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Island Smart Home Inspection Inc.


Inspector's email: IslandSmartHome@aol.com
Inspector's phone: (516) 242-2273
13 Needle Lane  
Levittown NY. 11765
Inspector: Thomas Di Iorio
Licensed in New York State. Inspecting all of Long Island, Queens, Nassau, and Suffolk Counties.

 

Property Inspection Report
Single family wood framed structure

Client(s):  Rich Hoffman
Property address:  10 Orleans Court
Commack NY. 11725
Inspection date:  Friday, January 16, 2015

This report published on Saturday, January 17, 2015 2:21:11 PM EST

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.

IF YOU HAVE ANY QUESTIONS OR CONCERNS REGARDING THIS REPORT, PLEASE CONTACT ISLAND SMART HOME INSPECTION AT ANY TIME.

PLEASE ACCESS ALL INFORMATIONAL WWW. SITES IN THIS REPORT. I FEEL THE INFORMATION WILL BE USEFUL TO YOU IN UNDERSTANDING AND MAINTAINING YOUR NEW HOME.

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:
Concern typeSafetyPoses a safety hazard
Concern typeMajor DefectCorrection likely involves a significant expense
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMinor DefectCorrection likely involves only a minor expense
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeCommentFor your information
Concern typeDamageDamage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.)
Concern typeConducive conditionsConditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)

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
Garage
Kitchen 1
Interior, Doors and Windows
Bathrooms, Laundry and Sinks
Crawl Space
Basement
Electric
Plumbing / Fuel Systems
Heating System
Chimneys and Flues
Air Condition (HVAC)
Window A/C Units
Roof
Attic and Roof Structure
Wood Destroying Organism Findings


General Information
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Client::
Finish Time:: 3:30 pm
Time finished: 6:15 pm
Present during inspection: Client, Realtor
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Cold, 35deg
Inspection fee: 400.00
Payment method: Cash
Buildings inspected: One house
Number of residential units inspected: 1
Age of main building: House 1961, Extension 1985
Source for main building age: Municipal records or property listing
Front of building faces: Northwest
Main entrance faces: Northwest
Occupied: No, Furniture or stored items were present, EXCEPT FOR STORED ITEMS In basement & in LIVINGROOM 
MAJOR CONCERNS: Brick veneer damaged, Foundation cracks, Oil burner & Chimney in need of major repair, Basement window rotted, Electric panel 150amp underpowered for house needs,( A/C, cooktop, oven, dryer, electric heat added in addition to normal house needs outlets lighting etc.), Driveway, Tree damaging front sidewalks.
1) Garage door has no auto reverse sensor installed..this is a safety hazard recommend installing sensor.
At front brick veneer near garage door exposed electrical wire MISSING WEATHER CAP. Recommend Repair as needed.
2) Exterior electrical outlets are not GFCI. Recommend all EXTERIOR outlets be replaced with proper exterior outlets with weather proof covers.
Photo
Photo 2-1
 

3) Conducive conditions Front basement window (with A/C unit installed) frame is rotted and requires total replacement of window frame. Also additional investigation should be made to the surrounding wall areas for any further water damage.
4) Conducive conditions Plastic Gutters cracked and leaking .
Leaders should be extended to drain rainwater a minimum of 24" from foundation wall. To prevent water intrusion into basement & crawl space below rear extensions.

Plastic Roof power vent cracked & damaged requiring replacement. This condition will lead to water intrusion and water damage to roof and interior ceiling material..
Photo
Photo 4-1
Extensions needed
 

5) Conducive conditions Two (2) crawl space access doors are damaged and inoperable . Recommend replacement of both doors with operating latches & pull handles.
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Photo 5-1
Access hatch #1
Photo
Photo 5-2
Access hatch #2

6) Conducive conditions Rear bedroom window has NO storm window installed. Recommend installing storm & screen unit.
Photo
Photo 6-1
NO STORM WINDOW ON WOOD WINDOW
 

7) Based on non-standard construction observed, additions to this property may have been made without the owner having attained permits or inspections from the municipality. Work may have been performed by someone other than a qualified contractor or person. Consult with the property owner about this, and if necessary research permits.

At worst case, if substantial work was performed without permits, this knowledge must be disclosed when the building is sold in the future. This can adversely affect future sales. Also, the local municipality could require costly alterations to bring the building into legal compliance or even require that the additions or modifications be removed.
8) Hose bib damaged / disconnected. Copper supply pipe broken off in garage. Recommend repair and replacing with hydrant type hose bib.
9)   All single glazed wood windows require scraping sanding, recalking, primer & paint. budget for replacement of all single glazed windows.
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.
Site profile: Minor slope
Condition of driveway: Near, at or beyond service life, Concrete cracked raised and tripping hazard
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Required repairs, replacement and/or evaluation (see comments below)
Sidewalk material: Poured in place concrete
Condition of decks, porches and/or balconies: Appeared serviceable
Deck, porch and/or balcony material: Masonry
10) Cracks, holes, settlement, heaving and/or deterioration resulting in trip hazards were found in the driveway, For safety reasons, recommend that a qualified contractor repair as necessary.
Photo
Photo 10-1
Driveway damage
 

11) Cracks, holes, settlement, heaving and/or deterioration resulting in trip hazards were found in the sidewalks or patios. For safety reasons, recommend that a qualified contractor repair as necessary to eliminate trip hazards.
Photo
Photo 11-1
Tree and Sidewalk damage
 

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.
Condition of wall exterior covering: Required repairs, replacement and/or evaluation (see comments below), Cracks to 1/4" were present at sunroom extension block foundation wall.
Apparent wall structure: Wood frame
Wall covering: Striated Wood shingles, Cement fiber, Brick veneer
Apparent foundation type: Crawl space, Finished basement
Foundation/stem wall material: Poured in place concrete, Concrete block
Footing material (under foundation stem wall): Not determined (inaccessible or obscured)
12) Conducive conditions Major cracks or areas with damage were found in the masonry (brick or stone) veneer. This may indicate that settlement has occurred and/or that the foundation has failed. At a minimum, a qualified contractor should repair the damaged masonry veneer to prevent water from entering wall cavities and causing mold, fungal rot or structural damage. Consult with a qualified engineer to determine if foundation repairs are needed, and/or if settlement is ongoing. Any such repairs should be made by a qualified contractor. Such contractors and engineers may include:
Photo
Photo 12-1
Foundation crack#1
Photo
Photo 12-2
Foundation crack #2

13) Conducive conditions At front brick veneer Flashing at one or more locations was damaged, deteriorated and/or substandard. Leaks can occur as a result. Recommend that a qualified person repair, replace or install flashing as necessary, and per standard building practices.
Photo
Photo 13-1
Electric wiring exposer at Front veneer
Photo
Photo 13-2
Typical brick veneer damage across entire front of house.

14) Conducive conditions At front brick veneer One or more areas where wood siding or trim was installed above stone or masonry had damaged flashing below the wood. Flashing should be installed between masonry or stone and wood trim or siding above to keep water from accumulating at that gap. Without the flashing, the wood trim or siding is prone to fungal rot and deterioration. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor install flashing where missing and per standard building practices. Note that when trim or siding is removed to install flashing, damaged wood may be found and additional repairs may be needed.
15) Conducive conditions At sunroom extension Moderate cracks (1/8 inch - 3/4 inch) and/or leaning were found in the foundation. This may be a structural concern or an indication that settlement is ongoing. The client should consider hiring qualified contractors and/or engineers as necessary for further evaluation. Such contractors may include:At a minimum, recommend sealing cracks to prevent water infiltration. Numerous products exist to seal such cracks including hydraulic cement, resilient caulks and epoxy sealants.
16) One or more holes or gaps were found in the foundation. Vermin may enter the building substructure as a result. Recommend that a qualified person repair as necessary.
Garage
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Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Attached, Garage
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: Required repair or evaluation (see comments below). 
17) No photoelectric sensors were installed for one or more garage vehicle doors' automatic opener. These have been required on all automatic door openers since 1993 and improve safety by triggering the door's auto-reverse feature without need for the door to come in contact with the object, person or animal that is preventing the door from closing. Recommend that a qualified contractor install photoelectric sensors where missing for improved safety. For more information on garage door safety issues, visit:
http://www.reporthost.com/?GDPES
18) One or more extension springs supporting garage vehicle doors had no safety containment cables installed. These cables prevent injury to people located nearby when springs eventually break. This is a potential safety hazard. Recommend that a qualified contractor install cables where missing per standard building practices. For more information, visit:
http://www.reporthost.com/?GDSC
19) GARAGE FIRE RATED DRYWALL SHOULD BE A MINIMUM OF 5/8" THICK & HAVE A MINIMUM OF ONE (1) COAT OF SPACKLE. ALL FOUR (4) WALLS & CEILING SHOULD BE COVERED.
Kitchen 1
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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 cabinets: Required repair, replacement and/or evaluation (see comments below)
Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of dishwasher: Required repair, replacement and/or evaluation (see comments below)
Condition of range, cooktop or oven: Appeared serviceable
Range, cooktop or oven type: Electric
Condition of refrigerator: Required repair, replacement and/or evaluation (see comments below)
Condition of built-in microwave oven: Required repair, replacement and/or evaluation (see comments below)
20) Conducive conditions Kitchen electrical Outlets not GFCI protected, one other has no power.

No sash lock on kitchen window.

ALL appliances are old and will BYOND there expected lifespan. For safety and efficiency reasons , BUDGET FOR replacement of all kitchen appliances.

Kitchen cabinets missing & damaged hardware and shelving.
COMMERCIAL dropped grid type ceiling material, these are conducive to attracting rodents & insects. Recommend removing.
Photo
Photo 20-1
Water damage
Photo
Photo 20-2
Sash lock missing
Photo
Photo 20-3
Grid ceiling
Photo
Photo 20-4
Damaged cabinet
Photo
Photo 20-5
Damaged cabinet
 

21) Cabinet hardware such as hinges, latches, closers, magnets or pulls were loose, missing or damaged at one or more cabinet drawers, doors or turntables. Recommend that a qualified person repair as necessary.
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: Appeared serviceable
Condition of interior doors: Appeared to be serviceable .
Type(s) of windows: Vinyl, Wood, Multi-pane, Single-pane, Double-hung, Casement
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall, Wallpaper
Ceiling type or covering: Drywall, Tiles
Condition of flooring: Appeared serviceable
Flooring type or covering: Vinyl, linoleum or marmoleum, Wood or wood products, Concrete
22) Conducive conditions At SUNROOM FLOOR Vinyl, linoleum or marmoleum flooring in one or more areas was damaged, deteriorated and/or loose. If in a wet area, water can damage the sub-floor as a result. Recommend that a qualified contractor replace or repair flooring as necessary.

Photo
Photo 22-1
Sunroom past water damaged floor
Photo
Photo 22-2
Unprofessional ceiling patch in two locations.

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: Full bath, Master bath, first floor
Location #B: Full bath, first floor
Location #C: Full bath, basement
Condition of counters: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of cabinets: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of flooring: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Condition of sinks and related plumbing: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Bathroom ventilation type: Central exhaust fan
240 volt receptacle for laundry equipment present: Yes
23) The clothes dryer was equipped with a vinyl or mylar, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. They can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow and cause overheating. Recommend that such ducts be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. For more information, visit:
http://www.reporthost.com/?DRYER
Photo
Photo 23-1
Dryer flex duct exhaustion into crawl space.
 

24) Conducive conditions The clothes dryer exhaust duct terminated in the crawl space. Clothes dryers produce large amounts of moisture which should not enter structure interiors. Moisture may accumulate and result in mold, bacteria or fungal growth. Recommend that a qualified person install, repair or replace the duct as necessary so it terminates outdoors, and per standard building practices. For more information, visit:
http://www.reporthost.com/?DRYER
25) Conducive conditions Water damage was found in shelving or cabinet components below one or more sinks at location(s) #C. 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.
26) Conducive conditions Stains were found in the shelving or cabinets below the sink at location(s) #C. Plumbing leaks may have occurred in the past. Consult with the property owner about this, and if necessary that a qualified person evaluate and repair.
27) Conducive conditions The bathroom with a shower or bathtub at location(s) #B didn't have an exhaust fan installed. Moisture can accumulate and result in mold, bacteria or fungal growth. Even if the bathroom has a window that opens, it may not provide adequate ventilation, especially during cold weather when windows are closed or when wind blows air into the bathroom. Recommend that a qualified contractor install exhaust fans per standard building practices where missing in bathrooms with showers or bathtubs.
28) The bathtub at location(s) #B was worn, blemished or deteriorated.
Crawl Space
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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 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, Sunroom crawl space not inspected, hatch damaged.
Condition of floor substructure above crawl space: Appeared serviceable
Floor structure: Solid wood joists
Condition of insulation underneath floor above: Required repairs, replacement and/or evaluation (see comments below)
Insulation material underneath floor above: Fiberglass roll or batt
Condition of crawl space ventilation: Required repairs, replacement and/or evaluation (see comments below)
Ventilation type: without vents
29) two (2) crawl space access hatches or doors were damaged/broken. no or broken hinges and missing pulls.
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: NO EXTERIOR ENTRANCE
Condition of floor substructure above crawl space: Appeared serviceable
Pier or support post material: Steel
Beam material: Steel
Floor structure: Solid wood joists
Condition of insulation underneath floor above: Not applicable, none installed
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: Required repair, replacement and/or evaluation (see comments below)
Primary service type: Overhead
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 150
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded copper
Main disconnect rating (amps): 125
System ground: Ground rod(s) Connected to water main, Copper
Condition of main service panel: Appeared serviceable, Near, at or beyond service life
Condition of sub-panel(s): Not determined (inaccessible or obscured, or panels not opened), None visable
Location of main disconnect: Breaker at top of main service panel
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Non-metallic sheathed, Aluminum multi-strand
Carbon monoxide alarms installed: No, recommend install
30) Modifications were made to panel(s) #A or to equipment inside. Electric panels and equipment inside are Underwriter Laboratory rated devices, and modifications to them are not allowed. Recommend that a qualified electrician evaluate and replace components or make repairs as necessary.
Photo
Photo 30-1
Undersized panel & unprofessional electrical workmanship.
 

31) At front bedroom closet connected to A/C unit.Substandard wiring was found at the building exterior, attic and/or basement. For example, extension or lamp cord used as permanent wiring. This is a safety hazard. Recommend that a qualified electrician evaluate and repair as necessary and per standard building practices.
32) One or more electric receptacles (outlets) appeared to have no power. Recommend asking the property owner about this. Switches may need to be operated to make some receptacles energized. If necessary, recommend that a qualified electrician evaluate and repair.
in KITCHEN area.
33) One or more electric receptacles (outlets) at the kitchen, bathroom(s), laundry sink, garage and/or exterior 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:For more information, visit:
http://www.reporthost.com/?GFCI
34) No arc fault circuit interrupter (AFCI) breakers were installed for bedroom circuits. These are relatively new devices, and reduce the risk of fire by protecting against overheated or arcing receptacles (outlets) or light fixtures. Consult with a qualified electrician about upgrading circuits to AFCI protection per standard building practices. For more information, visit:
http://www.reporthost.com/?AFCI
35) One or more electric receptacles (outlets) were incorrectly wired with an open neutral. Recommend that a qualified electrician repair as necessary.
36) One or more cover plates and/or conduits or conduit fittings installed outside were substandard and/or missing components. This is a potential shock and/or fire hazard. Recommend that a qualified electrician repair as necessary.
37) The legend for circuit breakers or fuses in panel(s) #A was missing, incomplete, illegible or confusing. This is a potential shock or fire hazard in the event of an emergency when power needs to be turned off. Recommend correcting the legend so it's accurate, complete and legible. Evaluation by a qualified electrician may be necessary.
38) One or more bushings were missing from where wires enter holes in panel(s) #A. This is a potential safety hazard because the wiring insulation can be cut or abraded on the metal edge of the hole(s). Recommend that a qualified electrician install bushings where missing.
Photo
Photo 38-1
SHOCK & FIRE HAZARD, Undersized insulator installation.
 

39) 2-slot receptacles (outlets) rather than 3-slot, grounded receptacles were installed in one or more areas. These do not have an equipment ground and are considered unsafe by today's standards. Appliances that require a ground should not be used with 2-slot receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. The client should be aware of this limitation when planning use for various rooms, such as an office. Upgrading to grounded receptacles typically requires installing new wiring from the main service panel or sub-panel to the receptacle(s), in addition to replacing the receptacle(s). Consult with a qualified electrician about upgrading to 3-wire, grounded circuits.
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 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: Cast iron
Vent pipe condition: Appeared serviceable
Vent pipe material: Cast iron
Sump pump installed: No
Sewage ejector pump installed: No
Condition of fuel system: Appeared serviceable
Visible fuel storage systems: oil tank, in basement
Location of main fuel shut-off valve: By furnace
Heating System
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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: Near, at or beyond service life
Type: Integral with heating system, tankless
Energy source: Oil
Location of water heater: Basement
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 159deg
40) The inspector was unable to determine the age of the Oil burner due to the manufacturer's label being obscured, no serial number being visible, or the serial number not clearly indicating the age. The client should be aware that this oil burner may be near, at or beyond its useful life and may need replacing at any time. Recommend attempting to determine the water heater's age.

If found to be near, at or beyond its useful lifespan, 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 heating systen does fail. 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 40-1
Chimney & flew damage
Photo
Photo 40-2
Damper taped & not operating
Photo
Photo 40-3
Burner requires intensive evaluation &/or replacement by qualified burner repair company.
 

41) Conducive conditions Water stains were found below or near the boiler. This may be a sign that the water heater is failing, or be a sign of a past leak. Consult with the property owner about this and review any disclosure statements. Depending on what information is available about the stains, a qualified plumber should evaluate and make repairs or replace the boiler as necessary.
Photo
Photo 41-1
Burner water & fuel leaks
 

42) Significant corrosion or rust was found at the supply pipes or fittings and/or shut-off valve. This can indicate past leaks, or that leaks are likely to occur in the future. Recommend that a qualified plumber evaluate and replace components or make repairs as necessary.
Photo
Photo 42-1
Leaking & rusted heat exchanger.
 

43) Significant corrosion or rust was found on the water heater tank casing. This is an indication that the water heater is near or at the end of its service life. At a minimum, monitor this water heater and budget for a replacement in the near future. Consider replacing the water heater now before any leaks occur. Significant flooding can occur if the water heater does fail.
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.
Chimney / flue: Climney liner deteriorated and damaged as evidenced by liner material visable on and near clean out port.
Galvanized metal flue connecting burner to chimney damaged and taped together. flue vent door not operating properly. Recommend replacing entire steel flue assembly.
RECOMMEND INSTALLING STAINLESS STEAL CHIMNEY LINER AND NEW FLUE PIPE.
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).
Condition of cooling system: Not determined
Cooling system and/or heat pump fuel type: Electric
Type: Split system
Condition of controls: Not determined (system inoperable)
44) 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.
45) 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.
Window A/C Units
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46) DamageConducive conditions Basement window air conditioner rusted, old & not plugged in. Evidence of water intrusion through old A/C unit. wood window frame rotted & prime window has been removed.
Recommend removing A/C unit & REPLACING wood frame & entire window unit.
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. 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 performed adequately or were leak-free.
Roof inspection method: Viewed from ground with binoculars
Condition of roof surface material: Appeared serviceable, Realtor stated roof is less than one year old.
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Required repair, replacement and/or evaluation (see comments below), Roof vent cracked & damaged. Recommend replacing power roof vent.
Condition of gutters, downspouts and extensions: Near, at or beyond service life, No rain in 2 weeks , water dripping from joints during inspection.
47) Stains were found at the front of one or more gutters and indicate that the gutters have overflowed. If they have overflowed, it's usually due to debris clogging gutters or downspouts. The inspector was unable to verify that the gutters and downspouts drained adequately due to lack of recent, significant rainfall. Monitor the roof drainage system in the future while it's raining to determine if problems exist. Then if necessary, recommend that a qualified person clean, repair or replace gutters, downspouts and/or extensions.
48) Conducive conditions Extensions such as splash blocks or drain pipes for one or more downspouts were missing. Water can accumulate around the building foundation or inside crawl spaces or basements as a result. Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure.
49) Conducive conditions Significant amounts of debris have 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.
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.
appears servicable:
Wood Destroying Organism Findings
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Limitations: This report only includes findings from accessible and visible areas on the day of the inspection. In addition to the inaccessible areas documented in this report, examples of other inaccessible areas include: sub areas less than 18 inches in height; attic areas less than 5 feet in height, areas blocked by ducts, pipes or insulation; areas where locks or permanently attached covers prevent access; areas where insulation would be damaged if traversed; areas obscured by vegetation. All inaccessible areas are subject to infestation or damage from wood-destroying organisms. The inspector does not move furnishings, stored items, debris, floor or wall coverings, insulation, or other materials as part of the inspection, nor perform destructive testing. Wood-destroying organisms may infest, re-infest or become active at any time. No warranty is provided as part of this inspection.
WDO: No visable evidence of wood destroying insects were found at time of inspection.
Thank you for allowing ISLAND SMART HOME INSPECTION to evaluate your prospective new home.
I If you have any questions or concerns about this report please contact me at any time.