This report published on Wednesday, May 20, 2020 1:44:16 PM 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.
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:
Safety
Poses a risk of injury or death
Major Defect
Correction likely involves a significant expense
Repair/Replace
Recommend repairing or replacing
Repair/Maintain
Recommend repair and/or maintenance
Minor Defect
Correction likely involves only a minor expense
Maintain
Recommend ongoing maintenance
Evaluate
Recommend evaluation by a specialist
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 https://www.reporthost.com/glossary.asp
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Hot
Ground condition: Dry
Recent weather: Dry (no rain)
Overnight temperature: Warm
Inspection fee: $825.00
Payment method: Invoiced
Type of building: Single family
Age of main building: 80 yrs (1939)
Source for main building age: Realtor
Front of building faces: South
Occupied: Yes
1) Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit: http://www.reporthost.com/?EPA http://www.reporthost.com/?CPSC http://www.reporthost.com/?CDC
Limitations: Household appliances such as stoves, ovens, cook tops, ranges, dishwashers, trash compactors, refrigerators, hot water dispensers, and disposals are operated and inspected during the inspection. Other items such as appliance timers, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, are not inspected. 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: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop or oven: Appeared serviceable
Range, cooktop or oven type: Natural gas, Electric
Type of ventilation: Microwave with exhaust fan
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: Appeared serviceable
Condition of trash compactor: Required repair, replacement and/or evaluation (see comments below)
2) Countertops and/or backsplashes were damaged or deteriorated. Recommend repairing or replacing as necessary.
Photo 2-1 Photo 2-2
3) The trash compactor was inoperable. Recommend that a qualified person repair, replace or remove the compactor as necessary.
4) Gaps, no caulk, or substandard caulking were found around the sink. Water may penetrate these areas and cause damage. Recommend that a qualified person repair as necessary. For example, by installing caulk.
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: Half bath, first floor
Location #B: Full bath, second floor, East end of home over the garage
Location #C: Full bath, second floor
Location #D: Full bath, second floor
Location #E: Master bath, second floor
Location #F: Full bath, second floor, West end of home
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Required repairs, replacement and/or evaluation (see comments below)
Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of toilets: Required repair, replacement and/or evaluation (see comments below)
Condition of bathtubs and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of shower(s) and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of ventilation systems: Required repair, replacement and/or evaluation (see comments below)
Bathroom and laundry ventilation type: Windows, Spot exhaust fans
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes
5) 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 5-1
6) The toilet at location(s) #F was loose where it attached to the floor. Leaks can occur. Flooring, the sub-floor or areas below may get damaged. Sewer gases can enter living spaces. Recommend that a qualified contractor remove the toilet(s) for further evaluation and repair if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.
7) Water damage was found in shelving or cabinet components below one or more sinks at location(s) #A. 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.
(minor damage)
Photo 7-1
8) The half bath sink drain has damage or corrosion and may leak as a result. Recommend having a qualified contractor repair as necessary.
Photo 8-1
9) One or more bathtub faucet trim parts at location(s) #F were loose. Recommend that a qualified person repair or replace handles as necessary.
Photo 9-1
10) The bathroom with a shower or bathtub at location(s) #B, C, D and F 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.
(some of the bathrooms have windows but they are stuck shut)
11) Tile, stone and/or grout in the flooring at location(s) #C was deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. Water can damage the sub-floor as a result. Recommend that a qualified contractor repair as necessary.
Photo 11-1
12) One or more sink drains were leaking at location(s) #E. A qualified person should repair as necessary.
(left sink drain)
13) The sink drain stopper mechanism at location(s) #A, B, D and F was inoperable. Recommend that a qualified person repair or replace as necessary.
14) Gaps, no caulk, or substandard caulking were found between the bathtub and the floor at location(s) #F. Water may penetrate these areas and cause damage. Recommend that a qualified person re-caulk or install caulking as necessary.
Photo 14-1 Photo 14-2
15) Tile and/or grout in the shower enclosure at location(s) #E were deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. Water can damage the wall structure as a result. Recommend that a qualified contractor repair as necessary.
Photo 15-1
16) The shower head is leaking at the shower stem connection. As a result water is wasted and may spray water on the drywall and result in water damage. Recommend having a qualified contractor make repairs as necessary.
(location # F)
Photo 16-1
17) The sink at location(s) #E was worn, blemished or deteriorated.
Photo 17-1 Photo 17-2
18) The bathtub at location(s) #E was worn, blemished or deteriorated.
Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.
Condition of exterior entry doors: Required repair, replacement and/or evaluation (see comments below)
Exterior door material: Wood, Glass panel
Condition of interior doors: Required repair, replacement and/or evaluation (see comments below)
Condition of windows and skylights: Required repair, replacement and/or evaluation (see comments below)
Type(s) of windows: Wood, Single-pane, Double-hung (kitchen window is metal, single pane, casement style)
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall or plaster
Ceiling type or covering: Drywall or plaster
Condition of flooring: Required repairs, replacement and/or evaluation (see comments below)
Flooring type or covering: Carpet, Wood or wood products, Tile
19) This structure was built prior to the mid-1980s and may contain lead paint. Laws were enacted in 1978 in the U.S. preventing the use of lead in residential structures, but stocks of materials were used for a number of years thereafter. Lead is a known safety hazard, especially to children but also to adults. Numerous areas of the paint found in and around this structure were in poor condition (peeling, flaking, etc.). Consult with a qualified lead abatement specialist or industrial hygienist to determine the safest and most cost-effective action to take regarding the paint. Testing and/or abatement may be necessary. For more information, visit: http://www.reporthost.com/?LEAD http://www.reporthost.com/?LEADPAINT
Photo 19-1 Photo 19-2
Photo 19-3 Photo 19-4
Photo 19-5 Photo 19-6
20) Wood flooring in one or more areas was crowning and/or buckling. This may indicate that the floor has been exposed to water or that the flooring was not allowed to equalize in moisture content before being installed. Consult with the property owner and/or have a qualified specialist evaluate. It's likely that affected areas of the wood flooring will need to be refinished to obtain a flat surface. For more information, visit: http://www.reporthost.com/?WDFLRPRB
(den, formal living room)
Photo 20-1 Photo 20-2
21) One or more exterior doors were difficult to open or close. Recommend that a qualified person repair as necessary.
(rear entrance to the wet bar, rear entrances to the formal living room)
22) One or more windows that were designed to open and close were stuck shut. Recommend that a qualified person repair windows as necessary so they open and close easily.
(most all windows)
23) Glass in one or more windows was cracked, broken and/or missing. Recommend that a qualified contractor replace glass where necessary.
(kitchen, master bedroom)
Photo 23-1 Photo 23-2
24) One or more interior doors wouldn't latch or were difficult to latch. Recommend that a qualified person repair as necessary. For example, by adjusting latch plates or locksets.
(coat closet, master bathroom)
25) One or more interior doors were sticking in the door jamb and were difficult to operate. Recommend that a qualified person repair as necessary. For example, by trimming doors.
(dining room, closet in bedroom over the garage, built-in closet doors in dining room, and back guest bedroom on the east end)
Photo 25-1
26) Wood flooring in one or more areas was significantly worn, deteriorated or damaged. Recommend that a qualified contractor refinish wood flooring as necessary.
Photo 26-1 Photo 26-2
27) Tile, stone and/or grout in the flooring in one or more areas was deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. If in a wet area, water can damage the sub-floor. Recommend that a qualified contractor repair as necessary.
(in front of the dishwasher in the kitchen)
Photo 27-1
28) Flooring transition strips are damaged or deteriorated in one or more areas. Recommend having a qualified contractor make repairs as necessary.
(foyer to the den)
Photo 28-1
29) Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity. They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons. For recurring cracks, consider using an elastic crack covering product: http://www.reporthost.com/?ECC
(powder room)
Photo 29-1
30) Carpeting in one or more areas was significantly stained or soiled. Recommend having carpeting professionally cleaned as necessary.
(east end stairwell)
Photo 30-1
31) Screens were missing from many windows. These windows may not provide ventilation during months when insects are active.
32) Many areas of the wood floors were not fully evaluated due to large area rugs covering the floors.
Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
Condition of wood-burning fireplaces, stoves: Appeared serviceable
Wood-burning fireplace type: Masonry
Condition of gas-fired fireplaces or stoves: Not determined (didn't respond to normal controls, gas off, etc.)
Gas fireplace or stove type: Converted wood-burning fireplace
Condition of chimneys and flues: Appeared serviceable
Wood-burning chimney type: Masonry
33) The gas fireplace or stove was not fully evaluated because the pilot light was off. The inspector only operates normal controls (e.g. on/off switch or thermostat) and does not light pilot lights or operate gas shut-off valves. Recommend that the client review all documentation for such gas appliances and familiarize themselves with the lighting procedure. If necessary, a qualified specialist should assist in lighting such appliances, and make any needed repairs.
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic inspection method: Partially traversed
Location of attic access point #A: Bedroom, second floor, west end bedroom
Condition of roof structure: Required repair, replacement and/or evaluation (see comments below)
Roof structure type: Rafters
Ceiling structure: Ceiling joists
Condition of insulation in attic (ceiling, skylight chase, etc.): Required repair, replacement and/or evaluation (see comments below)
Ceiling insulation material: Fiberglass loose fill, Fiberglass roll or batt
Approximate attic insulation R value (may vary in areas): R-25
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Gable end vents
34) The pull-down attic stairs had loose, missing or otherwise substandard hardware such as bolts, screws, hinges or brackets. Recommend that a qualified person repair as necessary.
Photo 34-1
35) The pull-down attic stairs were not insulated. Typically, such stairs that are not insulated also do not have any weatherstripping installed. Recommend that a qualified person install insulation and weatherstripping per standard building practices for better energy efficiency. For more information, visit: http://www.reporthost.com/?INSATTSTRS
Photo 35-1
36) One or more vertical supports for the roof structure were bent or bowed so that they are weakened. This may significantly weaken the roof structure. Recommend that a qualified contractor repair as necessary.
Photo 36-1
37) The ceiling insulation installed in the attic was substandard and appeared to have an R rating that's significantly less than current standards (R-38). Heating and cooling costs will likely be higher due to poor energy efficiency. Recommend that a qualified contractor install insulation for better energy efficiency and per standard building practices.
Photo 37-1
38) The roof structure was substandard when compared with current building standards. For example, collar ties were missing. This may result in the roof structure spreading or sagging. Collar ties are typically installed on every third rafter set. Recommend that a qualified contractor evaluate and repair if necessary.
(the size of the rafter members may be sufficient so that collar ties are not required)
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Attached, Garage
Condition of door between garage and house: Appeared serviceable
Type of door between garage and house: Wood
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: Appeared serviceable
Garage ventilation: Exists
39) The auto-reverse mechanism on one or more automatic openers for garage vehicle doors was inoperable. This is a potential safety hazard. A qualified contractor should evaluate and repair as necessary. For more information on garage door safety issues, visit: http://www.reporthost.com/?NRGD
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: Required repair, replacement and/or evaluation (see comments below)
Exterior door material: Wood
Condition of floor substructure above: Appeared serviceable
Pier or support post material: Bearing wall, Steel
Condition of insulation underneath floor above: Not applicable, none installed
Insulation material underneath floor above: None visible
40) Standing water was found in one or more sections of the basement. Accumulated water is a conducive condition for wood-destroying 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 basements include:
Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
Improving perimeter grading
Repairing, installing or improving underground footing and/or curtain drains
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.
Photo 40-1
41) Fungal rot was found at one or more sill plates and/or joists. Recommend that a qualified contractor evaluate and repair as necessary. All rotten wood should be replaced.
(back wall adjacent to the damaged back porch)
Photo 41-1 Photo 41-2
Photo 41-3 Photo 41-4
Photo 41-5 Photo 41-6
Photo 41-7
42) One or more exterior doors were difficult to open or close. Recommend that a qualified person repair as necessary.
(basement on the west side)
Photo 42-1
43) Glass in one or more windows was cracked, broken and/or missing. Recommend that a qualified contractor replace glass where necessary.
Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Electric service condition: Appeared serviceable
Primary service type: Underground
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers, Fuses
Service entrance conductor material: Not determined (components inaccessible or obscured)
Main disconnect rating (amps): 200
System ground: Ground rod(s) in soil
Condition of main service panel: Appeared serviceable
Condition of sub-panel(s): Required repair, replacement and/or evaluation (see comments below)
Location of main service panel #A: Basement
Location of sub-panel #C: Basement
Location of sub-panel #D: Basement
Location of sub-panel #E: Basement
Location of main disconnect: single lever on the side of the main panel
Condition of branch circuit wiring: Required repair, replacement and/or evaluation (see comments below)
Ground fault circuit interrupter (GFCI) protection present: No
Arc fault circuit interrupter (AFCI) protection present: No
Smoke alarms installed: Yes, but not tested
Carbon monoxide alarms installed: No, recommend install
44) One or more electric receptacles (outlets) at the kitchen, bathroom(s), 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:
Outdoors (since 1973)
Bathrooms (since 1975)
Garages (since 1978)
Kitchens (since 1987)
Crawl spaces and unfinished basements (since 1990)
45) Neutral and equipment ground wires were bonded (connected) at sub-panel(s) # C. This should only occur in the main service panel, not sub-panels, and is a shock hazard. Neutral wires should be attached to a "floating" neutral bar not bonded to the panel, and grounding wires should be attached to a separate grounding bar bonded to the sub-panel. Recommend that a qualified electrician repair per standard building practices. For more information, visit: http://www.reporthost.com/?SUBGRND
Photo 45-1 Photo 45-2
46) Bare wire ends, or wires with a substandard termination, were found at one or more locations. This is a potential shock hazard. Recommend that a qualified electrician repair as necessary. For example, by cutting wires to length and terminating with wire nuts in a permanently mounted, covered junction box.
Photo 46-1
47) Wire splices were exposed and were not contained in a covered junction box. This is a potential shock or fire hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing permanently mounted junction boxes with cover plates where needed to contain wiring splices.
(basement)
Photo 47-1
48) One or more cover plates for switches, receptacles (outlets) or junction boxes were missing or broken. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary.
(basement and attic)
Photo 48-1 Photo 48-2
49) Based on the age of this structure and the appearance of existing smoke alarms, the alarms may have been installed more than 10 years ago. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit: http://www.reporthost.com/?SMKALRMLS
50) No carbon monoxide alarms were visible. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. For more information, visit: http://www.reporthost.com/?COALRM
51) One or more exterior receptacle (outlet) covers were broken. This is a potential shock hazard. Recommend that a qualified person replace covers where necessary.
Photo 51-1
52) One or more 4-way light switches were inoperable, so the light didn't turn on and off correctly from three switches. This may be a safety hazard due to inadequate lighting. Recommend that a qualified electrician repair as necessary.
(hall light switch on second floor)
53) One or more light fixture components were loose or damaged. Recommend repairing or replacing as necessary.
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: Required repair, replacement and/or evaluation (see comments below)
Driveway material: Asphalt
Condition of sidewalks and/or patios: Required repairs, replacement and/or evaluation (see comments below)
Sidewalk material: slate
54) Risers for stairs at one or more locations were higher than 8 1/4 inches and posed a fall or trip hazard. Risers should be 8 1/4 inches or shorter. At a minimum, be aware of this hazard, especially when guests who are not familiar with the stairs are present. Recommend that a qualified contractor repair per standard building practices.
Photo 54-1 (more than 10 inch step height)
55) Sidewalk(s) and/or patios were undermined in one or more areas, where soil has eroded out from beneath the sidewalk/patio. Significant damage has occurred, where one or more sidewalk and/or patio sections need replacing. Recommend that a qualified contractor replace or repair sections as necessary.
Photo 55-1 Photo 55-2
Photo 55-3 Photo 55-4
Photo 55-5
56) Masonry steps or porch walls have deteriorated significantly. Recommend that a qualified contractor repair or replace steps as necessary.
Photo 56-1 Photo 56-2
Photo 56-3 Photo 56-4
Photo 56-5
57) Cracks, holes, settlement, heaving and/or deterioration were found in the driveway. Recommend that qualified contractor repair as necessary.
Photo 57-1 Photo 57-2
58) One or more significantly-sized trees were leaning. Heavy wind or rains could cause the tree to fall. Recommend that such trees be removed by a qualified tree service contractor or certified arborist.
Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Wall inspection method: Viewed from ground
Condition of wall exterior covering: Required repairs, replacement and/or evaluation (see comments below)
Apparent wall structure: Wood frame
Wall covering: Wood, Brick veneer
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Crawl space, Unfinished basement
Footing material (under foundation stem wall): Poured in place concrete
59) Fungal rot was found at one or more sections of siding or trim. Conducive conditions for rot should be corrected (e.g. wood-soil contact, reverse perimeter slope). Recommend that a qualified person repair as necessary. All rotten wood should be replaced.
Photo 59-1 Photo 59-2
60) One or more window sills had negative slope so that rain water cannot drain off of the sill. Conducive conditions for rot should be corrected. Recommend that a qualified person repair as necessary.
(windows on the second floor at the back of the home)
Photo 60-1 Photo 60-2
61) Soil was in contact with or less than 6 inches from siding, trim or structural wood. This is a conducive condition for wood-destroying organisms. Recommend grading or removing soil as necessary to maintain a 6-inch clearance. If not possible, then recommend replacing untreated wood with pressure-treated wood. Installation of borate-based products such as Impel rods can also reduce the likelihood of rot or infestation if soil cannot be removed. Note that damage from fungal rot and/or insects may be found when soil is removed, and repairs may be necessary.
Photo 61-1
62) Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.
Photo 62-1
63) The paint or stain finish in some areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture.Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this.
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
Condition of floor substructure above: Appeared serviceable
Pier or support post material: Masonry
Beam material: Built-up wood
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Not determined (inaccessible or obscured)
Insulation material underneath floor above: None visible
Condition of vapor barrier: Not applicable, none installed
Condition of crawl space ventilation: Appeared serviceable
Ventilation type: Unconditioned space, with vents
64) No vapor barrier was installed in the crawl space. This is a conducive condition for wood-destroying organisms due to the likelihood of water evaporating from the soil below up into the structure. A 6 mil black plastic sheet should be placed over all exposed soil with seams overlapped to 24 inches, and not in contact with any wood structural components. The sheeting should be held in place with bricks or stones, not wood. Recommend that a qualified contractor install a vapor barrier per standard building practices.
Photo 64-1 Photo 64-2
65) Some sections of the crawl space at location A and B were not evaluated due to lack of access because the vertical height was under 18 inches and/or ducts or pipes were blocking.
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.
Age of roof surface(s): unknown
Roof inspection method: Viewed from ground, Viewed from windows
Condition of roof surface material: Required repair, replacement and/or evaluation (see comments below)
Roof surface material: Slate, Synthetic plasticized or rubberized single-ply membrane
Roof type: Gable, Flat or low slope
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Appeared serviceable
Gutter and downspout material: Metal
Gutter and downspout installation: Full
66) Some slate roof tiles were broken, missing and/or loose. Leaks may occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person replace tiles or make repairs as necessary.
Photo 66-1 Photo 66-2
Photo 66-3
67) Normally the inspector attempts to traverse roof surfaces during the inspection. However, due to safety concerns about the type of roof covering, the inspector was unable to traverse the roof and wasn't able to fully evaluate the entire roof surface.
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.
Water service: Public
Location of main water meter: By street
Location of main water shut-off: Not determined (obscured, inaccessible or none found)
Service pipe material: Not determined (inaccessible or obscured)
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of drain pipes: Appeared serviceable
Drain pipe material: Galvanized steel
Condition of waste lines: Appeared serviceable
Waste pipe material: Cast iron
Location(s) of plumbing clean-outs: Basement
Vent pipe condition: Appeared serviceable
Vent pipe material: Galvanized steel, Cast iron
Condition of fuel system: Appeared serviceable
Visible fuel storage systems: Below ground oil tank
Location of main fuel shut-off valve: at boiler
68) Copper water supply pipes were installed. Copper pipes installed prior to the late 1980s may be joined with solder that contains lead, which 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 approximately 50% lead. The client should be aware of this, especially if children will be using this water supply system. Note that the inspector does not test for toxic materials such as lead. 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 include:
Flush water taps or faucets. Do not drink water that has been sitting in the plumbing lines for more than 6 hours
Install appropriate filters at points of use
Use only cold water for cooking and drinking, as hot water dissolves lead more quickly than cold water
Use bottled or distilled water
Treat well water to make it less corrosive
Have a qualified plumber replace supply pipes and/or plumbing components as necessary
69) The inspector did not determine the location of the main water shut-off valve, or verify that a readily accessible shut-off valve in the building exists. Recommend consulting with the property owner to determine if a main shut-off valve exists, locating it yourself, or that a qualified plumber find it if necessary. If no readily accessible main shut-off valve is found in the building, then recommend that a qualified plumber install one so the water supply can be quickly turned off in the event of an emergency, such as when a supply pipe bursts.
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: Tank
Energy source: Natural gas
Estimated age: 14 years
Capacity (in gallons): 50
Temperature-pressure relief valve installed:
Manufacturer: State
Model number: GS650YBRT
Serial number: L05A143010
Location of water heater: Basement
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 140
70) The hot water temperature was 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. If the water heater is powered by electricity, a qualified person should perform the adjustment, since covers that expose energized equipment normally need to be removed. For more information on scalding dangers, visit: http://www.reporthost.com/?SCALD
71) The expansion tank was corroded and leaking. Recommend having a qualified contractor replace the expansion tank.
Photo 71-1 Photo 71-2
72) The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be beyond this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Radiant, Gas fireplace or stove
General heating distribution type(s): Pipes and radiators
Last service date of primary heat source: Unknown
Condition of furnace filters: Appeared serviceable
Location for forced air filter(s): two 16"x 25" filters at the air handler in the basement
Condition of forced air ducts and registers: Appeared serviceable
Condition of hydronic or steam heat system: Not determined (inaccessible, obscured, or power, gas or oil off)
Type of hydronic or steam heat: Steam
Boiler model #: GB96-2008
Boiler serial number: GB100-W-12
Condition of cooling system and/or heat pump: Near, at or beyond service life
Cooling system and/or heat pump fuel type: Electric
Type: Split system
Estimated age: 23 years
Approximate tonnage: 4
Manufacturer: Concept
Heat pump or air conditioner model number: SCU10A45A-3A
Heat pump or air conditioner serial number: 8496E32366
Condition of controls: Appeared serviceable
73) The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be beyond this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
74) Corrosion or rust was found in one or more distribution supply pipes and/or fittings. This can indicate past leaks, or that leaks are likely to occur in the future. Recommend that a qualified heating contractor or plumber evaluate and repair as necessary.
Photo 74-1
75) Insulation on the heat pump or air conditioning condensing unit's refrigerant lines was deteriorated or missing in some areas. This may result in reduced efficiency and increased energy costs. Recommend that a qualified person replace or install insulation as necessary.
Photo 75-1
76) Vegetation such as trees, shrubs and/or vines were too close to the heat pump or air conditioning condensing unit. There should be at least 12 inches of clearance on all sides and at least 4-6 feet above. Inadequate clearance around and above can result in reduced efficiency, increased energy costs and/or damage to equipment. Recommend pruning and/or removing vegetation as necessary.
Photo 76-1
77) Recommend that a full evaluation be made by a qualified person when the temperatures are colder. Note that the inspector does not operate shut-off valves, pilot lights or circuit breakers, or any controls other than normal controls (thermostat).
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Radiant
General heating distribution type(s): Pipes and convectors
Last service date of primary heat source: Unknown
Condition of furnace filters: Appeared serviceable
Location for forced air filter(s): Behind return air grill(s), 20"x 25", 12"x 12"
Condition of forced air ducts and registers: Appeared serviceable
Condition of cooling system and/or heat pump: Appeared serviceable
Cooling system and/or heat pump fuel type: Electric
Type: Split system
Estimated age: 3 years
Approximate tonnage: 3.5
Manufacturer: York
Heat pump or air conditioner model number: YCE42B21HA
Heat pump or air conditioner serial number: W1H6920585
78) The overflow catch pan for the air handler in the attic has standing water in the pan. Water from the drain line should exit through the primary drain line and the catch pan is intended to catch water in the event the primary line is clogged. Water standing in the catch pan will cause rust and early deterioration and leaking from the pan into the finished spaces of the home. Recommend having a qualified contractor evaluate and make repairs as necessary.
Photo 78-1
79) Insulation on the heat pump or air conditioning condensing unit's refrigerant lines was deteriorated or missing in some areas. This may result in reduced efficiency and increased energy costs. Recommend that a qualified person replace or install insulation as necessary.
Photo 79-1
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