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Aggressive Home Inspection LLC

http://aggressivehomeinspection.com
stephendolph@Hotmail.com
(860) 946-7015
Inspector: Stephen Dolph
Inspector's email: stephendolph@hotmail.com
New York State License #16000049100
Connecticut state license #HOI.0000872
Jeffrey Molloy # 16000013750
NACHI Certified (www.nachi.org)

iNACHI Certified - Connecticut
Home Inspection Report

Client(s):  Scarlet Pimpernel
Property address:  1 Mountaintop Way
Nowhere CT 12345
Inspection date:  Sunday, October 21, 2018

This report published on Thursday, January 24, 2019 1:46:36 PM EST

This report is the exclusive property of Aggressive Home Inspection LLC and the Client(s) listed in the report title. Release or use of this report by any unauthorized persons is prohibited. Unauthorized printing or reuse of any information contained within this report, in-part or in whole, without prior written permission of the Client or Aggressive Home Inspection LLC is a violation of Connecticut State Law.

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 potential risk of personal injury or death without regard to cost of repair
Concern typeMajor Cost ConcernCorrection most likely involves a significant near term expense exceeding $1,000
Concern typeRepair/Replace - MajorInvolves major repairs or replacement cost
Concern typeReplace or Repair - ModerateRecommend repair and/or maintenance with potential significant expense
Concern typeReplace or Repair - MinorCorrection likely involves only a minor expense
Concern typeMaintainRecommend ongoing maintenance (Variable Cost)
Concern typeEvaluateRecommend evaluation by a specialist - Significant
Concern typeMonitorRecommend monitoring in the future
Concern typeFYIFor your information
Concern typeDamageVisible and/or possible hidden Damage caused by wood destroying insects or organisms (Mold, Water/Wood Rot, carpenter ant galleries, etc.)
Concern typeConducive conditionsConditions conducive for wood destroying insects or organisms that, when not corrected will likely result in future problems (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)

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 / Foundation
Roof / Attic
Garage / Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating
Cooling / Heat Pump
Fireplaces / Stoves / Chimneys
Kitchen
Bathrooms / Laundry / Sinks
Interior Rooms / Areas
Private Well
Structural Pest Findings
Radon Test Results

View summary

General Information
Table of contents
Report number: 102118
Time started: 2:00 PM
Time finished: 7:15 PM
Present during inspection: Client, Realtor
Client present for discussion at end of inspection: Yes
Weather conditions: Partly cloudy
Temperature: Cool
Ground condition: Dry
Type of building: Single family
Age of building(s): 1988
Source for building age: Property listing
Front of building faces: Northeast
Main entrance faces: Northeast
Occupied: Yes
Pictures, Captions, & Markings: It is IMPORTANT to understand that photos provided may not indicate ALL incidences of a noted defect. Photos are intended to give visual reference to examples of those found during the inspection. Captions, photos, illustrations, and markings are included to help you more easily understand the relative importance of reported issues. Color coding is provided to point out the relative severity of a problem. Red Arrows or Circles indicate the highest level of concern from a safety stand point. Red arrows or circles will indicate that a dangerous, or potential for a dangerous condition exists, without regard to cost of repair or installation. Many "Red" issues can be corrected at little or no cost. Some "Red" issues will indicated logical safety upgrades that, by todays standards may be required. This should not to be taken as a "requirement" to upgrade. Yellow arrows or circles indicate items that will likely degrade with time and could easily move to the "Red" category. Yellow indicators will also be used to advise of items or issues that may become more expensive to resolve as time passes. Blue arrows or circles indicate items of note that should be addressed when time permits and are some times just "common sense" issues. Green arrows or circles indicate items that, in the Inspectors opinion, are "a good thing". Green indicators do not suggest that items are in "like-new" condition. Green indicators are also used to indicate desirable items such as lightning protection, alarm systems, and specialty safety items. Green may also be used to highlight energy saving appliances or high efficiency equipment. Generally "Green" is a good thing, but may not indicate that an item is working at all. For example, Lawn sprinklers may be a good thing, but they are not included in a home inspection and their proper operation will not be indicated by a "Green" arrow or circle. Black and White indicators are included for informational purposes in general. Captions will be added when necessary to point out additional concerns and to provide helpful information. Illustrations are included to help you better understand complex issues and ideas. Not all illustrations will match your homes equipment, systems, or problems exactly, but are included to enhance or simplify explanations provided in your report sections.
1) Evidence of past or present rodents was found in the form of feces and/or traps in one or more areas. For example, in the attic and/or garage. Recommend consulting with the property owner about this. A qualified person should make repairs to seal openings in the structure, set traps, and clean rodent waste as necessary. Recommend following guidelines in these Center for Disease Control articles:
http://www.cdc.gov/rodents/prevent_infestations/
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Photo 1-3 A white powdery substance was noted in one or more areas of the attic. This may be a chemical treatment for insects and or rodents. Ask the homeowners?
2) Based on substandard construction observed, modifications to this property may have been made without the owner having attained permits or inspections from the municipality. Work may have been performed by someone other than a qualified contractor or person. The client should consult with the property owner about this, and if necessary research permits.

At worst case, if substantial work was performed without permits, this knowledge must be disclosed when the building is sold in the future. This can adversely affect future sales. Also, the local municipality could require costly alterations to bring the building into legal compliance or even require that the additions or modifications be removed.
3) Many wall and floor surfaces were obscured by furniture and/or stored items and couldn't be fully evaluated.
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Photo 3-6 Radon testing in progress.
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Photo 3-7 The baseboard heaters got warm.
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Photo 3-8 Many screens were noted in the attic.
Limitations: The following items are not included in this inspection: swimming pools, spas, hot tubs, water features and related equipment; playground, recreation or leisure equipment; landscape lighting; areas below exterior structures with less than three feet of vertical clearance; irrigation systems; invisible fencing; sea walls, docks and boathouses. Any comments made regarding these items are as a courtesy only. Note that the inspector does not test or determine the adequacy of drainage systems for grounds, walkways, below-grade stairs and roof downspouts. The inspector does not provide an evaluation of geological conditions and/or site stability, compliance of pool or spa fencing with municipal requirements, or determination that deck, balcony and/or stair membranes are watertight.
Condition of retaining walls: Appeared serviceable
Retaining wall material: Rock
Site profile: Level, Minor slope, Moderate slope
Condition of driveway: Required repair, replacement and/or evaluation (see comments below)
Driveway material: Asphalt
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Paving stones
Condition of decks, porches and/or balconies: Appeared serviceable
Condition of guardrails: Required repair, replacement and/or evaluation (see comments below)
Deck, porch and/or balcony material: Wood
Condition of exterior stairs: Required repairs, replacement and/or evaluation (see comments below)
Condition of handrails: Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Wood, Masonry
4) Handrails at one or more flights of stairs were missing. This is a safety hazard. Common building practices require that handrails be:
  • Installed at stairs with three or more risers
  • Sized and shaped so your hand can encircle them
  • Permanently and securely attached, and able to withstand a 200 pound force in any direction at any point
  • Continuous and extend for the entire flight of the stairs
  • Located between 30 and 38 inches above the leading edge of the stair treads

A qualified person should repair, replace or install as necessary.
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5) Steps have settled moderately. A qualified contractor should evaluate and repair or replace as necessary.
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6) Window wells were missing in one or more areas.
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Photo 6-1 Water intrusion was noted on the inside of this window frame.
This area should have a window well installed. A qualified person should evaluate and install as needed.
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Photo 6-2 Example.
7) Guardrails in one or more areas were loose. This is a safety hazard. A qualified person should repair or replace as necessary, and as per common building practices.
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8) Conducive conditionsVegetation such as trees, shrubs and/or vines was in contact with or less than one foot from the building exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the building exterior.
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9) Drainage appears to have been installed. All drains should be kept free and clear of leaves and debris. The inspection is unable to determine the efficacy of the drainage system or its ability to control rain water or run off. The client my wish to consult with the home owner about this issue. Maintain, repair or correct as needed.
10) Conducive conditionsSoil was in contact with or too close to many wooden support posts and/or stairs. This is a conducive condition for wood destroying insects and organisms. Common building practices require the following clearances to soil below:
  • 12 inches between beams and the soil below
  • 18 inches between joists and the soil below
  • 6 inches between support post bases and the soil below
  • Not in contact with any wood

Where practical soil should be graded and/or removed to maintain these clearances.
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Photo 10-2 No mechanical fasteners were noted. Monitor and install if needed.
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Photo 10-3 Examples of a more current installation.
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11) The perimeter grading was level and or sloped toward the building in one or more areas. This can result in water accumulating around the building foundation. Recommend where practical grading soil so it slopes down and away from the structure with a slope of at least 5% for at least 6 feet. Swales or addition drainage may also be an option. A qualified contractor should evaluate and make necessary repairs or corrections. as needed.

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Photo 11-2 Blue circle indicates damaged window well cover.
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12) The driveway had moderate cracks, settlement, heaving and/or deterioration in one or more areas. Repair as/if desired.
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13) Some decks were obscured by vegetation and couldn't be fully evaluated.
14)  Reference Photos or additional items of note.
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Photo 14-1 The front wall and walkway looks good in general. Monitor and maintain as needed.
Exterior / Foundation
Table of contents
Limitations: The following items are not included in this inspection: below-grade foundation walls and footings, or those obscured by vegetation or building components; exterior building surfaces or components obscured by vegetation, stored items or debris. Any comments made regarding these items are as a courtesy only. Some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determination the adequacy of sump pumps, seismic reinforcement, nor determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
Condition of wall covering: Required repairs, replacement and/or evaluation (see comments below)
Apparent wall structure: Wood frame
Wall covering: Wood, Stucco, Stone veneer
Condition of foundation and footings: Appeared serviceable
Foundation type: Unfinished basement, Finished wine cellar
Foundation material: Poured in place concrete
Footing material: Poured in place concrete
Condition of floor substructure: Appeared serviceable
Pier or support post material: Bearing wall, Steel
Beam material: Built up wood
Floor structure: Solid wood joists
Condition of the basement: Appeared serviceable
15) DamageRot or water damage was found at one or more sections of trim, window frames, soffits and/or rate boards. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.
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Photo 15-1 Wood rot and or water damage was noted at many windows. The window replacements will likely be quite expensive the client may wish to evaluate prior to purchase.
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Photo 15-7 This gutter is loose because the trim board is rotted.
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Photo 15-17 Some Wood rot was noted in the three season porch area. A qualified person should evaluate and repair as needed.
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16) Conducive conditionsCracks, deterioration and/or damage were found in one or more areas of the stucco siding. A qualified contractor should evaluate and make repairs and/or replace stucco siding as necessary.
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17) Conducive conditionsThe exterior finish over the entire structure was failing. A qualified painting contractor should prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint or restain the entire structure as per common building practices.
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18) DamageSome sections of siding and/or trim were damaged and/or deteriorated. A qualified person should evaluate and repair, replace or install siding or trim as necessary.
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Photo 18-1 Bird or insect damage was noted.
Insect staining was noted. Recommend having a qualified person evaluate and treat as needed.
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Photo 18-2 Corroded lintel was noted, prep and paint as needed.
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19) Conducive conditionsEvidence of low grade moisture migration was found in one or more sections of the basement. For example, water stains at support post bases, efflorescence on the foundation etc. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the basement. The basement should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, a qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in basements include:
  • 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.
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Photo 19-1 Efflorescence was noted.
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Photo 19-2 This repaired area may be seeping. Monitor and if necessary have a qualified person evaluate and repair.

The central vacuum system appeared serviceable.
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Photo 19-3 Efflorescence.
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Photo 19-4 Water staining was noted at one or more wall penetrations, repair as needed.
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Photo 19-6 Efflorescence and staining was noted around several of the foundation form ties.
20) Conducive conditionsOne or more minor cracks (1/8 inch or less) were found in the foundation. These don't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitoring them in the future. Numerous products exist to seal such cracks including hydraulic cement, resilient caulks and epoxy sealants.
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21) Reference Photos or additional items of note.
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Photo 21-1 Missing fasteners. Install as needed.
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Photo 21-2 Wire Lath was noted under some of the trim work. A qualified person should evaluate and repair if needed.
22) Conducive conditionsUntreated wood siding and/or trim was in contact with concrete or masonry in one or more areas. Ideally there should be clearance in theses areas were practical. This is a conducive condition for wood destroying insects. Monitor and repair if needed.
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23) Some exterior wall sections were obscured by vegetation and couldn't be fully evaluated.
24) Many foundation and/or footings sections were obscured by stored items and/or being below grade and couldn't be fully evaluated.
25) Minor cracks, heaving and/or settlement were found in one or more sections of slab floors.
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Roof / Attic
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; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. Only active leaks and evidence of past leaks observed during the inspection are reported on as part of this inspection. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice.
Condition of roof structure: Appeared serviceable
Roof type: Gable, Shed
Estimated age of roof surface(s): About eight years old
Source for building age: Buying or sellers Realtor
Roof inspection method: Viewed from ground with binoculars
Condition of shingle and/or shake roof surface materials: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Appeared serviceable
Gutter and downspout material: Metal
Gutter and downspout installation: Partial
Condition of attic: Appeared serviceable
Attic inspection method: Partially traversed
Roof structure type: Rafters
Ceiling structure: Ceiling beams
Ceiling insulation material: Fiberglass roll or batt
Estimated ceiling insulation depth: About 8 inches
Roof ventilation: Appears serviceable
26) Conducive conditionsPaper facing on batt insulation in the attic was exposed. The paper facing is flammable, and poses a safety hazard due to the risk of fire. Also, the paper facing typically acts as a vapor barrier, and if located away from the interior surfaces, can trap moisture from condensation in the cavity between the paper facing and the interior spaces. This is a conducive condition for wood destroying insects. The inspector was unable to evaluate the structure obscured by the insulation. A qualified person should reinstall or replace the insulation as per standard building practices and as per the manufacturer's instructions.
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27) One or more downspouts or downspout extensions drained onto walkways and or driveway. This may result in ice or moss forming and may pose a falling hazard. Where practical, A qualified person should evaluate and install or modify extensions as necessary so rainwater isn't directed onto walkways and or driveway.
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28) Conducive conditionsStains were visible on the roof structure in one or more areas. Because of the lack of access the inspector could fully evaluate. This is likely caused by the Bathroom vent discharge duct not being properly terminated.
A qualified person should properly terminate the bathroom vent out of the structure and make any other necessary repairs.
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Photo 28-1 Arrow indicates possible Surface mold? A qualified person should evaluate, clean and treat the area as needed.
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29) Conducive conditionsOne or more exhaust fan ducts in the attic were not connected to a vent cap. This is a conducive condition for wood destroying insects and organisms due to increased moisture levels in the attic from the exhaust air. A qualified person should evaluate and make permanent repairs as necessary and as per standard building practices, so all exhaust air is vented outside.
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Photo 29-1 Arrow indicates possible Surface mold? A qualified person should evaluate, clean and treat the area as needed.
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30) Conducive conditionsExtensions such as splash blocks or drain pipes for some downspouts were missing and/or substandard. Water may accumulate around the building foundation as a result. A qualified person should evaluate and repair, replace or install as necessary
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Photo 30-3 Recommend extending this leader discharge beyond the deck footings. Note the adjacent photo.
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31) Attic access stairs were unsafe due to the following conditions: loose and/or missing or substandard hardware. A qualified person should evaluate and repair or replace the stairs as necessary.
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32) Conducive conditionsOne or more roof surface sections were designed so as to be much more likely to accumulate debris and/or snow. For example, where a slope descends to a vertical wall. Leaks may occur as a result. The client should monitor such areas for accumulated debris in the future and clean as necessary.
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33) Conducive conditionsDebris had accumulated in one or more gutters and or downspouts. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the building exterior or make water accumulate around the foundation. Gutters and or downspouts should be cleaned now and as necessary in the future.
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Photo 33-1 The client should consider installing some form of leaf guards and/or screens.
34) Pull-down stairs were installed for the attic access. No insulation was installed above the stairs and no weatherstripping was installed around the hatch perimeter. To reduce air leakage, recommend installing weatherstripping and an insulated hatch cover. An example of one can be seen at http://www.batticdoor.com/

Interior air leaking into the attic results in heating and cooling losses, increased energy costs, and a possible increase in moisture levels in the attic due to condensation forming on the underside of the roof sheathing during cold weather. For more information, visit:
http://www.reporthost.com/_docs/atticaccess.pdf
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Photo 34-2 Note the temperature differential.
35) Conducive conditionsThe siding on one or more exterior walls above lower roof sections was in contact with or had less than a one inch gap between it and the roof surface below. A gap of at least one inch is recommended so water isn't wicked up into the siding from the shingles below, and also to provide room for additional layers of roofing materials when the current roof surface fails. Monitor and repair areas as/if needed.
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Photo 35-4 Example of a kick out flashing.
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36) Some downspouts were loose. Water may accumulate around the building foundation as a result. A qualified person should evaluate and repair as necessary.
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Photo 36-1 This gutter is loose because the trim board is rotted.
37) Some roof surfaces were obscured by being out of view and couldn't be fully evaluated.
38) Because of the height of roof, the inspector was unable to traverse the roof and wasn't able to fully evaluate the entire roof.
39) The ceiling insulation's R rating was less than what's recommended for today's standards. Recommend having a qualified contractor install additional insulation as per standard building practices for better energy efficiency. For more information, visit:
http://www.eere.energy.gov/consumer/tips/insulation.html
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40)  Reference Photos or additional items of note.
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Photo 40-2 Repair fan cover and install for the winter months.
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Photo 40-3 ? Ask the homeowner
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Garage / Carport
Table of contents
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages varies between municipalities.
Type: Attached
Condition of detached garage or carport structure: Appeared serviceable
Condition of garage: Appeared serviceable
Type of garage / dwelling door: Solid core, Metal
Condition of garage vehicle door(s): Appeared serviceable
Garage vehicle door type: Sectional
Number of vehicle doors: 1
Condition of automatic opener(s): Appeared serviceable
Condition of garage floor: Appeared serviceable
Condition of garage interior:
41) The self-closing device on the garage-dwelling door is missing. This door is intended to prevent vehicle fumes from entering living spaces and to slow the spread of fire from the garage to living spaces. A qualified person should evaluate and make repairs as necessary.
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42) Hardware on one or more garage vehicle doors was loose. A qualified person should evaluate and repair as necessary.
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43) The ceilings between the attached garage and interior living spaces had holes. These surfaces are intended to prevent vehicle fumes from entering living spaces, and to slow the spread of fire from the garage to living spaces. A qualified contractor should evaluate and make repairs as necessary so the attached garage wall and ceiling surfaces that adjoin living spaces are tightly sealed and fire rated as per standard building practices. Typically these surfaces require a one-hour fire rating.
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Photo 43-1 Install missing cover plate
44) The auto-reverse mechanism on the vehicle door opener needs adjustment. This is a safety hazard, especially for small children. A qualified contractor should evaluate and repair as necessary. For more information on garage door safety issues, visit:
http://www.cpsc.gov/cpscpub/pubs/523.html
http://www.ohdstl.com/safety.html
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45) Conducive conditionsEvidence of low grade moisture migration was found in one or more sections of the garage. For example, water stains at support post bases, efflorescence on the foundation etc. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the garage. The garage should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, a qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in garages include:
  • Repairing, installing or improving driveway drains
  • 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
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46) Some floor areas were obscured by vehicles and/or stored items and couldn't be evaluated. These areas are excluded from the inspection.
47) Minor cracks, heaving and/or settlement were found in one or more sections of slab floors.
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48) Some wall areas were obscured by stored items and couldn't be evaluated. These areas are excluded from the inspection.
49)  Reference Photos or additional items of note.
Limitations: The following items are not included in this inspection: generator systems, 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, does not determine if this system has an adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs, nor determine the operability of every wall switch.
Electric service condition: Appeared serviceable
Primary service type: Underground
Number of service conductors: 3
Service voltage (volts): 240
Service amperage (amps): 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Copper
Main disconnect rating (amps): 200
System ground: Not determined
Condition of main service panel: Appeared serviceable
Condition of sub: Appeared serviceable
Location of main service panel #A: Basement
Location of sub-panel #B: Basement
Location of main disconnect: Breaker at top of main service panel
Branch circuit wiring type: Non-metallic sheathed (BX) Armor clad flexible
Condition of branch circuit wiring: Serviceable
Solid strand aluminum branch circuit wiring present: None visible
Condition of smoke detectors: Required repair, replacement and/or evaluation (see comments below)
Smoke detectors present: Yes
Carbon monoxide detectors present: No, None were noticed
Smoke detector power source: Not determined
50) One or more electric receptacles at the kitchen, laundry room, exterior and/or basement had no visible ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. Recommend having a qualified electrician evaluate to determine if GFCI protection exists, and if not, repair as necessary. For more information, visit:
http://www.mikeholt.com/documents/nec/pdf/GFCI_requirement_page2.pdf
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51) One or more wires in panel #B appeared to be undersized for their overcurrent protection devices (circuit breakers or fuses). This is a safety hazard due to the risk of fire. A qualified electrician should evaluate and repair as necessary.
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52) Wire splices were exposed due to not being contained in a covered junction box. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and make repairs as necessary. For example, install securely mounted junction boxes with cover plates where needed to contain wiring splices.
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Photo 52-2 Missing cover?
53) Some receptacles were worn. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair or replace as necessary.
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Photo 53-1 This was the only one noted. All outlets should be checked.
54) One or more ground fault circuit interrupter (GFCI) electric receptacles wouldn't trip and/or wouldn't trip with test instrument at the following "wet" locations: . This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary.
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55) Some cover plates on junction and/or receptacle boxes were missing. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. A qualified person should repair as necessary.
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Photo 55-5 Install missing cover plate
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Photo 55-6 
56) Based on the age of this structure and the appearance of existing smoke alarms, the alarms may be older than 10 years old. 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 this article: NFPA urges replacing home smoke alarms after 10 years.
57) Smoke detectors were missing from bedrooms and/or on one or more levels. Additional smoke detectors should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, in each bedroom, and one each level of the building. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
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Photo 57-1 
58) All smoke detectors and carbon monoxide detectors should be fully evaluated after taking occupancy. Replace batteries,checking date codes and testing all smoke detectors and carbon monoxide detectors for proper operation.
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Photo 58-1 
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Photo 58-2 
59) The legend for overcurrent protection devices (breakers or fuses) in panel #A and B was missing. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.
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Photo 59-1 
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Photo 59-2 
60) Neutral wires were doubled or bundled together on the neutral bus bar in panel #A. 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.
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Photo 60-1 
61) Some wiring was loose, unsupported, or inadequately supported. Standard building practices require non-metallic sheathed wiring to be trimmed to length, attached to runners or to solid backing with fasteners at intervals of 4-1/2 ft. or less. Fasteners should be installed within 12 inches of all enclosures. A qualified, licensed electrician should evaluate and repair as necessary. For example, trim wire to length and/or install staples as needed.
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Photo 61-1 These wires may be subject to damage.
62) Some switches were worn. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair or replace as necessary.
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Photo 62-1 
63) One or more screws were missing from the cover to panel #A and should be replaced. Because energized wiring may exist behind the holes with the missing screws, recommend that a qualified, licensed electrician replace these screws, or that care be taken to ensure that the new screws do not come in contact with wiring inside the panel when they are installed. Stock screws from the panel manufacturer should be used, or their equivalent.
64) One or more light fixtures used in the three season porch area may not be rated for this application. This may be a potential safety hazard for fire or shock.
Evaluate and replace fixtures if needed.
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Photo 64-1 Evaluate and repair if needed.
65) One or more circuit breakers in panel #B were in the off position. As per the NACHI and ASHI Standards of Practice, the inspector did not attempt to reset or turn back on circuit breaker(s). The client should consult with the property owner to determine why breakers are tripped or off, and have a qualified electrician evaluate and repair if necessary.
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Photo 65-1 
66) Low voltage systems were found during the inspection. These are considered to be specialty system. No evaluation of these systems was performed during the inspection. For a full evaluation, the client(s) should hire a qualified electrician.
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Photo 66-1 Main electrical disconnect.
67) Some electric receptacles were not evaluated because of furniture, stored items and/or being covered by paint.
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Photo 67-1 Painted receptacles.
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Photo 67-2 
68) Some bulbs in light fixtures were inoperable. As a result, some light fixtures couldn't be fully evaluated. Recommend replacing bulbs to fully evaluate fixtures where necessary.
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Photo 68-1 
69) All smoke detectors were not tested due to the following conditions: appear old and needs to be tested for proper operation.
70)  Reference Photos or additional items of note.
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Photo 70-1 Meter and pan looked good.
Plumbing / Fuel Systems
Table of contents
Limitations: The following items are not included in this inspection: private wells and sewage disposal systems; main, side and lateral sewer lines; gray water systems; pressure boosting systems; incinerating or composting toilets; fire suppression sprinkler 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 determining the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Location of main water meter: Basement
Location of main water shut: Basement
Water service: Private
Water pressure (psi): Appears serviceable
Service pipe material: Plastic
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Condition of fuel system: Appeared serviceable
Location of main fuel shut: Basement at the oil tanks and the boiler
Visible fuel storage systems: Two 275 gallon oil tanks side-by-side. The visible date code on one of the tanks was 1987
71) Recommend having the septic tank inspected. Recommend having the tank pumped if it was last pumped more than 3 years ago.
72)  Reference Photos or additional items of note.
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Photo 72-1 Oil tank shut off valves and filter.
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Photo 72-2 
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Photo 72-3 Manufacturers date 1987.
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Photo 72-4 Oil shut off valve.
This copper supply line may be subject to damage, a qualified person should evaluate and repair as needed.
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Photo 72-5 Oil fill and vent.
Water Heater
Table of contents
Limitations: The following items are not included in this inspection: solar water heating systems; circulation systems. 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.
Condition of water heater: Appeared serviceable
Type: Tank
Estimated age: About 18 years old. This information was supplied by the listing agent.
Energy source: Boiler Loop
Capacity (in gallons): 40
Manufacturer: Boiler Mate
Location of water heater: Basement
Water temperature (degrees Fahrenheit): 119° ±
73) Temperature-pressure relief valve drain line was too short. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. A qualified plumber should extend the drain line to 6 inches from the floor, or route it so as to drain outside.
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Photo 73-1 The drain line is a little short.
74)  Reference Photos or additional items of note.
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Photo 74-1 
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Photo 74-2 
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 system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.
Condition of heating system: Appeared serviceable
Location of heating system: Basement
Heating type: Circulating pump, Baseboard, Hot water
Fuel type: Oil
Manufacturer: Burnham
Last service date: 12/4/17
Source for last service date: Label on heater
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
Condition of distribution system: Appeared serviceable
Distribution system: Pipes and convectors
Condition of controls: Appeared serviceable
75) The estimated useful life for most cast iron boilers is 30 years. This boiler appeared to be at 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.
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Photo 75-1 
76) One or more areas of deterioration were found at the burner chamber.
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Photo 76-1 This is a view of inside the oil burner. At the time of service a qualified person should evaluate and repair as/if needed.
77) Conducive conditionsLeaks were found in one or more distribution system valves and/or fittings. A qualified contractor should evaluate and repair as necessary.
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Photo 77-1 
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Photo 77-2 
78) Temperature-pressure relief valve drain line was too short. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. A qualified plumber should extend the drain line to 6 inches from the floor, or route it so as to drain outside.
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Photo 78-1 A little short
79) One or more of the thermostats were loose. A qualified person should evaluate and repair or replace as necessary.
80)  Reference Photos or additional items of note.
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Photo 80-1 A water hammering noise was noted when this thermostat was turned on. This thermostat was in the off position and may not be used on a regular basis. Monitor for noise and repair if needed.
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Photo 80-2 All of the thermostats appeared serviceable.
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Photo 80-3 
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Photo 80-4 The baseboard heaters got warm.
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Photo 80-5 Some municipalities require flame retardant materials to be installed above the boiler. Some areas above the boiler were damaged and should be repaired.
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Photo 80-6 Last service 12/2017
Cooling / Heat Pump
Table of contents
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; thermostat or temperature control accuracy and timed functions; 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 cooling system components, does not determine if cooling systems are appropriately sized, and does not test coolant pressure. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future.
Condition of cooling system and/or heat pump: Required repair, replacement and/or evaluation (see comments below)
Location: Exterior, basement and attic
Type: Split system
Estimated age:
Manufacturer: Ruud, The outside AC condenser this manufactures they 2006. The air handlers dates 2004 and 2005
Condition of distribution system: Appeared serviceable
Condition of controls: Required repair, replacement and/or evaluation (see comments below)
Condition of air filters: Required repair, replacement and/or evaluation (see comments below)
Location of air filters: At base of air handler, At end of air handler
81) The estimated useful life for most cooling systems and heat pumps is 10 to 15 years. This system appears 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.
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Photo 81-1 The AC condensers are about 12 years old. (Manufacturer date 2006)
82) The auxiliary condensate drip pan drain line for the air handler located in the attic had a substandard termination. Standard building practices require that they terminate:
  • Outside (through wall or to gutter)
  • Not in plumbing vent pipes (to prevent sewer gases from entering living spaces)
  • Separate from the primary condensate drain line

A qualified contractor should evaluate and repair as necessary, and as per standard building practices.
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Photo 82-1 A/C appliance in attic.
83) The client should ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified contractor should service this system and make repairs if necessary. This servicing should be performed annually in the future.
84) One or more air filters were nonstandard. A qualified person should filter(s) as necessary. Filters should be checked monthly and maintained as necessary in the future.
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Photo 84-1 Recommend installing high-quality filters.
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Photo 84-2 
85) The outdoor air temperature was below 60 degrees Fahrenheit during the inspection. Because of this, the inspector was unable to operate and fully evaluate the cooling system.
86)  Reference Photos or additional items of note.
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Photo 86-1 Because of the ambient temperature the air-conditioning systems could not be fully evaluated. Both thermostats responded to the fan setting only.
When the weather permits the air-conditioning systems should be fully evaluated and repaired if needed.
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Photo 86-2 Cool temperatures were noted at the AC supply vents. Recommend closing vents or insulating for the winter months.
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Photo 86-3 Water pipes appear to be running through some of the ductwork, these areas should be sealed to prevent air leaks. A qualified person should evaluate and repair as needed.
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Photo 86-4 Basement A/C Appliance
Fireplaces / Stoves / Chimneys
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, nor 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.
Condition of fireplaces, stoves: Required repair, replacement and/or evaluation (see comments below)
Location #A: Floor living fireplace
Location #B: Basement stove
Fireplace type: Masonry
Stove type: Freestanding
Fuel type: Wood
Condition of chimneys: Required repair, replacement and/or evaluation (see comments below)
Chimney type: Masonry
87) The wood stove at location #B appeared to be too close to combustibles at the top. This is a fire hazard. Standard minimum clearances to combustibles for uncertified wood stoves are:
  • Top: 60 inches
  • Loading door side: 48 inches
  • Sides and back: 48 inches
  • Sides and back with acceptable shielding: 36 inches

A qualified contractor should evaluate and repair as necessary. For more information.
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Photo 87-1 
88) A significant amount of creosote (1/8 inch or more) was visible in flue(s) at location # A. A qualified contractor should inspect, clean, and repair if necessary now and annually in the future.
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Photo 88-1 
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Photo 88-2 Example
89) Screws were missing from one or more single wall flue pipe joints at location #A. Standard building practices require that three screws be installed at each joint, and at the flue collar and chimney ends. A qualified person should repair as necessary.
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Photo 89-1 All screws are missing. Termination at chimney requires cement/ sealing!
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Photo 89-2 
90) The inspector found substandard installation at the stove at location #B. Recommend having a qualified contractor evaluate and repair as necessary.
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Photo 90-1 The wood stove should be fully evaluated by a qualified person prior to use.

Is there a permit for the wood stove?
91) All solid fuel burning appliances (woodstoves and fireplaces, etc.) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary.
92)  Reference Photos or additional items of note.
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Photo 92-1 Elegant design!
Limitations: The following items are not included in this inspection: free-standing or portable appliances such as dishwashers, trash compactors, refrigerators, freezers, ice makers; specialty appliances such as hot water dispensers, water filters and trash compactors; 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 such as dishwashers, garbage disposals, trash compactors, ovens, broilers, etc.
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: Appeared serviceable
Range, cooktop type: Electric
Condition of refrigerator: Appeared serviceable
93) Drawers were difficult to open or close and/or loose in one or more cabinets. A qualified person should evaluate and repair as necessary.
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Photo 93-1 One or more drawers do not close fully.
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Photo 93-2 Loose drawer bracketing was noticed
94) One or more sink drains had substandard repairs, such as tape, sealant and/or non standard components. A qualified plumber should evaluate and repair as necessary.
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Photo 94-1 
95) Hardware such as hinges, latches or pulls were loose and/or missing at one or more cabinets. A qualified person should repair as necessary.
96) The digital display control panel shows minor cracks and deterioration. Evaluate and repair as/if desired.
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Photo 96-1 
97)  Reference Photos or additional items of note.
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Photo 97-1 
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Photo 97-2 Appliances appeared serviceable.
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Photo 97-3 The refrigerator appears to be too large for this cabinet. The refrigerator is blocking access to the upper cabinet doors.
Some refrigerator manufacturers require clearance between the top of the refrigerator and the bottom of the cabinetry. Evaluate and repair if/as needed.
Bathrooms / Laundry / Sinks
Table of contents
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; bidets, 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 bathroom first floor
Location #B: Full bathroom first floor
Location #C: Master bathroom second floor
Location #D: Full bathroom second floor
Location #E: Laundry and slop sink first floor
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Condition of laundry facilities: Required repair, replacement and/or evaluation (see comments below)
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes
98) The clothes dryer was equipped with a vinyl, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow. This duct should be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. Most clothes dryer manufacturers specify the use of a rigid or corrugated semi-rigid metal duct. For more information on dryer safety issues, visit:
http://www.cpsc.gov//PageFiles/118931/5022.pdf
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Photo 98-1 It is not recommended to use dryer ducts for heat. Dryers produce high levels of moisture.
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Photo 98-2 Flexible dryer ducts should not penetrate walls floors and or ceilings
99) The clothes dryer exhaust duct appeared to need cleaning. Significant amounts of lint build up were found. This is a safety hazard due to the risk of fire from decreased air flow. This duct should be cleaned now and annually, or more often if necessary in the future. Some chimney sweeps or heating/cooling duct cleaners perform this service. For more information, visit:
http://www.cpsc.gov/CPSCPUB/PUBS/5022.html
http://chimneykeepers.com/dryerclean.html
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Photo 99-1 
100) The sink drain trap at most locations was substandard. Traps hold water in the drain pipe to prevent sewer gases from venting into the structure. A qualified plumber should evaluate and repair as per standard building practices.

"S" type traps can be sucked dry and may allow sewer gas to enter the interior.
Recommend addition of air vent to convert to a modern "P" type trap.
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Photo 100-1 
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Photo 100-2 
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Photo 100-3 
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Photo 100-4 
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Photo 100-5 
101) Leaking or dripping was found at the bathtub/shower supply valves at one or more locations. A qualified plumber should evaluate and repair as necessary.
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Photo 101-1 
102)  Reference Photos or additional items of note.
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Photo 102-1 
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Photo 102-2 
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Photo 102-3 
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Photo 102-4 
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Photo 102-5 The washing machine and dryer appears serviceable.
Interior Rooms / Areas
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; sources of obnoxious odors; cosmetic deficiencies 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 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 of odors is not within the scope of this inspection.
Exterior door material: Wood, Glass
Condition of exterior entry doors: Required repair, replacement and/or evaluation (see comments below)
Condition of interior doors: Appeared serviceable
Condition of windows: Required repair, replacement and/or evaluation (see comments below)
Wall type or covering: Drywall, Wallpaper
Condition of walls: Appeared serviceable
Ceiling type or covering: Drywall, Wood
Condition of ceilings: Appeared serviceable
Flooring type or covering: Carpet, Wood, Tile
Condition of flooring: Appeared serviceable
103) One or more guardrails and or handrails were wobbly and/or unsafe due to large gaps. This is a safety hazard. Common building practices require that they:
  • Be installed where walking surfaces are more than 30 inches above the surrounding grade
  • Be securely and permanently attached
  • Be at least 36 inches in height
  • Not be climbable by children
  • Not have gaps or voids that allow passage of a sphere equal to or greater than four inches in diameter

A qualified contractor should evaluate and repair, replace or install guardrails as necessary.


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Photo 103-1 
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Photo 103-2 
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Photo 103-3 
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Photo 103-4 
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Photo 103-5 
104) Handrails at one or more flights of stairs were missing. This is a safety hazard. Common building practices require that handrails be:
  • Installed at stairs with three or more risers
  • Sized and shaped so your hand can encircle them
  • Permanently and securely attached, and able to withstand a 200 pound force in any direction at any point
  • Continuous and extend for the entire flight of the stairs
  • Located between 30 and 38 inches above the leading edge of the stair treads

A qualified person should repair, replace or install as necessary.
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Photo 104-1 
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Photo 104-2 
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Photo 104-3 
105) One or more doors swung outward over stairs, and either no landing was installed, or the landing didn't extend at least 20 inches beyond the outermost swing area of the door. This a safety hazard, especially in the case of someone tripping or falling when standing on the stairs and opening the door while someone else walks through the door as it is opened. A qualified contractor should evaluate and make repairs as necessary.
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Photo 105-1 
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Photo 105-2 
106) DamageRot or water damage was found at one or more exterior door jambs. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.
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Photo 106-1 
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Photo 106-2 
107) Some interior doors were sticking and/or out of plumb. A qualified person should evaluate and repair as necessary.
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Photo 107-1 
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Photo 107-2 Missing door pulls.
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Photo 107-3 One or more closet doors were warped. Repair if desired.
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Photo 107-4 One or more doors were out of plumb or level, this allows the door to either close or open on its own. Evaluate and repair as/if desired.
108) One or more exterior doors were sticking. A qualified person should evaluate and repair as necessary.
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Photo 108-1 
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Photo 108-2 
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Photo 108-3 
109) Some exterior door hardware, including hinges were loose. A qualified person should repair or replace as necessary.
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Photo 109-1 
110) Crank handles at some windows were missing. A qualified person should repair or replace as necessary.
111) Some bedroom doors has no gap between it and the floor below, or has a gap substantially less than one inch. This structure has a forced air heating system with centrally located return air ducts. When bedroom doors are closed, the only effective path for return air out of the bedrooms is under the doors. A minimum gap of one inch below bedroom doors is recommended to allow an adequate air flow for return air. Recommend trimming the bottoms of bedroom doors as necessary so each door has a minimum one inch gap at its base.
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Photo 111-1 
112) One or more exterior doors had minor damage. A qualified person should repair or replace as necessary.
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Photo 112-1 
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Photo 112-2 One or more pocket doors were inoperable. A qualified person should evaluate and repair as needed.
113) Several windows were water damaged. A qualified person should evaluate and repair or replace as necessary.

Please refer to the exterior/foundation section.
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Photo 113-1 Split window frame.
114) Seals between multi-pane glass in two or more windows appear to have failed based on condensation or stains between the panes of glass. The view through the window may be obscured, and accumulated condensation leaking into wall cavities is a conducive condition for wood destroying organisms. A qualified contractor should evaluate and replace glass where necessary.

The client 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.
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Photo 114-1 
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Photo 114-2 
115) Some sections of flooring had minor deterioration or damage. For example, cracked tile. A qualified person should repair as necessary.
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Photo 115-1 
116) Screens in many windows were not installed.
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Photo 116-1 
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Photo 116-2 Many screens were noted in the attic.
117) Minor cracks and/or holes were found in walls and or ceilings in one or more areas. They do not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons.
118) Squeaking or creaking noises occur when walking on one or more sections of flooring. This is usually caused by substandard construction practices where the subfloor decking is not adequately fastened to the framing below. For example, not enough glue was used and/or nails were used rather than screws. In most cases, this is only an annoyance rather than a structural problem.
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Photo 118-1 
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Photo 118-2 
119)  Reference Photos or additional items of note.
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Photo 119-1 Beautiful ceiling.
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Photo 119-2 The skylights were not evaluated during the home inspection. Recommend having these demonstrated at the time of the walk-through.
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Photo 119-3 
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Photo 119-4 
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Photo 119-5 One or more trip hazards were noted.
A step up above 3/4 of an inch and below 4 inches is considered a trip hazard.
Private Well
Table of contents
Limitations: The inspector does not test private well water for contamination or pollutants, determine if the supply and/or flow are adequate, or provide an estimate for remaining life of well pumps, pressure tanks or equipment. Only visible components are evaluated. The client should have qualified lab test the well water for bacterial contaminants. A qualified well specialist should evaluate the well and perform a yield test.
Condition of private water supply: Appeared serviceable
Type of well: Drilled
Location of well: Southeast from the front of the structure
Condition of pump: Appeared serviceable
Type of pump: Submersible
Condition of well equipment: Appeared serviceable
Location of well equipment: Basement
Condition of pressure tank: Appeared serviceable, Manufacturing date is 2008
120) Recommend having the well water tested for coliform bacteria, nitrates, and anything else of local concern, by a qualified lab. For more information, visit http://www.wellowner.org

Lab testing in progress.
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Photo 120-1 Water samples were delivered to the lab and we are waiting on the results. This information will be sent to you as soon as it becomes available.
121) The estimated useful life for most well pumps is 15 to 20 years. The inspector was unable to determine the age of the pump. The client should be aware that this pump may be near, at, or beyond its useful life and may need replacing or significant repairs at any time. Recommend attempting to determine the pump's age (ask property owner or service technician), and budgeting for a replacement if necessary.
122)  Reference Photos or additional items of note.
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Photo 122-1 The pressure tank looked good in general.

Main water shut off valve.
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Photo 122-2 The water pressure looked good in general.
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Photo 122-3 
Structural Pest Findings
Table of contents
Limitations: This report only includes findings from accessible and visible areas on the day of the inspection. In addition to the inaccessible areas documented in this report, examples of other inaccessible areas include: sub areas less than 18 inches in height; attic areas less than five feet in height, areas blocked by ducts, pipes or insulation; areas where locks or permanently attached covers prevent access; areas where insulation would be damaged if traversed; areas obscured by vegetation. All inaccessible areas are subject to infestation or damage from wood destroying organisms. The inspector does not move furnishings, stored items, debris, floor or wall coverings, insulation, or other materials as part of the inspection, nor perform destructive testing. Wood destroying organisms may infest, reinfest or become active at anytime. No warranty is provided as part of this inspection.
Visible evidence of active wood destroying insects: No
Visible evidence of active wood decay fungi: No
Visible evidence of past wood destroying insects: No
Visible evidence of past wood decay fungi: No
Visible evidence of damage by wood destroying insects: No
Visible evidence of damage by wood decay fungi: No
Visible evidence of conditions conducive to wood destroying organisms: Yes, The vegetation is too close to the structure and the grading slopes towards the structure in one or more areas.
123)  Reference Photos or additional items of note.
Radon Test Results
Table of contents
124)  
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Photo 124-1 Radon testing in progress.


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