| Property Inspection Report | |
| Client(s): | Mark Raecher/Ashley O'Brien |
| Property address: | 407 East Highland Ave Olean, NY 14760 |
| Inspection date: | 1/5/2012 |
This is a visual Home Inspection for the purpose of informing the client of apparent structural, and mechanical conditions in readily and easily accessible areas that existed at the date and time of the inspection only.
 | Safety | Poses a risk of injury or death |
 | Major Defect | Highly recommend immediate repair/replacement |
 | Repair/Replace | Recommend repairing or replacing |
 | Repair/Maintain | Recommend repair and/or maintenance |
 | Minor Defect | Correction likely involves only a minor expense |
 | Evaluate | Recommend evaluation by a specialist |
 | Monitor | Recommend monitoring in the future |
 | Comment | For 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| General Information | Return to table of contents |
Structures built prior to 1980 may contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection. The client should consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:
Some wall and floor surfaces were obscured by furniture and couldn't be fully evaluated.
The client should be aware that prior to 1976, factory built homes in America were built only according to voluntary standards. Because this building was built prior to 1976, it may be significantly substandard in safety, efficiency, quality, durability, etc. Factory built homes since 1976 have been required to comply with federal construction and safety standards (the HUD Code). This code is administered by the U.S. Department of Housing and Urban Development (HUD), and standardizes design, construction, energy efficiency, fire resistance, transportability, strength, and durability. It also mandates performance standards for the electrical, plumbing, air conditioning, thermal, and heating systems.
| Grounds | Return to table of contents |
Exterior stairs were deteriorated. A qualified person should evaluate and repair or replace as necessary. Front.
Handrails at one or more flights of stairs were . This is a safety hazard. Standard building practices require that handrails be:
Perimeter pavement sloped towards building in one or more areas. This can result in water accumulating around the building foundation. Recommend having a qualified contractor evaluate and make repairs as necessary so perimeter pavement slopes down and away from the structure.
Evidence of poor drainage was found in one or more sections of the driveway in the form of standing water. No drains were visible in these areas. A qualified person should evaluate and make repairs as necessary to prevent water from accumulating in the future. For example, installing drains and drain lines.
The driveway had significant cracks, settlement, heaving and/or deterioration in one or more areas. A qualified contractor should evaluate and repair or replace sections as necessary.
One or more deck, patio and/or porch covers were deteriorated. A qualified person should evaluate and repair or replace as necessary, and as per standard building practices.
One or more deck, patio and/or porch covers were . A qualified person should evaluate and repair or replace as necessary, and as per standard building practices. Recommend front porch roof replacement. Evidence of leaks broken, worn shingles.
The roof surface material to one or more sections of front porch covers was near, at or beyond the material's service life. A qualified person should evaluate and repair or replace roof surfaces as necessary.
Minor cracks, settlement, heaving and/or deterioration were found in the driveway. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
Some sections were obscured by vegetation and couldn't be fully evaluated.
fence sections were obscured by and couldn't be fully evaluated. No gate. Property fence
Some sections were obscured by snow and couldn't be fully evaluated.
Minor cracks, settlement, heaving and/or deterioration were found in one or more sidewalk or patio sections. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
Some patios, porches were obscured by snow, carpeting and couldn't be fully evaluated. Front porch, and rear steps carpeted.
All areas of the substructure were inaccessible due to lack of access from permanently installed skirting. These areas couldn't be evaluated and are excluded from the inspection.
Some exterior stairs were obscured by snow, carpeting and couldn't be fully evaluated. Front stairs obscured by snow.| Exterior / Foundation | Return to table of contents |
sections of siding and/or trim were missing, substandard. A qualified person should evaluate and repair, replace or install siding or trim as necessary. Missing corner pieces on SE side of house.
Substandard construction was found in areas of the floor substructure. For example, over spanned joists, substandard support post footings. A qualified contractor should evaluate and repair as necessary, and as per standard building practices.
Caulk was deteriorated in areas. For example, . A qualified person should repair or replace as necessary. For more information, visit:
One or more minor cracks (1/8 inch or less) were found in the foundation. These don't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitoring them in the future. Numerous products exist to seal such cracks including hydraulic cement, resilient caulks and epoxy sealants.
Some sections of the floor substructure were not fully evaluated due lack of access from ducts or pipes.
| Crawl space | Return to table of contents |
No vapor barrier is installed. This is a conducive condition for wood destroying insects and organisms due to the likelihood of water evaporating into the structure from the soil. A qualified contractor should install a vapor barrier. Standard building practices require the following:
Insulation under the floor in the crawlspace is damaged, deteriorated, or has fallen down. A qualified contractor should make repairs as necessary to restore the insulation to its original rating.
Water supply pipes are uninsulated. Recommend insulating pipes as necessary for better energy efficiency and to prevent water pipes from freezing.
Some crawl space areas were inaccessible due to low height (less than 18 inches), ductwork or pipes blocking, standing water, and/or stored items. These areas are excluded from this inspection.
| Basement | Return to table of contents |
One or more open ground, three-pronged electric receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary. For example, replacing receptacles or correcting wiring circuits.
Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.
One or more floor joists are undersized for their span. Sagging and/or bouncing floors may result. In extreme circumstances, floors may collapse. A qualified contractor should evaluate and make repairs as necessary.
Standing water and/or wet areas were found in one or more sections of the basement. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the basement. A qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in the basement include:| Roof / Attic | Return to table of contents |
Ventilation was substandard in the attic. This may result in high attic and roof surface temperatures, reduce the life of the roof covering materials and increase cooling costs. High levels of moisture are also likely, and can be a conducive condition for wood destroying organisms. Standard building practices require one square foot of vent area for 150 to 200 square feet of attic space. Vents should be evenly distributed between soffits, ridges and at corners to promote air circulation. A qualified contractor should evaluate and install vents as per standard building practices.
Paper facing on batt insulation in the attic was exposed. The paper facing is flammable, and poses a safety hazard due to the risk of fire. Also, the paper facing typically acts as a vapor barrier, and if located away from the interior surfaces, can trap moisture from condensation in the cavity between the paper facing and the interior spaces. This is a conducive condition for wood destroying insects. The inspector was unable to evaluate the structure obscured by the insulation. A qualified person should reinstall or replace the insulation as per standard building practices and as per the manufacturer's instructions.
Some roof surfaces were obscured by snow and couldn't be fully evaluated.
| Garage / Carport | Return to table of contents |
Some wall, ceiling areas were obscured by stored items and couldn't be evaluated. These areas are excluded from the inspection.
| Electric | Return to table of contents |
The service entrance wire insulation was frayed and/or deteriorated in one or more areas. A qualified electrician should evaluate and make repairs or replace wires as necessary.
One or more ground fault circuit interrupter (GFCI) type receptacles were found to have an open ground. GFCI protection will still work with an open ground, but ideally repairs should be made as necessary so grounding is correct with these receptacles. A qualified electrician should evaluate and make repairs as necessary.
One or more electric receptacles at the had no visible 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, repair as necessary. For more information, visit:
One or more electric receptacles at the kitchen, bathroom(s) had no visible ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. Recommend having a qualified electrician evaluate to determine if GFCI protection exists, and if not, repair as necessary. For more information, visit:
The only receptacles available for use in one or more bathrooms appeared to be those integrated in light fixtures, with no visible ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and install GFCI protected receptacles as per standard building practices if none as necessary and as per standard building practices.
Panel # used older style, screw-in fuses. This type of fuse allows anyone to install incorrectly rated fuses, possibly resulting in damage to wiring. Based on the age and/or appearance of the panel(s) using fuses, and/or deterioration of the panels or components inside, recommend having a qualified electrician replace this panel with a modern panel and circuit breakers. If the panel isn't replaced, then a qualified electrician should evaluate and make repairs as necessary.
Few electric receptacles and two-pronged receptacles rather than three-pronged, grounded receptacles were installed in one or more areas. This can result in "octopus" wiring with extension cords. Two-prong receptacles are considered unsafe by today's standards, and limit the ability to use appliances that require a ground in these rooms. This is a safety hazard for both fire and shock. Examples of appliances that require grounded receptacles include:
One or more electric receptacles were incorrectly wired with "false grounds" where the receptacle's ground screw is connected to the neutral or white wire in the circuit. In such cases the receptacle may appear to be grounded, but actually isn't. This poses a safety hazard for shock, and may damage equipment plugged into the receptacle. A qualified electrician should evaluate and repair as necessary. For more information, visit:
One or more open ground, three-pronged electric receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary. For example, replacing receptacles or correcting wiring circuits.
The legend for overcurrent protection devices (breakers or fuses) in panel # was . Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.
Branch circuit wiring installed in buildings built prior to the mid 1980s is typically rated for a maximum temperature of only 60 degrees Centigrade. This includes non-metallic sheathed (Romex) wiring, and both BX and AC metal clad flexible wiring. Knob and tube wiring, typically installed in homes built prior to 1950 may be rated for even lower maximum temperatures. Newer electric fixtures including lighting and fans typically require wiring rated for 90 degrees Centigrade. Connecting older, 60 degree-rated wiring to such newer fixtures is a potential safety hazard due to the risk of fire. Repairs for such conditions often involve replacing the last few feet of wiring to newer fixtures with new 90 degree-rated wire. This often requires installing a junction box to join the old and new wiring.
Recommend additional Smoke/CO2 detectors.
| Heating and cooling | Return to table of contents |
The last service date of this system appears to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. For more information visit:
What appears to be environmentally hazardous material is visible on some ductwork. However, it appears to be intact and not significantly deteriorated. The client may wish to have this material tested at a qualified lab. For information on asbestos hazards in the home, visit:
No shut-off valve was visible for the oil supply lines. Recommend having a qualified heating contractor evaluate and install one if none is found.
| Plumbing and laundry | Return to table of contents |
No ground fault circuit interrupter (GFCI) protection device is visible for the sump pump electric supply. A qualified electrician should determine if a GFCI protection device (receptacle or circuit breaker) exists for the sump pump and install one if missing to reduce the danger of electric shock.
Some, most, or all of the water supply pipes in this structure are made of galvanized steel. Based on the age of this structure, corrosion, leaks, and/or the results of a "functional flow test" performed during the inspection, some or all of these pipes appear to have exceeded their estimated useful life of 40 to 60 years. During a functional flow test, multiple fixtures are run simultaneously to determine if the flow is adequate. For example, if the shower flow decreases substantially when the toilet is flushed. Internal corrosion and rust can reduce the inside diameter of these pipes over time, resulting in reduced flow and leaks. A qualified plumber should evaluate and replace supply pipes and fittings as necessary.
The clothes dryer is equipped with a vinyl or foil, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow. This duct should be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. Most clothes dryer manufacturers specify the use of a rigid or corrugated semi-rigid metal duct. For more information, visit:
Stains were found in one or more sections of drain and/or waste pipes. Recommend monitoring these areas in the future, and if leaks are found, have a qualified plumber evaluate and repair as necessary. Alternatively, the client(s) may wish to have a qualified plumber evaluate now and repair if necessary.
A sump pump is installed on the premises. Recommend asking the property owners how often the sump pump operates and for how long at different times of the year. Also, the clients should be aware that the service life of most sump pumps is between five and seven years, and that the pump may need replacing soon depending on its age and how much it operates.
| Fireplaces, woodstoves and chimneys | Return to table of contents |
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.
| Kitchen | Return to table of contents |
One or more open ground, three-pronged electric receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary. For example, replacing receptacles or correcting wiring circuits.
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.
No range hood is installed over the range or cook top. Ventilation and/or lighting may be inadequate and moisture may accumulate indoors. Recommend having a qualified contractor install a vented and lighted range hood, with the exhaust fan configured so as to vent outdoors.
The kickplate at the base of the dishwasher is missing, loose and/or damaged. Repairs should be made as necessary, or the kickplate should be replaced, and by a qualified contractor if necessary.
| Bathrooms | Return to table of contents |
One or more open ground, three-pronged electric receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary. For example, replacing receptacles or correcting wiring circuits.
One or more faucets leak or drip when turned off. A qualified plumber should evaluate and repair as necessary.
One or more sinks is loose, or not securely attached to the wall behind it. A qualified contractor should evaluate and repair as necessary.
Caulk is missing and/or deteriorated at one or more bathtubs. For example, where the tub base meets the floor below, where the tub surround meets the tub, and/or around the base of the tub spout. Caulk should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to wall and floor structures.
| Attic | Return to table of contents |
Paper facing on batt insulation is oriented towards open spaces, rather than against interior space surfaces. This occurs when newer, fiberglass batt insulation with paper facing on one side is installed backwards or upside down, or when older batt insulation wrapped on both sides with paper is installed. The paper facing is flammable. Newer insulation usually has a warning label indicating this on the facing.
Some attic areas were inaccessible due to lack of permanently installed walkways, the possibility of damage to insulation, low height and/or stored items. These areas are excluded from this inspection.
