This report published on Thursday, November 4, 2021 11:25:54 AM EDT
NOTICE TO THIRD PARTIES: This Report is the exclusive property of Covered Bridge Professional Home Inspections, LLC and the Client(s) listed above and is not transferable to any third parties or subsequent buyers.Our inspection and this Report have been performed with a written contract agreement that limits its scope and usefulness. Unauthorized recipients are therefore advised not to rely upon this Report, but rather to retain the services of an appropriately qualified home inspector of their choice to provide them with their own inspection and report.
Concerns are shown and sorted according to these types:
Safety
Safety concern needs to be corrected, icon is reserved for more immediate issues
Evaluate
Further review and or evaluation by a specialist prior to the end of the inspection contingency
Repair/Replace
Repair or replacement needed
Repair/Maintain
Repair or maintenance needed
Minor Defect
Correction likely minor expense or repair
Maintain
Requires on - going maintenance
Energy / Cost Savings
Energy and / or cost savings option
Monitor
Monitor now and in future
Adequate
Appears adequate / satisfactory (capable of function will show normal wear)
Comment
For your information / Inspector's recommendation
General Information
1) The purpose of a home inspection is to identify major visually observable defects that are present at the time of the inspection and to provide information regarding the condition of the home's systems and components. The inspection is non-invasive. The inspection is intended to provide information that can be used to prevent further deterioration of the property and increase the safety of the home by recommendations of the inspector. Whenever such conditions exist it is recommended that a qualified contractor be consulted for any necessary repairs.
Any recommendation made for further evaluation or repair/replace action (icons or text ) by a specialist should be investigated prior to the close of the transaction so that the client possesses a clear understanding of the magnitude of the condition, repair options, and repair costs.
The inspection is limited to readily accessible areas of the property. The inspection shall not be considered a code compliance inspection. We are generalists, not specialists holding licenses of each discipline needed to construct a home. The inspection is a snapshot in time of the home's condition on the day of inspection. The inspection and report shall not be construed to constitute a home warranty, insurance policy, or guarantee of any kind.
The inspection is supplemental to the Sellers property information (SPIR) report, where all known defects are supposed to be fully disclosed and documented by the seller.
Overview / Our Opinion
16) Overview - The home appeared relatively well-maintained overall.
The most significant concerns were: grading, vegetation, 25-year-old roof wear: attic mold/mildew-like substance: aging water heater review /repair, CSST gas line bonding; rusty pressure tank; non-functional kitchen range hood, garage water damage repairs; smoke/CO detection,
Safety, preventive maintenance, and thermal recommendations rounded out this report.
17) Hi folks, We normally get a chance to talk with clients on-site about our inspection process, you were not able to attend, completely understandable. What I would have discussed is our reporting/inspection process is very detailed. Don't be shocked by the number of items, this is typical of our process.
Many additional photos likely have been added to give you a better "visual" experience from not being able to attend. Our overall opinion is in the "Overview " section. Please take your time to read over the report in its entirety and call or email with any questions you might have and we will follow up with you.
The electronic report is best supported verbally to ensure proper conveyance of the report findings. We are requesting the opportunity to go over the entire report (if that is what's needed) with you if, at all possible, it's very important to us and the overall process of the inspection. Please give us a call to set up a review time so we can converse and go over any questions you might have.
Exterior
20) One or more trip hazards were found in the sidewalk and/or patio sections due to cracks, settlement, and/or heaving. A qualified contractor should evaluate and repair or replace sidewalk and/or patio sections as necessary to eliminate trip hazards.
Guardrails are missing from one or more sections of stairwells with high drop-offs. This is a safety concern. Standard building practices require guardrails to be installed at drop-offs higher than 30 inches. A qualified contractor should evaluate and install guardrails as necessary and as per standard building practices. https://www.nachi.org/gallery/?level=picture&id=520
Photo 20-1 Missing guardrails at back stairs. Photo 20-2 Recommend handrails at steep stone step areas for added safety.
21) Windows overall appeared in satisfactory condition overall. Some repair, maintenance is needed. Recommend repairs as needed by a qualified contractor. Please see photos for more information.
Photo 21-1 Dining area. Seals between double-pane glass in one or more windows appear to have failed based on condensation or stains between the panes of glass. Recommend review and repairs or replacement as needed by a qualified contractor.
The client(s) should be aware that evidence of broken seals may be more or less visible from one day to the next depending on the temperature, humidity, sunlight, etc. Windows or glass doors other than those that the inspector identified may also have failed seals and need glass replaced too. Photo 21-2 Additional gaskets/weatherstripping at some windows may be an indication of air gaps. Recommend review/repair as necessary by a qualified contractor.
Photo 21-3 A few windows would not open. May be humidity or otherwise. Recommend review/repair as/if necessary by a qualified contractor. Photo 21-4 Second floor front bedroom. Awning window hardware was loose. Recommend repair by a qualified contractor.
Photo 21-5 Screen(s) in many windows are missing. The client(s) should ask the property owner(s) about this. Screens are often removed for window cleaning or during winter months, they may be stored somewhere. If not, then recommend installing screens where missing. Photo 21-6 Some screens noted in the basement.
Photo 21-7 Second floor. One or more windows drop or slide down when opened, sash side tension is worn, and or is in need of repair or replacement. Recommend a qualified contractor review and repair / replace as needed.
22) Overall the exterior finish was adequate however, some areas are peeling or have decay. A qualified contractor should evaluate areas of decay, repair, prep (pressure wash, scrape, sand, prime caulk, etc.), and repaint or re-stain areas as needed replacing all rotten wood per standard building practices.
Photo 22-1 Some peeling paint/decay was noted at some window trim areas. Many appeared to be recently painted over. Recommend repairs as needed replacing all rotten wood by a qualified contractor. Photo 22-2 Fans vent outside.
Photo 22-3 Photo 22-4
23) The substructure of the deck and or porch was not fully evaluated due to no access. The inspection was via camera under the skirting. What could be seen appeared to be in good condition Recommend all decks be reviewed annually for, pier movement, levelness, separation, loose railings/handrails, decay, etc. and repaired as needed by a qualified contractor. Deck safety, http://www.safestronghome.com/resources/video-hsc-deck.asp
Photo 24-1 Some seams appeared deteriorated at copper gutters. Photo 24-2 Some gaps noted at seams.
25) The perimeter grading slopes toward the structure in some areas or appeared negative to flat. This can result in water accumulating around the structure's foundation. Accumulated water is a conducive condition to wood destroying insects and organisms. Recommend grading soil so it slopes down and away from the structure.
Photo 25-1 Grading appeared negative/pitched toward the home at the back.
26) Recommend finding day-lighted basement drains, perimeter, and or gutter drain pipe (if present) to ensure water is running from it in heavy rains/wet months. Clean out (snake out or Roto Router) as/if needed in the future. Maintaining drainpipe areas will help keep the water table around the home lower, if it becomes plugged, the water table could rise and cause basement water and or moisture when there was none before. Image of a footing drain / grading:http://coveredbridgeprofessionalhomeinspections.com/blog/wp-content/uploads/2019/02/1885.jpg
Some recommendations made. Please see photos.
Photo 26-1 Perimeter drainage pipes appeared damaged and/or missing sections at back stairs. Recommend review/repair by a qualified contractor. Photo 26-2 Left side entrance location.
27) Vegetation such as trees, shrubs, and/or vines are in contact with or less than one foot from the structure's 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 structure's exterior.
Trees are overhanging roofs and are within 10 feet of the roof vertically. Trees should be pruned so they are at least 10 feet above the roof, or don't overhang the roof.
Photo 37-1 Lower standing seam metal roofing appeared adequate. Photo 37-2 The steel roof is installed. Typically snow will not stay on it as long as an asphalt roof surface, a good maintenance feature keeping weight off the roof structure. It will however have larger than normal snow piles next to the home in the winter months. Recommend keeping the lower part of siding and or wooden trim work in these areas painted more often than the rest of the home to repel water/snow. Add snow guards/cleats where needed over entrances, roof penetrations, etc. if needed by a qualified roofing contractor. Sample of snow guards/cleats : https://www.alpinesnowguards.com/ http://snoblox-snojax.com/
Photo 37-3 West side. Main home asphalt roofing. Photo 37-4 Some cupping and curling beginning to show in shingles. Recommend repairs as necessary by a qualified contractor.
Photo 37-5 25-year-old roof wear noted. Loose shingles and one large area of missing shingles at the center of the ridge cap. Potential for water intrusion/hidden decay. The ridge cap is damaged in one or more areas, recommend a qualified contractor review and repair. Photo 37-6 The ridge cap is deteriorated and or has missing shingles in one or more areas and is in need of repair and or replacement. Recommend a qualified roofer review and repair as needed.
Photo 37-7 East side. Granular wear noted to the shingles in many areas. Monitor repair/replace as needed in the future. Photo 37-8
Attic
41) A mold/mildew like surface material is present in the attic space. Recommend a qualified mold contractor evaluate, test, and repair as needed, and repairs are made to the root cause by a qualified contractor to prevent it from coming back. Some recommendations made. Please see photos.
Photo 41-3 Ridge and soffit venting noted. Photo 41-4 Ventilation may have been upgraded to prevent further mildew growth. Recommend asking owners about any attic upgrades. Soffit baffle vents present. Air flows in from the soffit area.
Electric Service
45) Panel(s) appeared in satisfactory overall condition.
Main over-current protection devices (circuit breakers) was "double tapped", where 2 or more wires are clamped in a terminal designed for only one wire. This is a safety concern since the bolt or screw may tighten securely against one wire, but leave others loose. Very common items found during home inspections. A qualified electrician should evaluate and repair as necessary.
Electric panel(s) were noted in either a bathroom and or closet area. Standard practices state they should not be located in these areas. Recommend a qualified electrician for further review, advisement, and repairs per standard practices.
Some recommendations were made. Please see the photos.
Photo 45-1 The basement panel was in a bedroom closet. Photo 45-2
Photo 45-3 Appeared to be a surge protector connected to the main lug, recommend reviewing and installation per manufactures instructions by a qualified electrician. Photo 45-4 Surge protector taps at main lugs.
Photo 45-5 Neutral wires are doubled or bundled together on the neutral bar. This is unsafe due to the need to turn off multiple circuit breakers to work on any of the circuits using these wires. A qualified electrician should evaluate and repair as necessary. Photo 45-6 Neutral and equipment ground conductors are combined at one or more subpanels. This should only occur in the main service panel and is a safety concern. Neutral conductors should be attached to a "floating" neutral bar not bonded to the panel while grounding conductors should be attached to a separate grounding bar bonded to the subpanel. A qualified electrician should evaluate and repair as necessary per standard practices.
Photo 45-7 Meters were not labeled. The assumption was made that the meter at left was assigned to the home, but recommend confirmation and labeling as needed. Photo 45-8 Main service disconnect switch. 100 amp.
46) Non-metallic sheathed wiring is routed in one or more areas so it is subject to damage, such as on wall or ceiling surfaces. The insulation can be damaged by objects coming in contact with it and/or it being repeatedly moved. A qualified electrician should evaluate and repair as necessary per standard building practices. For example, rewire using a decorative surface conduit, or re-routing through wall cavities.
Flexible lamp or extension cords were being used for permanent wiring in one or more areas. They should only be used for portable equipment on a temporary basis. Cords should be removed as necessary if used permanently, and or a qualified electrician should evaluate and make repairs as necessary. For example, installing additional circuits and/or electric receptacles. Image: https://coveredbridgeprofessionalhomeinspections.com/blog/wp-content/uploads/2020/04/E086C-Extension-Cord-Problems.jpg
Photo 46-1 Kitchen light cord was stapled under the cabinet. Photo 46-2 Track light wire was surface run in the kitchen.
Water Heater
49) The tankless hot water system was delivering hot water to all intended areas on the day of inspection. Recommend maintenance per manufacturer's recommendations by a qualified heating contractor as needed. Regular maintenance is important to keep your tankless water heater performing well. Keep the area around the exterior vent exhaust free of snow and ice.
Tankless water heaters typically are rated to last 15-20 years. Consult the owner's manual for more information. Clients should budget for a replacement in the future.
No visible temperature-pressure relief valve is installed on the water heater. This is a potential safety concern. A qualified plumber should install a temperature-pressure relief valve and drain line as per standard building practices/manufacturer's instructions. For more information, visit: http://coveredbridgeprofessionalhomeinspections.com/blog/wp-content/uploads/2019/02/1599.jpg
Some recommendations made. Please see photos.
Photo 49-1 17 year old Takagi gas/tankless water heater. Photo 49-2 Heat shielding noted at the joist. Recommend review of combustion clearances per manufacturers instructions by a qualified contractor.
Photo 49-3 Rust/heat markings noted at vent area. Recommend review/repair as necessary by a qualified contractor. Photo 49-4 No visible TPR valve at the water heater. TPR valve may be an internal device. Recommend review and installation as necssary per manufacturer's instruction by a qualified contractor.
Heating & Cooling
53) The newer boiler was operational, delivering hot water to baseboards and radiant floor heat the day of inspection. Recommend annual maintenance per manufacturers instructions.
No drain line is installed for the relief valve. This is a potential safety concern due to the risk of scalding if someone is standing next to the boiler when the valve opens. A qualified plumber should install a drain line as per standard building practices. For example, extending to 6 inches from the floor. Minor repair. For more information, visit http://www.wattsreg.com/default.htm?/t&p/installation.htm
Photo 53-1 2-year-old high effiecny IBC gas boiler. Photo 53-2
Photo 53-3 Thermostats were operated, but no heat noted at baseboards in the home. Photo 53-4
Photo 53-5 Missing drain line.
54) The gas manifold and CSST flexible gas lines are not bonded to the electrical system. Typically a ground wire is run directly to the electric panel to the steel manifold. The purpose is to prevent damage to CSST during lighting strikes. Recommend a qualified electrician review and bond/ground gas lines per standard practice. For more information see:http://csstsafety.com/Images/CSST-Direct-Bonding-Tech-Bulletin.pdf
Regardless of any findings we discover, we recommend a licensed gas contractor review all connections for leaks, material types of plumbing, exhausts, gas pressures, regulators, tanks, shutoffs, bonding, etc. This is to ensure up to date materials and codes are present and have been reviewed by a licensed gas contractor. We do not quote gas codes, per VT & NH Rules. Quoting code is not a part of this inspection. We are generalists, not specialists holding licenses of each discipline needed to construct a home.
Photo 54-1 CSST gas line was not bonded, should be a minor fix. Photo 54-2 Regulator and shut off valve at the East side.
Photo 54-3 LP gas underground tank riser. Photo 54-4 Main LP gas shut off valve.
Plumbing & Laundry
57) The kitchen sink drains slowly. Drain(s) should be cleared as necessary, and by a qualified plumber if necessary.
Photo 63-1 Pressure tank and main water shut-off valve. It was operational and is getting older. Photo 63-2 Rust noted at pressure tank. The estimated useful life for most steel pressure tanks is 15 to 25 years. This tank appeared to be approximately this age and will need eventual replacement. Clients should budget for replacement.
73) The chimney(s) and flue(s) were inspected from very limited vantage points. Not all areas could be seen visibly, limiting the inspection. What could be seen appeared adequate. We recommend a certified chimney service contractor (preferably with a video scope) perform an inspection for a more comprehensive evaluation. Resources - https://www.csia.org/
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 (if present).
Photo 73-1 A metal liner for the woodstove is present. Insulation contact. Denting/damage noted. Recommend review and repair by a qualified chimney professional. Photo 73-2 Chimney appeared adequate from what was visible.
Photo 73-3 Vegetation on the brick chimney can cause moisture damage, recommend removal. Photo 73-4
Kitchen
75) The range hood fan was inoperable. We checked breakers etc. A qualified contractor should evaluate and repair or replace the fan or the range hood as necessary.
Photo 75-1
Bathrooms
80) The water stopper mechanism is not sealing, missing, or needs adjustment or repair to hold water. Stopper mechanisms should be installed where missing and/or repairs should be made so stoppers function properly.
Photo 80-1 Upstairs tub
Interior Rooms
85) Smoke alarms appeared battery-operated, hard-wired smoke detection has been required since 1994 (1996 home). Recommend a qualified electrician review and repair per VT's standards. For more information see the links below. Please see the following links for more information on VT smoke detector requirements:
Photo 85-3 CO detector at second floor hall appeared to be 10 year lithium battery but not written on data plate. No visible CO detector near the basement bedroom.
86) One or more light fixtures appear to be inoperable. Recommend further evaluation by replacement of bulb(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.
Photo 86-1 Some track light fixtures were inoperable/dead bulbs. Photo 86-2
Photo 86-3 Lights in some closets were inoperable. Appeared to be battery operated. Recommend review/repair as necessary.
Photo 87-1 Main and basement stairwells hand no handrail returns.
88) This door will not shut or close easily. Repairs should be made by a qualified contractor if necessary.
Photo 88-1 Boiler room door.
Garage
92) The garage overall structure appeared to be adequate with good quality structural components, however, water damage and decay were noted near the second-floor sliding door and window area. Recommend a qualified contractor review this area, find the root cause, repair, and replace all rotten wood.
Photo 92-1 Photo 92-2 Water damage near siding door which was sealed/ locked off. Significant water staining and decay were noted inside.
Photo 92-3 Weak floor, decay in this area only. The rest of the garage was fine. Photo 92-4
Photo 92-5
93) Siding and or trim areas of the garage have peeling and or decay in one or more areas. Windows appeared in poor condition. Recommend repairs as needed by a qualified contractor.
Photo 93-1 2 windows need repair/ replacement. Photo 93-2
94) One or more exterior entrance doors are damaged and/or deteriorated and should be repaired or replaced by a qualified contractor.
