Heating, Ventilation and Air Condition (HVAC)
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): Forced air
General heating distribution type(s): Ducts and registers
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Natural gas
Forced air heating system manufacturer: Carrier
Forced air furnace model #: 58STA090
Forced air furnace serial number: 2906A23528
Forced air furnace date of manufacture: July 2006
Forced air furnace estimated age: 10 years
Location of forced air furnace: Laundry room, Basement
Forced air system capacity in BTUs or kilowatts: 88,000
Condition of furnace filters: Appeared serviceable, minor dust/dirt observed. Recommend replacing.
Condition of controls: Appeared serviceable
Location for forced air filter(s): At top of air handler
Condition of forced air ducts and registers: Appeared serviceable
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Type of combustion air supply: No dedicated source visible, uses room air
Condition of cooling system and/or heat pump: Appeared serviceable
Cooling system and/or heat pump fuel type: Electric
Location: Exterior South side of building
Type: Packaged unit
Approximate tonnage: 2
Heat pump or air conditioner model number: 24APA336A300
Heat pump or air conditioner serial number: 2806E41460
Heat pump or air conditioner date of manufacture: July 2006
Heat pump or air conditioner estimated age: 10 years
Evaporator coil manufacturer: Carrier
Evaporator coil model #: CNPVP3621ACAAAAA
Evaporator coil serial #: 2606X32733
Evaporator coil date of manufacture: June 2006
Evaporator coil estimated age: 10 years
Combustible materials were found too close to the sides and/or back of the furnace cabinet. General guidelines require the following clearances:
- Minimum 6 inches from the top and sides
- Minimum 24 inches from the front when oil-fueled
- Minimum 18 inches from the front when electric
This is a potential fire hazard. Recommend any or all of the following as necessary:
- Research manufacturer's installation instructions to verify minimum allowable clearances
- Move combustible materials or have a qualified person make repairs as necessary
Significant amounts of debris, dirt and/or dust were visible in one or more sections of supply and/or return air ducts or registers for the heating or cooling system. 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 that a qualified contractor clean the ducts. For more information on duct cleaning in relation to indoor air quality, visit:http://www.reporthost.com/?DUCTCLEAN
Two gas-fired appliances were installed with a combined flue, and the flues were assembled incorrectly. The larger single flue (typically for a furnace rather than for the water heater) joined the combined flue above the smaller single flue. The smaller flue should join the combined flue above the large single flue. This is a potential safety hazard because drafting for the smaller flue can be impeded when the appliance with the larger flue operates, and exhaust gases can enter living spaces. Recommend that a qualified contractor repair per standard building practices.
The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be near 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.
The condensate line is missing a cap at the top of the vent/clean out portion. A cap should be installed to prevent dust/dirt entering the line and possibly clogging it.
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.
The pad for the heat pump or air conditioning condensing unit was not level. This unit requires adequate support. The compressor may be damaged if this unit is tilted 10 degrees or more. Also, the pad should elevate the unit above the soil to prevent corrosion. Recommend that a qualified person repair as necessary.
Insulation on the 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 78-1 Inside at the A coil above the furnace.
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.
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.
Permanently installed kitchen appliances present during inspection: Oven, Cooktop, Dishwasher, Refrigerator, Microwave oven
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop or oven: Appeared serviceable
Range, cooktop or oven type: Electric
Type of ventilation: Hood or built into microwave over range or cooktop
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: Appeared serviceable
No high loop or air gap was visible for the dishwasher drain. 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. An air gap is a device that makes the drain line non-continuous. Both of these prevent waste-water backflow from entering the dishwasher, and possibly flooding out of the dishwasher if/when a siphon occurs. Some newer dishwashers have these devices built in. The client should try to determine if these devices are built in to this brand and model of dishwasher (e.g. review installation instructions). If not, or if this cannot be determined, then recommend that a qualified contractor install a high loop and air gap per standard building practices.
One or more cabinets, drawers and/or cabinet doors were damaged or misaligned. Recommend that a qualified person repair or replace as necessary.
Microwave exhaust fan observed and functioning properly, although it vents within the house. This can be a nuisance for odor and grease accumulation. Recommend that a qualified contractor install a venting system per standard building practices.
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.
Stains were found in the shelving or cabinets below the sink. Plumbing leaks may have occurred in the past. Consult with the property owner about this, and if necessary have a qualified person evaluate and repair.
The estimated useful life for most kitchen appliances is 10-15 years. One or more appliances (cooktop and/or oven) appeared to be near, at or beyond their service life. Even if operable, recommend budgeting for replacements in the near future.
Serial number: FA300774K
Date of manufacture: March 2013
Serial number: FD930800285
Date of manufacture: August 2013
Bathrooms, Laundry and Sinks
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, second floor, south, South side hall bathroom
Location #B: Half bath, Master bath, second floor, South side Master bedroom
Location #C: Half bath, basement, south, South side basement
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
Bathroom and laundry ventilation type: Windows
Gas supply for laundry equipment present: Yes
240 volt receptacle for laundry equipment present: No
The toilet at location(s) A, B and C appeared to be old, and may use excessive amounts of water. Modern low-flush toilets use only 1.6 gallons (6 liters) of water per flush, where as many pre-1980 toilets use 7 or 6 gallons per flush (GPF). Consider having a qualified plumber replace old toilets as necessary with modern, good quality toilets for better water conservation.
The bathroom with a shower or bathtub at location(s) #A 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.
Observed the laundry sink faucet leaking. Recommend a qualified person repair or replace as needed.
The sink faucet at location(s) #B was leaking heavily. Recommend that a qualified person repair as necessary.
Gaps, no caulk, or substandard caulking were found between the bathtub and the floor and/or walls at location(s) #A. Water may penetrate these areas and cause damage. Recommend that a qualified person re-caulk or install caulking as necessary.
Rubber water supply hoses were installed at the clothes washer. These hoses are prone to bursting when deteriorated, which can result in flooding and significant water damage. Recommend upgrading to braided, stainless steel hoses.
The sink faucet was loose at location(s) #B. Recommend that a qualified person repair as necessary.
Stains were found in the shelving or cabinets below the sink at location(s) #B. 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.
The estimated useful life for most laundry appliances is 5-15 years for a clothes washer and 13 years for a clothes dryer. The (clothes washer and/or clothes dryer) appeared to be near, at or beyond their service life. Even if operable, recommend budgeting for replacements in the near future.
Clothes Washer Information:
Serial number: CJ3209943
Date of manufacture: August 1999
Clothes Dryer Information:
Serial number: MJ4104823
Date of manufacture: October, 1999
Exterior, Interior, Doors and Windows
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
Exterior door material: Wood
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Vinyl, Wood
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall, Masonry
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
Flooring type or covering: Carpet, Wood or wood products, Tile
One or more interior doors had a keyed lockset or deadbolt installed. This is a safety hazard for small children in the event that they lock themselves in the room, do not know how to unlock the door, and the key is not available. Recommend that a qualified person replace keyed locksets and/or deadbolts with "privacy" locksets (no key required) as necessary.
Photo 99-1 Door leading out to the garage.
Some floors and ceilings in this structure had some tiles possibly installed prior to the mid-1980s. This material may contain asbestos, which is a known health hazard. Laws were passed in the United States in 1978 prohibiting use of asbestos in residential structures, but stocks of existing materials were used for some time thereafter. The client may wish to have the floor/ceiling tile 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.reporthost.com/?AITH
Photo 100-1 Basement ceiling
One or more of the window wood trim paint or stain were substandard. Failing paint or proper stain allows for moisture to penetrate the wood and compromise the material. This is also a conducive condition for wood-destroying organisms. Recommend that a qualified person re-stain, re-paint, repair or replace the window trim.
One or more walls were cracked. Recommend that a qualified person repair as necessary.
The exterior rear brick wall that connects to the newer extension is cracked and separating.
Some interior closet door hardware (handles) were loose. Recommend that a qualified person repair or replace as necessary.
One or more windows that were designed to open and close were difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily.
Window North side living room
Lintel above door(s) and/or window(s) is rusting. Recommend sanding, priming and repainting to stop/slow down additional rusting which can cause expansion and unsettling of surrounding masonry, siding, etc.
Garage doors and basement windows
One or more interior doors wouldn't latch, were difficult to latch or do not close properly. Recommend that a qualified person repair as necessary. For example, by adjusting latch plates or locksets.
- Laundry room door does not close.
- Master bathroom door does not latch closed.
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
Photo 107-1 Sun room ceiling
Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks.Consult with the property owner and monitor the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, then recommend that a qualified contractor evaluate and repair as necessary.
Observed minor water stain on ceiling of the sun-room.
Concrete slab floors were obscured by furniture, stored items, carpeting and/or flooring and couldn't be fully evaluated.
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. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). 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 perform adequately or are leak-free.
Roof inspection method: Viewed from ground, Viewed from ground with binoculars
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Hipped
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Appeared serviceable
Gutter and downspout material: Metal
Gutter and downspout installation: Full
Extensions such as splash blocks or drain pipes for one or more downspouts were too short. 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.
Gutter on the North side roof was bowed and appeared to not be tight against the fascia board. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
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.
Fireplaces, Stoves, Chimneys and Flues
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.
No spark screen or rain cap was installed at one or more chimney flue terminations. Spark screens reduce the chance of embers exiting the flue and causing fires. They also prevent wildlife (e.g. birds, rodents, raccoons) from entering flues. Rain caps prevent water from entering flues, mixing with combustion deposits and creating caustic chemicals which can corrode flues. They also prevent damage to masonry from freeze-thaw cycles and prevent metal components (e.g. dampers, metal firebox liners) from rusting. Recommend that a qualified person install rain caps with spark screens per standard building practices where missing.
One or more metal B-vent or L-vent flues for gas-fired appliances were corroded or rusted, yet still appeared serviceable. Recommend that a qualified person repair as necessary to prevent further corrosion. For example, by cleaning rust and painting with a high-temperature rated, rust-inhibiting paint.
An Expert Inspection LLC 732-366-3499