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CRM Home Inspections, LLC

http://http:/www.crmhomeinspections.com
info@crmhomeinspections.com
(716) 422-0404
Inspector: Christopher MacDonald
ID# 16000084744

Property Inspection Report

Client(s):  Dan Bevis
Property address:  28 E 2nd St
Westfield, NY 14787
Inspection date:  Tuesday, August 21, 2018

This report published on Wednesday, August 22, 2018 11:53:20 AM EDT

Welcome and thank you for choosing CRM Home Inspections, LLC. This report is designed to be as thorough as possible, but also clear and concise.

This report identifies the defects that the inspector observed that were deemed material to the home inspection, also this report may offer comments as a courtesy to the client regarding some of the maintenance needs of the home and of some average life expectancies of certain components. Please pay attention to important information and warnings in this report. They can help prevent failure of equipment or damage to the home, and may contain safety concerns regarding this home and property.

How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:
Concern typeSafetyPoses a safety hazard
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeCommentFor 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

Table of Contents

General Information
Grounds
Exterior and Foundation
Crawl Space
Basement
Roof
Attic and Roof Structure
Garage or Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Fireplaces, Stoves, Chimneys and Flues
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows

View summary

General Information
Table of contents
Time started: 2pm
Time finished: 4pm
Present during inspection: Client
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Rain
Temperature during inspection: Warm
Inspection fee: $300
Payment method: Check
Type of building: Single family, Detached garage
Buildings inspected: One house, One detached garage
Age of main building: 101 yrs
Front of building faces: Northwest
Main entrance faces: Northwest
Occupied: Yes
1) Some areas and items at this property were obscured by furniture and/or stored items. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.
2) Recommendation: After moving into the house, I strongly recommend having the locks changed. Over the years, previous owners may have distributed the keys to family and friends. A new set of locks would insure privacy and security.
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: Level
Condition of driveway: Appeared satisfactory
Driveway material: Gravel
Condition of sidewalks and/or patios: Appeared satisfactory
Sidewalk material: Poured in place concrete
Condition of deck, patio and/or porch covers: Appeared satisfactory
Deck, patio, porch cover material and type: Covered (front), Open (rear)
Condition of decks, porches and/or balconies: Appeared satisfactory
Deck, porch and/or balcony material: Wood
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Wood
3) One or more treads at exterior stairs flexed under load. This is a potential fall hazard. Recommend that a qualified person repair as necessary, such as adding extra supports under the treads.
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4) Some of the deck boards at the front porch had rot present. Recommend that a qualified contractor replace the decking and guardrails, and also add additional supports under the deck.
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Exterior and Foundation
Table of contents
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: Appeared satisfactory
Apparent wall structure: Wood frame
Wall covering: Wood
Condition of foundation and footings: Appeared satisfactory
Apparent foundation type: Unfinished basement
Foundation/stem wall material: Concrete block
Footing material (under foundation stem wall): Poured in place concrete
5) A few pieces of wood siding at the back corner of the house (driveway side) felt soft. These pieces have rot present and should be replaced. Conducive conditions for rot should be corrected (e.g. clean gutters above). Recommend that a qualified contractor repair as necessary. All rotten wood should be replaced.
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6) One or more minor cracks (1/8 inch or less) were found in the foundation. These didn't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitor them in the future. Numerous products exist to seal such cracks including hydraulic cement, non-shrinking grout, resilient caulks and epoxy sealants.
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7) The paint finish in some areas was failing (e.g. peeling, faded, worn, thinning). Wood trim and siding with a failing finish can be damaged by moisture. Recommend that a qualified person prep (e.g. clean, scrape, sand, prime, caulk) and repaint the wood trim as needed.
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Crawl Space
Table of contents
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: Viewed from hatch(es)
Condition of floor substructure above: Appeared satisfactory
Pier or support post material: Bearing wall
Beam material: Solid wood
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Not applicable, none installed
Condition of vapor barrier: Appeared satisfactory
Vapor barrier present: Full
Condition of crawl space ventilation: Appeared satisfactory
Ventilation type: Unconditioned space
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: Appeared satisfactory
Exterior door material: Wood
Condition of floor substructure above: Appeared satisfactory
Pier or support post material: Steel
Beam material: Built-up wood
Floor structure above: Solid wood joists
Insulation material underneath floor above: None visible
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: Traversed
Condition of roof surface material: Appeared satisfactory
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 satisfactory
Condition of gutters, downspouts and extensions: Appeared satisfactory
8) One downspout extension was pointing in the wrong direction (water will flow back into the foundation from the extension as it is now). Water can accumulate around the building foundation or inside the basement as a result. Recommend that a qualified person re-direct the downspout extension so rainwater drains away from the structure. Ideally the extension should be a minimum of 3ft in length and point away from the foundation in such a way that water cannot accumulate at the foundation.
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9) Significant amounts of debris have accumulated in one or more gutters or downspouts. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms (eg: rot present in some siding and at front porch). Recommend cleaning gutters and downspouts now and as necessary in the future.
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Attic and Roof Structure
Table of contents
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: Traversed
Condition of roof structure: Appeared satisfactory
Roof structure type: Rafters
Ceiling structure: Ceiling joists
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared satisfactory
Ceiling insulation material: Fiberglass roll or batt
Condition of roof ventilation: Appeared satisfactory
Garage or Carport
Table of contents
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Detached
Condition of garage vehicle door(s): Appeared satisfactory
Type of garage vehicle door: Sectional
Number of vehicle doors: 1
Condition of automatic opener(s): Near, at or beyond service life
Condition of garage floor: Appeared satisfactory
Condition of garage interior: Appeared satisfactory
Garage ventilation: Adequate
10) One or more automatic door openers were inoperable. Recommend that a qualified contractor evaluate and repair or replace opener(s) as necessary.
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11) One of the garage door rollers was dislodged from its bracket. While the door opens and closes properly now, in the future the roller could cause the door to jamb. Recommend a qualified person repair the roller so it fits properly in the bracket.
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Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Electric service condition: Required repair, replacement and/or evaluation (see comments below)
Primary service type: Overhead
Number of service conductors: 2
Service voltage (volts): 120-240
Estimated service amperage: 100
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 100
System ground: Cold water supply pipes
Condition of main service panel: Appeared satisfactory
Condition of sub-panel(s): Appeared satisfactory
Location of main service panel #A: Basement
Location of sub-panel #C: Garage
Location of main disconnect: Breaker at top of main service panel
Condition of branch circuit wiring: Appeared satisfactory
Branch circuit wiring type: non-metallic sheathed
Solid strand aluminum branch circuit wiring present: None visible
Ground fault circuit interrupter (GFCI) protection present: No
Arc fault circuit interrupter (AFCI) protection present: No
Smoke alarms installed: Yes
Carbon monoxide alarms installed: Yes
12) The electrical sub-panel in the garage used screw-in fuses for the over-current protection devices. Fuses are prone to tampering and over-fusing, which can damage wiring and cause fire hazards. Modern panels use circuit breakers for over-current protection devices, which can be reset easily after tripping rather than needing to replace fuses. Modern panels also offer more flexibility for new, safer protective technologies like ground fault circuit interrupters (GFCls) and arc fault circuit interrupters (AFCls). Consult with a qualified electrician about replacement options for fused panels, and about other system upgrades as necessary.
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13) The ground fault circuit interrupter (GFCI) receptacles at the 1st floor bathroom wouldn't trip when tested. This is a potential shock hazard. Recommend that a qualified electrician replace with a new GFCI receptacle.
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14) One or more circuit breakers in the electrical panel were "double tapped," where two or more wires were installed in the breaker's lug. Most breakers are designed for only one wire to be connected. This is a safety hazard since the lug bolt can tighten securely against one wire but leave other(s) loose. Arcing, sparks and fires can result. Recommend that a qualified electrician repair as necessary. For more information, visit:
http://www.reporthost.com/?DBLTAP
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15) The extension cord/wire for the electric dryer was unsupported or inadequately supported at one or more locations. Such wiring should be trimmed to length if necessary and attached to runners or to solid backing with fasteners at intervals of 4 1/2 feet or less. Recommend that a qualified person secure the cord with proper electrical staples.
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16) One outlet in the garage was missing a cover plate. 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.
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17) Carbon monoxide alarms were missing on one or more levels. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed in the vicinity of each sleeping area, on each level and in accordance with the manufacturer's recommendations. Recommend installing additional carbon monoxide alarms per these standards. For more information, visit:
http://www.reporthost.com/?COALRM
18) The main electrical service wire's protective covering was deteriorated in some areas. As a result, water could enter the electrical line and make its way into the electric meter. Recommend a qualified electrician evaluate and make repairs as needed. The wire could be wrapped with weather proof tape in the areas where the covering has deteriorated. Wire replacement is also another option.
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Photo 18-3 Wire covering deteriorated/torn and also the wire is not secured to the house with a bracket.
Plumbing / Fuel Systems
Table of contents
Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared satisfactory
Water service: Public
Location of main water shut-off: Basement
Condition of supply lines: Appeared satisfactory
Supply pipe material: Copper, Galvanized steel, PEX plastic
Condition of drain pipes: Appeared satisfactory
Drain pipe material: Plastic
Waste pipe material: Plastic
Vent pipe condition: Appeared satisfactory
Vent pipe material: Plastic
Sump pump installed: Yes
Condition of sump pump: Appeared satisfactory
Condition of fuel system: Appeared satisfactory
Location of main fuel shut-off valve: At gas meter
19) The sump pump discharge pipe was routed so that it drained under the front porch and too close to the foundation. Prolonged, high levels of moisture in soil can cause foundation and porch settlement. Recommend that a qualified contractor repair as necessary so the discharge pipe terminates well away from the foundation and to soil that is sloping down and away from the foundation.
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20) The sump pump was using a pool hose as a discharge pipe. Pool hose is prone to leaks and is not a long term solution. Also, no check valve was visible on the sump pump's discharge pipe. Check valves prevent water in the discharge pipe from flowing back down into the sump pit after the pump shuts off. Recommend that a qualified contractor install a PVC discharge pipe with a check valve. For more information on sump pump installations, visit:
http://www.reporthost.com/?IASP
http://www.reporthost.com/?CVFSP
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21) The utility sink faucet was frozen and would not turn on. Recommend a qualified plumber replace the faucet as needed.
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Water Heater
Table of contents
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: Electricity
Estimated age: 27 yrs
Capacity (in gallons): 40
Temperature-pressure relief valve installed: No
Location of water heater: Basement
22) No temperature-pressure relief valve was installed on the water heater tank. This is a potential safety hazard due to the risk of explosion. A qualified plumber should install a temperature-pressure relief valve and drain line per standard building practices.
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23) The estimated useful life for most water heaters is about 15 years. This water heater was beyond this age 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.
Heating, Ventilation and Air Condition (HVAC)
Table of contents
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/cooling 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, Furnace
General heating distribution type(s): Ducts and registers
Last service date of primary heat source: Unknown
Condition of electric heaters (not forced air): Appeared satisfactory
Electric heater type (not forced air): Wall mounted (addition and 3rd floor)
Condition of forced air heating/(cooling) system: Appeared satisfactory
Forced air heating system fuel type: Natural gas
Estimated age of forced air furnace: 4 yrs
Location of forced air furnace: Basement
Forced air system capacity in BTUs or kilowatts: 77,000
Condition of furnace filters: Appeared satisfactory
Location for forced air filter(s): At base of air handler
Condition of forced air ducts and registers: Appeared satisfactory
Condition of burners: Appeared satisfactory
Type of combustion air supply: Vent(s) to exterior
Condition of venting system: Appeared satisfactory
Condition of controls: Appeared satisfactory
24) The last service date of the gas fired forced air furnace appeared to be more than 1 year ago. Recommend that a qualified HVAC contractor inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the HVAC contractor when it's serviced. For more information visit:
http://www.reporthost.com/?ANFURINSP
Fireplaces, Stoves, Chimneys and Flues
Table of contents
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 chimneys and flues: Appeared satisfactory
Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Condition of counters: Appeared satisfactory
Condition of cabinets: Appeared satisfactory
Condition of sinks and related plumbing: Appeared satisfactory
Condition of under-sink food disposal: Appeared satisfactory
Condition of dishwasher: Appeared satisfactory
Condition of range, cooktop or oven: Appeared satisfactory
Range, cooktop or oven type: Electric
Type of ventilation: Microwave over range or cooktop
Condition of refrigerator: Appeared satisfactory
Condition of built-in microwave oven: Appeared satisfactory
25)  The water line for the refrigerator was cracked. As a result water was leaking onto the floor and into the basement. Recommend a qualified person replace the line.
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Bathrooms, Laundry and Sinks
Table of contents
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, first floor
Location #B: Full bath, second floor
Condition of counters: Appeared satisfactory
Condition of cabinets: Appeared satisfactory
Condition of flooring: Appeared satisfactory
Condition of sinks and related plumbing: Appeared satisfactory
Condition of toilets: Appeared satisfactory
Condition of bathtubs and related plumbing: Appeared satisfactory
Condition of shower(s) and related plumbing: Appeared satisfactory
Condition of ventilation systems: Appeared satisfactory
Bathroom and laundry ventilation type: Windows, Spot exhaust fans
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes
26) The sink at the 2nd floor bathroom sink drained slowly. Recommend clearing the drain with a plumbers snake or chemicals, or having a qualified plumber repair if necessary.
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27) Both hot and cold valve handles at the 2nd floor bathroom sink were loose. Recommend that a qualified person repair as necessary.
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Interior, Doors and Windows
Table of contents
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 satisfactory
Exterior door material: Wood, Metal, Glass panel
Condition of interior doors: Appeared satisfactory
Condition of windows and skylights: Appeared satisfactory
Type(s) of windows: Vinyl, Wood
Condition of walls and ceilings: Appeared satisfactory
Wall type or covering: Drywall or plaster
Ceiling type or covering: Drywall or plaster
Condition of flooring: Appeared satisfactory
Condition of concrete slab floor(s): Appeared satisfactory
Flooring type or covering: Carpet, Wood or wood products, Laminate, Tile
Condition of stairs, handrails and guardrails: Appeared satisfactory
28) Handrails and guardrails at the 3rd floor stairs were missing. This is a potential fall hazard. Handrails and guardrails should be installed at stairs with four or more risers or where stairs are greater than 30 inches high. Recommend that a qualified contractor install handrails and guardrails where missing and per standard building practices.
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29) This structure appears to have settled, or was leaning significantly based on the presence of cracks in walls, ceilings or junctions between them, or numerous door frames not being square, or numerous doors binding in jambs. Recommend that a qualified contractor and/or engineer evaluate further. Significant repairs may be needed. If so, a qualified contractor should make repairs.
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30) One or more windows that were designed to open and close were stuck shut. This could be due to the humidity/temperature as wood can expand and contract based on how much moisture is in the air and how hot/cold the air temperature is. Other windows were painted shut or the sash cords were cut. Recommend that a qualified person repair or replace windows as necessary.
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31) The front storm door was missing a handle. Recommend a qualified person install a new handle as needed.
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Photo 31-1 
32) One of the side entrance doors would not latch or lock properly. Recommend a qualified person make repairs such as adjusting the strike plate and dead bolt hole so that the door can close and lock properly.
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Photo 32-1 


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