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NJ Home Inspector LLC

Website: http://www.njhomeinspectorllc.com
Email: patrickytan@njhomeinspectorllc.com
Inspector's email: yongchiew_tan@hotmail.com
Phone: (732) 325-7627
FAX: (732) 667-3722
220 Maple Ave 
S Bound Brook 
NJ 08880
Inspector: Patrick Tan
NJHI#24GI00103200
Radon Lic. # MET12613
Termite Lic. # 54292B

 

Summary

Client(s):  Mr. XYZ (Sample)
Property address:  123, ABC Street
Town, NJ 012345
Inspection date:  Sunday, September 18, 2011

This report published on Friday, July 25, 2014 11:14:00 AM EDT

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.

Concerns are shown and sorted according to these types:
Concern typeSafetyPoses a risk of injury or death
Concern typeMajor defectCorrection likely involves a significant expense
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMinor defectCorrection only involves a minor expense
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeCommentFor your information
Concern typeInfestationEvidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.)
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.)


General Information
1 - 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:
http://www.epa.gov
http://www.cpsc.gov
http://www.cdc.gov
2 - Many wall and floor surfaces were obscured by furniture, stored items and couldn't be fully evaluated.
Grounds
3 - One or more large trees on the property may be likely to fall on the building, and are a potential safety hazard. Recommend consulting with a qualified arborist to determine if tree(s) need to be removed and/or pruned.
4 - Exterior stairs were deteriorated. A qualified person should evaluate and repair or replace as necessary.
5 Conducive conditions - Vegetation such as trees, shrubs and/or vines was in contact with or less than one foot from the building 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 building exterior.
6 Conducive conditions - Trees were in contact with or were close to the building in one or more areas. Damage 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.
7 Conducive conditions - Firewood was stored so that it was either in contact with the building or very close to it. This is a conducive condition for wood destroying insects. Recommend storing firewood outdoors in an open area, as far away from the building as practical, to keep away insects. For more information visit:
http://www.google.com/search?q=firewood+insects
8 - 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.
Exterior / Foundation
9 - Based on the age of this structure, some of the exterior siding material may contain asbestos. The client should be aware of this when considering repairs to or replacement of this siding, and consult with qualified testing labs and/or abatement contractors as necessary. For more information on asbestos in the home, visit:
http://www.cpsc.gov/cpscpub/pubs/453.html
10 Conducive conditions - Evidence of prior water intrusion was found in one or more sections of the basement. For example, water stains at support post bases, efflorescence on the foundation etc. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the basement. The client should review any disclosure statements available and ask the property owner about past accumulation of water in the basement. The basement should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, a qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in basements include:

Ideally, water should not enter basements, but if water must be controlled after it enters the basement, then typical repairs include installing a sump pump.
11 - Some sections of siding and/or trim were loose, warped and algaed. A qualified person should evaluate and repair, replace or install siding, trim or wash as necessary.
12 - Some concrete slab floor sections were obscured by furniture, stored items, flooring and couldn't be fully evaluated.
Basement
13 - Guardrails are loose and/or wobbly in one or more areas. This is a safety hazard. A qualified contractor should evaluate and make repairs as necessary, such as installing new fasteners or hardware, installing additional fasteners and/or installing additional railing components as necessary so they are securely attached.
14 - One or more open ground, three-pronged grounding type receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.

Grounding type receptacles were first required in residential structures during the 1960s. Based on the age of this structure and/or the absence of 2-pronged receptacles, repairs should be made by correcting wiring circuits as necessary so all receptacles are grounded as per standard building practices. Replacement of three-pronged receptacles with 2-pronged receptacles is not an acceptable solution.
15 - 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.
16 InfestationDamageConducive conditions - Evidences of past termite/wood destroying insects damaged to floor boards was observed near and above the washing machine. Recommend checking with the seller for any past termite/wood destroying insects treatments/or certifications/warranties etc.
Roof / Attic
17 Conducive conditions - Flashings at the base of one or more chimneys were missing. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary.
18 Conducive conditions - Extensions such as splash blocks or drain pipes for some downspouts were mis-aligned, damaged. Water may accumulate around the building foundation as a result. A qualified person should evaluate and repair, replace or install as necessary
19 Conducive conditions - Debris had accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the building exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.
20 Conducive conditions - Moss was 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://www.google.com/search?q=moss+on+roof
21 - Many attic and roof structure sections were not evaluated due to lack of access from the following conditions: hatch closed w/ permanent fasteners.
22 - The attic ventilation fan was not tested and is excluded from this inspection.
Garage / Carport
23 - Garage structures and roof damaged by fallen trees, and were covered with canvas sheets. Recommend a qualified contractor/person to evaluate the damages and/or contact your lawyer regarding replacement/ or repairs where necessary.
24 - One or more vehicle doors couldn't be fully evaluated due to lack of access from stored items blocking.
25 - Many wall, ceiling areas were obscured by stored items, debris and couldn't be evaluated. These areas are excluded from the inspection.
Electric
26 - The service mast was damaged and loose. A qualified electrician should evaluate and replace the mast or make repairs as necessary.
27 - One or more ground fault circuit interrupter (GFCI) electric receptacles wouldn't trip at the following "wet" locations: exterior. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary.
28 - One or more electric receptacles at the kitchen and Bathrooms 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:
http://www.mikeholt.com/documents/nec/pdf/GFCI_requirement_page2.pdf
29 - 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.

It is beyond the scope of this inspection to determine if such incompatible components are installed, or to determine the extent to which they're installed. Based on the age of this building, the client should be aware that this safety hazard may be present in this building. Recommend consulting with the property owner to determine if and when newer fixtures were installed, and/or to have a qualified electrician evaluate and repair as per standard building practices.
30 - All smoke detectors were not tested due to the following conditions: may be integrated with a security system.
Plumbing / Fuel Systems
31 - Based on gas detector readings, gas appeared to be leaking at one local shut-off valves. This is a safety hazard due to the risk of explosion. A qualified contractor and/or the gas utility company should evaluate and repair immediately. (Its was replaced by PSE & G, later during the Inspection.)
32 - Copper water supply pipes in buildings built prior to 1986 may be joined with solder that contains lead. Lead is a known health hazard, especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained about 50 percent lead. The client should be aware of this, especially if children will be living in this structure. Evaluating for the presence of lead in this structure is not included in this inspection. The client should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions such as these may be advised:

For more information visit:
http://www.cpsc.gov/CPSCPUB/PUBS/5056.html
http://www.epa.gov/safewater/lead/index.html
33 Conducive conditions - Stains were found in one or more sections of waste lines. This may indicate that past leaks have occurred. Recommend consulting with the property owner about this, and either monitoring these areas in the future for leaks or having a qualified plumber evaluate and repair as necessary.
34 Conducive conditions - Minor corrosion was found in some water supply valves, fittings. Leaks may occur as a result. A qualified plumber should evaluate and repair as necessary.
35 - Any possible evidence of abandoned underground oil tanks was not found/determined by the inspector during the inspection. The client should ask the seller to/or determine if underground oil tank(s) exist on this property, and if tank(s) have been removed or legally decommissioned.

If the tank(s) haven't been decommissioned or removed, then the client may be liable for decommission and/or cleanup of contaminated soil in the future. Recommend the following:
36 - A sump pump was installed in the basement. This may indicate that water accumulates inside or below the structure. Recommend asking the property owner how often the sump pump operates and for how long at different times of the year. Also, the client 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 often it operates.
Heating
37 - Significant amounts of debris, dirt and/or dust were visible in one or more sections of supply and/or return air ducts. This can be a health hazard, especially for those with allergies or respiratory problems. The Environmental Protection Association (EPA) recommends considering having ducts professionally cleaned when "ducts are clogged with excessive amounts of dust and debris and/or particles are actually released into the home from your supply registers". At a minimum, the visible debris should be thoroughly cleaned. Recommend having a qualified contractor clean the ducts. For more information on duct cleaning in relation to indoor air quality, visit:
http://www.epa.gov/iaq/pubs/airduct.html
38 - The last service date of this system appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client should ask the property owner 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 contractor should service this system and make repairs if necessary. This servicing should be performed annually in the future.
39 - One or more air filters were dirty. A qualified person should replace, wash filter(s) as necessary. Filters should be checked monthly and maintained as necessary in the future.
Cooling / Heat Pump
40 - The last service date of this system appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client should ask the property owner 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 contractor should service this system and make repairs if necessary. This servicing should be performed annually in the future.
Fireplaces / Stoves / Chimneys
41 - All solid fuel burning appliances (woodstoves and fireplaces, etc.) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary.
Kitchen
42 - The estimated useful life for most kitchen appliances is 10 to 15 years. One or more appliances (dishwasher, refrigerator, range, microwave, range hood) appeared to be near, at or beyond their service life. Recommend budgeting for replacements in the near future.
43 - The dishwasher drain line was not configured with a "high loop" or "air gap". A high loop is created by routing the drain line up to the bottom surface of the counter top above, and securely fastening it to that surface. It is meant to prevent water from siphoning out of the dishwasher, and to prevent water from the sink drain or food disposal from entering the dishwasher. Some dishwashers have a built-in high loop where one is not required to be configured in the drain line. The client should try to determine if a high loop is required for this brand and model of dishwasher (review installation instructions, etc.). If one is required, or it cannot be determined if one is not required, then a qualified contractor should install a high loop as per standard building practices.

Also, no "air gap" was installed. An air gap is another device meant to prevent water from the sink drain or food disposal from entering the dishwasher. They are required in some municipalities for new construction and when remodeling. The client should consult with a qualified contractor to determine if an air gap should be installed.
Bathrooms / Laundry / Sinks
44 - Counters showed moderate deterioration at location #C.
45 Conducive conditions - The bathrooms with showers didn't have an exhaust fan installed. Moisture accumulation will occur and may damage the structure. Even if the bathroom has a window that opens, it likely does not provide adequate ventilation, especially during cold weather when the window is closed. A qualified contractor should install exhaust fans as per standard building practices where missing in bathrooms with showers.
46 - The bathtub drain stopper mechanism at location #B was missing. A qualified person should repair or replace as necessary.
47 Conducive conditions - The caulk between the tub and the floor, walls at location #A, B, C was deteriorated. A qualified person should repair as necessary.
Interior Rooms / Areas
48 - One or more guardrails were wobbly. This is a safety hazard. Standard building practices require that they:

A qualified contractor should evaluate and repair, replace or install guardrails as necessary, and as per standard building practices.
49 - ceiling areas in this structure had possibly installed prior to 1980. This material may contain asbestos, which is a known carcinogen and poses a health hazard. Laws were passed in the United States in 1978 prohibiting use of asbestos in residential structures, but stocks of existing materials have been known to be used for some time thereafter. The client may wish to have this ceiling material tested by a qualified lab to determine if it does contain asbestos.

In most cases, when the material is intact and in good condition, keeping it encapsulated with paint and not disturbing it may reduce or effectively eliminate the health hazard. If the client wishes to remove the material, or plans to disturb it through remodeling, they should have it tested by a qualified lab and/or consult with a qualified industrial hygienist or asbestos abatement specialist. For more information, visit:
http://www.cpsc.gov/CPSCPUB/PUBS/453.html
50 - This structure was built prior to 1979 and may contain lead paint. Laws were enacted in 1978 in the US preventing the use of lead paint in residential structures. Lead is a known safety hazard, especially to children but also to adults. The paint found in and around this structure appeared to be intact and may be encapsulated by more recent layers of paint that are not lead-based. Regardless, recommend following precautions as described in the following links to Consumer Products Safety Commission website articles regarding possible lead paint:
http://www.cpsc.gov/CPSCPUB/PUBS/5054.html
http://www.cpsc.gov/CPSCPUB/PUBS/5055.html
51 - One or more exterior doors were difficult to open or close. A qualified person should evaluate and repair as necessary.
52 - Some windows were damaged. A qualified person should evaluate and repair or replace as necessary.
53 - Screens in some windows were missing or falling apart.
54 - Thresholds at one or more exterior doors are deteriorated. A qualified person should repair, replace or install as necessary.
55 - Glass in one or more storm doors was broken. A qualified contractor should replace glass where necessary.
56 - Some interior door hardware, including locksets, hinges were loose.Some Cabinets' folding doors were wobby. A qualified person should repair or replace as necessary.
57 - Wood flooring in some areas was significantly worn, deteriorated or damaged. A qualified contractor should refinish wood flooring as necessary.
58 - Minor paint damages and deterioration were found in ceilings in one or more areas. They do not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons.