so vents are unobstructed.

15) Electric service: - This property has one or more Federal Pacific Electric brand main service or sub panels that use "Stab-Lok" circuit breakers. Both double and single pole versions of these circuit breakers are known to fail by not tripping when they are supposed to. This is a potential but serious fire hazard. Recommend having a qualified electrician replace any and all Federal Pacific panels. For more information, visit: http://www.inspect-ny.com/fpe/fpepanel.htm

If the Federal Pacific panel(s) are not replaced, then a qualified electrician should thoroughly evaluate the panel(s) and make repairs as necessary. Recommend installing smoke detectors above Federal Pacific panels.

16) Water heater: - The hot water temperature is greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. For more information on scalding dangers, visit http://www.tap-water-burn.com/

18) Heating and cooling: - The outside condensing unit is not level. Damage may occur if it is more than ten degrees off from level. A qualified contractor should evaluate and make repairs as necessary, such as replacing the pad that the condensing unit is installed on.

19) Heating and cooling: - Air handler filter(s) are dirty and should be washed now. They should be checked monthly in the future and washed as necessary.

24) Fireplaces, woodstoves and chimneys: - The masonry chimney's mortar is deteriorated and should be repaired to prevent further, significant deterioration. Recommend having a qualified chimney service contractor or mason evaluate chimney and repair as necessary. This will likely require repointing the mortar.

25) Basement: - One electric receptacle has burn or scorch marks on it. Receptacle and/or wiring to it may be damaged. A qualified electrician should evaluate and make repairs as necessary, such as replacing damaged receptacle and/or wiring.

26) Basement: - Flexible lamp or appliance cord is being used for permanent wiring in one or more areas. This wiring is not intended to be used as permanent wiring, and poses a safety hazard of shock and fire. A qualified electrician should evaluate and make repairs as necessary.

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

28) Kitchen: - One faucet leaks by the handle when turned on. A qualified plumber should evaluate and repair as necessary.

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

30) Bathrooms: - Caulk is missing or deteriorated above the bathtub, where the tub surround meets the tub. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the wall structure.

31) Interior rooms: - An insufficient number of smoke alarms are installed. Additional smoke alarms should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html