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Equity Home Inspections, LLC

Website: http://www.equityinspect.com
Inspector's email: d.uporsky@equityinspect.com · (908) 736-4776
Inspector's phone: (908) 797-3674
281 Wyoming Ave 
Washington NJ 07882-1257
Inspector: David Uporsky
NJHI License #24GI00150400
NJDEP Radon Measurement
Technician #MET13610
NJDEP Tank Closure License #583805

 

Property Inspection Report
NJ Home Inspector License #24GI00150400
NJDEP Radon Measurement Technician License #MET13610
NJDEP HHO Tank Closure Lic. #583805

Client(s):  John Smith
Property address:  Any Street
Any Town, PA
Inspection date:  Wednesday, August 02, 2017

This report published on Wednesday, August 02, 2017 5:52:59 PM EDT

This report is the exclusive property of Equity Home Inspections, LLC and the client(s) named in the report title. Use of this report by any third party without the expressed permission of Equity Home Inspections, LLC and/or the above named client is prohibited. Equity Home Inspections, LLC accepts no responsibility for any unauthorized use of this report. Any third party that relies on this report for any reason does so at their own risk.

Thank you for choosing Equity Home Inspections, LLC. We hope that the information provided in this report proves valuable in your consideration of this property. If for any reason you are unsatisfied with this report, or have any questions after reviewing it, please don't hesitate to contact us. If you are satisfied, please tell your friends about us.

This report complies with the New Jersey Standards of Practice [url=http://www.njconsumeraffairs.gov/.../Chapter-40-Subchapter-15-Home-Inspection-Advisory-Committee.pdf] and the International Association of Certified Home Inspectors Standards of Practice. NACHIwebsite This report is intended to identify material defects within a structure that significantly affect habitability, marketability and/or safety, although minor defects may be noted. Cosmetic items such as damaged molding, doors, cabinets, interior paint or carpeting are generally excluded from this report unless a more serious underlying cause is suspected.

By nature, home inspections focus on defects and may seem negative in tone. Some features of this home may be in excellent condition and of high quality but have not been mentioned or been deemed adequate. This is not meant to downplay the properties assets, but to alert the client to potentially expensive or unsafe issues. Keep in mind that all homes, regardless of age, have some number of defects.

The inspection and report are offered as an opinion only. Although every effort is made to discover and correctly interpret indications of previous or ongoing defects that may be present, no guarantee is implied, nor responsibility assumed by the inspector or inspection company for the actual condition of the building or property being inspected.

Areas of the property that are excluded due to lack of access may be vulnerable to infestation and damage from wood destroying insects and/or organisms.
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 typeMinor DefectCorrection likely involves only a minor expense
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
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 http://www.reporthost.com/glossary.asp

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

View summary


General Information
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Report number: 2017-PA1
Time started: 10:00am
Time finished: 3:00pm
Present during inspection: Client, Property owner
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Heavy rain began in early afternoon.
Temperature during inspection: Hot
Inspection fee: $400.00
Payment method: Cash
Type of building: Single family
Buildings inspected: One house
Number of residential units inspected: 1
Age of main building: 15 years
Source for main building age: Municipal records or property listing
Front of building faces: South
Main entrance faces: South
Occupied: Yes, Furniture or stored items were present

1) The inspector operates only "normal" controls such as faucets and exterior spigots. Inspector does not operate main or individual shut-off valves. Inspector checks for functional flow and drainage, water supply and distribution systems, excluding wells, well pumps, well water sampling or water storage equipment, determination of water supply quantity or quality, water conditioning and irrigation systems.

2) The inspector operates only "normal electrical controls" such as switches or knobs, and does not reset or turn on circuit breakers or remove or install fuses. Electrical system inspection consists of inspecting:
i) Service entrance system;
ii) Main disconnects, main and sub-panels including their interior components;
iii) Service grounding;
iv) Wiring, without measuring amperage, voltage or impedance, excluding any wiring not a part of the primary electrical distribution system, such as central vacuum systems, remote control devices, telephone or cable system wiring, intercom systems, security and low voltage system wiring.

3) Some areas and items at this property were obscured by . 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.

Grounds
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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 (except detached garages); 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: Moderate slope
Condition of driveway: Appeared serviceable
Driveway material: Asphalt
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Paving stones
Condition of deck, patio and/or porch covers: Appeared serviceable
Condition of stairs, handrails and guardrails: Appeared serviceable

4) An extension cord plugged into an exterior outlet on the north side of the house was routed underground to an unknown destination. Extension cords are not typically rated for below ground use and should not be used as permanent wiring. Any buried cable should "UG" rated, installed in conduit, buried at least 18" below grade and hard wired in a weatherproof junction box.
Recommend that client asks the homeowner the purpose of this cable as well.
Photo
Photo 4-1
Extension cord running underground.
 

5) Vegetation was in contact or too close to the gas fireplace vent termination. This is a fire hazard. Recommend trimming shrubs to maintain a 2'-3' clearance from the vent.
Photo
Photo 5-1
 

6) A trip hazard exists at the joint between the driveway and rear patio with the asphalt being higher than the patio. Fixing this condition would likely involve extensive driveway and/or patio work. Recommend at minimum that client make visitors aware of this condition, especially at night.
Photo
Photo 6-1
 

7) The rear stoop was out of level about 3/4". It is unclear if the settlement has stopped or is ongoing. Recommend monitoring this condition for any further movement.
Photo
Photo 7-1
Difference in siding exposure between arrows.
 

8) Minor deterioration (e.g. cracks, settlement) was found in the driveway, but no trip hazards were found. Recommend that cracks be filled and re-sealing in the near future.

9) An active radon mitigation system was installed in the basement. The system was operating at the time of inspection. Recommend that client hire a certified radon measurement technician or obtain a test kit privately to verify that radon levels are within approved limits. Recommend also that client tests for radon every 2-3 years.

http://dep.pa.gov/radon
Photo
Photo 9-1
Radon fan was operating during inspection.
 

10) Propane tank supplying gas fireplace is located east of the house.
See additional comments in "Fireplace" section.
Photo
Photo 10-1
 

Exterior and Foundation
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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, with binoculars
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Vinyl
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Finished basement, Concrete garage slab
Foundation/stem wall material: Poured in place concrete
Footing material (under foundation stem wall): Not determined (inaccessible or obscured)

11) The sealing material around the AC refrigerant line penetration was pulling away from the siding. The gap created can allow water entry into the structure causing sheathing and structural damage. Recommend that a competent person re-seal the penetration using the appropriate putty and/or bituminous tape.
Photo
Photo 11-1
 

12) Vegetation such as trees, shrubs and/or vines were in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least one foot of clearance between it and the building exterior. 2' is better.
Photo
Photo 12-1
Photo
Photo 12-2

Roof
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions perform adequately or are leak-free.
Roof inspection method: Viewed from ground with binoculars
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Appeared serviceable, with the exception of the gutter overflow mentioned below.

13) Kickout flashing was missing at the roof/wall intersections. This type of flashing could simply be a piece of metal installed behind the wall siding and under a shingle course and bent to divert water into the gutter and away from exterior coverings. There are other more elaborate manufactured types. It is a fairly recent development and even newer homes may have been built before its use became common. Recommend that a competent contractor install kickout flashing as needed per standard building practices.

https://www.nachi.org/kick-out-flashing.htm
Photo
Photo 13-1
Kickout flashing recommended at all roof/wall intersections.
 

14) Significant amounts of debris may have accumulated in the front gutter corner to the right of the front entrance. Evidence of overflow (mulch & soil splashed on the foundation) was observed and was verified from rainfall during the inspection. Water can get behind the gutter damaging the fascia and can accumulate around the foundation. This is a conducive condition for wood-destroying organisms and water entry into the basement. Recommend cleaning gutters and downspouts now and as necessary in the future.
Photo
Photo 14-1
Evidence of gutter leakage.
Photo
Photo 14-2
Water flowing over & behind gutter.

15) The roof was not traversed because of excessive height and the possibility of causing damage due to very hot weather. Recommend that client have a roofer make a thorough inspection of the roof and flashings.

16) Although the roof appeared in good shape inspector recommends that client ask the homeowner the roofs age to get an idea of when a new one might be needed.

Basement
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Limitations: Structural components such as joists and beams, the foundation wall and other components such as piping, wiring and/or ducting are obscured by drywall installed on the basement walls and ceiling and therefore excluded from this inspection. The condition of the basement slab is obscured by flooring. An evaluation of the slabs condition (i.e. cracks, evidence of past leakage) cannot be made and is excluded from this inspection. Note that the inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, span or spacing.

The inspector does not guarantee or warrant that water will not accumulate in the basement in the future. Access to the basement during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so. The inspector does not determine the adequacy of basement floor or stairwell drains, or determine if such drains are clear or clogged.

Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity.
Condition of exterior entry doors: Required repair (see comments below)
Exterior door material: Metal

17) The interior basement stair hand rail had no balusters between it and the steps. This large open space is a safety hazard, especially for small children. Recommend that a contractor or competent person install continuous balusters from the hand rail to the stair stringers. Such balusters should be spaced with a maximum 4" clearance between them.
Additionally, the ends of the hand rails should be returned to the newel posts to prevent clothing or objects from catching on them.
Photo
Photo 17-1
Handrails are missing balusters and need to be returned to newel posts.
 

18) A small leak was observed at the handle bolt on the basement Bilco door. A qualified person should repair as necessary, such as installing sealing type washers, to prevent water from infiltrating the basement. Note that leaks are a conducive condition for wood-destroying organisms.
Photo
Photo 18-1
 

19) A panel serving an unknown purpose was observed at the back end of the basement ceiling. The panel was not opened for fear of causing damage as it was painted over. Recommend that client ask the owner the purpose of the panel and if it can be opened.
Photo
Photo 19-1
 

20) The radon mitigation exhaust pipe penetrates the slab and exits the foundation at the northeast basement corner. The slab penetration could not be observed as the floor was finished off.
The u-tube manometer for the radon system read approximately 0.5" indicating there is the desirable negative pressure under the basement slab. The entire u-tube is not visible nor are any informational decals typically affixed adjacent to it. Recommend that client ask the homeowner if they have any records from the mitigation company regarding installation of the system, pre-mitigation & post mitigation radon levels, system start up manometer reading, etc. Recommend also that radon levels be checked at least every two years.

http://dep.pa.gov/radon

https://www.rdsenvironmental.com/blog/how-to-read-a-manometer-on-your-radon-system/
Photo
Photo 20-1
Radon u-tube manometer partially obscured.
Photo
Photo 20-2
Radon vent pipe slab penetration.

Water Heater
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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: Required repair, replacement and/or evaluation (see comments below)
Type: Tank
Energy source: Electricity
Capacity (in gallons): 80
Temperature-pressure relief valve installed: Yes
Location of water heater: Basement
Hot water temperature tested: No

21) Wiring for the water heater's power supply was exposed and subject to damage. Standard building practices call for non-metallic sheathed wiring to be protected with BX armored conduit to prevent damage. This is a potential safety hazard for shock. Recommend that a qualified contractor repair per standard building practices.
Photo
Photo 21-1
 

22) The water heater tank or supply pipe connections appeared to be leaking. This could be an indication that the water heater has failed or only the supply piping connections need repair, since water was observed coming from the top of the heater. A licensed plumber should evaluate the unit and repair or replace it as necessary.
Photo
Photo 22-1
Photo
Photo 22-2

Heating, Ventilation and Air Condition (HVAC)
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Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Forced air, Heat pump
General heating distribution type(s): Ducts and registers
Last service date of primary heat source: Unknown
Condition of forced air ducts and registers: Not determined (inaccessible, obscured or system inoperable), The ducting system was not inspected due to the entire basement being finished with drywall and is excluded from this inspection. Although the registers appeared serviceable.
Condition of cooling system and/or heat pump: Appeared serviceable, The heat pump was not operated in "heat" mode because the outdoor temperature was above 65 degrees.
Cooling system and/or heat pump fuel type: Electric
Location of heat pump or air conditioning unit: Building exterior, east
Type: Split system
Condition of controls: Appeared serviceable

23) The electrical cables supplying the AC/heat pump were exposed to damage with a risk of electrical shock. Such wiring should be armored cable or the wires installed in conduit. Recommend that a licensed electrician evaluate and perform repairs as needed per accepted building practices.
Photo
Photo 23-1
 

24) The heat pump was not operated in heat mode do to the outdoor temperature (85-90) being above 65 degrees. Operating it in heat mode could possibly cause damage to the unit. According to the serial number the unit is about eight years old. The AC function appeared serviceable.
Photo
Photo 24-1
Photo
Photo 24-2

25) A humidistat control was observed on a duct near the heat pump but the control wire was disconnected. Recommend client ask the owner why this is the case.
Photo
Photo 25-1
 

26) The basement was finished with drywall throughout making the duct system inaccessible. All concealed ducting is excluded from this inspection.

Plumbing / Fuel Systems
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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 oil tanks or propane tanks.
Condition of service and main line: Appeared serviceable
Water service: Private well
Location of main water shut-off: Basement, Near water pressure tank.
Condition of supply lines: Water supply lines in the finished basement were hidden by drywall and only visible in the utility room. They are excluded from this inspection.
Supply pipe material: Copper
Condition of drain pipes: Not determined (inaccessible, obscured, or water service off), Drain piping was behind drywall in the finished basement and only partially visible under the kitchen & bathroom sinks. They are excluded from this inspection.
Drain pipe material: Plastic
Condition of waste lines: Not determined (inaccessible, obscured, or water service off), Waste lines were not visible behind drywall in the finished basement. They are excluded from this inspection.
Waste pipe material: Not determined (inaccessible or obscured)
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Sump pump installed: No
Condition of fuel system: Appeared serviceable
Visible fuel storage systems: Above ground, propane tank, in yard, The above ground propane tank supplies the gas fireplace. It is owned by the propane company and is not part of this inspection.
Location of main fuel shut-off valve: At propane tank

27) Based on visible components or information provided to the inspector, this property appeared to have a private sewage disposal (septic) system. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Generally, septic tanks should be pumped and inspected every 3 years. Depending on the type of system and municipal regulations, inspection and maintenance may be required more frequently, often annually. Recommend the following:
  • Consult with the property owner about this system's maintenance and repair history
  • Review any documentation available for this system
  • Review inspection and maintenance requirements for this system
  • That a qualified specialist evaluate, perform maintenance and make repairs if necessary
For more information, visit:
http://www.reporthost.com/?SEPTIC

28) Based on visible equipment or information provided to the inspector, the water supply to this property appeared to be from a private well. Private well water supplies are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. 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 and accessible components are evaluated. Recommend the following:
  • That a qualified well contractor fully evaluate the well, including a pump/flow test
  • That the well water be tested per the client's concerns (coliforms, pH, contaminants, etc.)
  • Research the well's history (how/when constructed, how/when maintained or repaired, past performance, past health issues)
  • Document the current well capacity and water quality for future reference
For more information, visit:
http://www.reporthost.com/?WELL

29) A water softener system was installed on the premises. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Water softeners typically work by removing unwanted minerals (e.g. calcium, magnesium) from the water supply. They prevent build-up of scale inside water supply pipes, improve lathering while washing, and prevent spots on dishes. Recommend consulting with the property owner about this system to determine its condition, required maintenance, age, expected remaining life, etc. For more information, visit:
http://www.reporthost.com/?WTRSFT
http://www.reporthost.com/?HRDWTR

30) A water filtration system was installed under the kitchen sink. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Filter cartridges typically need replacing periodically. Cleaning and other maintenance may also be needed. Recommend consulting with the property owner about this system to determine its condition, required maintenance, age, expected remaining life, etc. For more information, visit:
http://www.reporthost.com/?WTRFLTR

31) A sewage ejector pump appears to be installed on the premises. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. These systems are typically sealed and involve moving parts. They are subject to clogging and/or damage from disposal of items such as disposable diapers and sanitary napkins. Recommend that this pump and related equipment (piping, valves, etc.) be evaluated by a qualified plumber and repaired if necessary. This should be done per the manufacturer's recommendations in the future, or annually if unable to verify the manufacturer's recommendations. Typically, these pumps have a lifespan of 7-10 years. For more information, visit:
http://www.reporthost.com/?SEWEJPMP

32) The propane tank supplying the gas fireplace is owned by the propane company. These tanks can last many years. Recommend client contact the company regarding any service or inspection that may be needed.
Photo
Photo 32-1
 

33) Main water shutoff is located at the pressure tank in the basement. Exposed wiring subject to damage should be armored cable or contained within conduit.
Photo
Photo 33-1
 

Electric
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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: Appeared serviceable except for one double tapped breaker in main service panel.
Primary service type: Underground
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 200
System ground: Ground rod(s) in soil
Condition of main service panel: Required repair, replacement and/or evaluation (see comments below). Double tap at #7 breaker
Location of main service panel #A: Basement
Location of main disconnect: Breaker at top of main service panel
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: non-metallic sheathed, copper
Solid strand aluminum branch circuit wiring present: None visible
Ground fault circuit interrupter (GFCI) protection present: Yes
Arc fault circuit interrupter (AFCI) protection present: Yes
Smoke alarms installed: Yes, but not tested
Carbon monoxide alarms installed: Unknown

34) Circuit breaker #7 in the main panel was "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

Two conductors installed at breaker #7.
Photo
Photo 34-1
Double tapped breaker.
Photo
Photo 34-2
Service disconnect @ top of panel.

35) Electric receptacles and/or the boxes in which they were installed located in the garage and basement were loose and/or not securely anchored. Wire conductors can be damaged due to repeated movement and/or tension on wires, or insulation can be damaged. This is a shock and fire hazard. Recommend that a qualified electrician repair as necessary.
Photo
Photo 35-1
Loose outlet and/or box in garage @ north wall.
Photo
Photo 35-2
Loose outlet and or box @ basement north wall.

36) The GFCI receptacle in the master bath appeared to have reverse-polarity wiring, where the hot and neutral wires were reversed. This is a shock hazard. Recommend that a qualified electrician evaluate and repair as necessary. For more information, visit:
http://www.reporthost.com/?RPR
Photo
Photo 36-1
Mis-wired GFCI outlet-master bath.
 

37) Based on the age of this structure the existing smoke alarms may have been installed more than 10 years ago. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. Recommend asking the owner the age of the smoke alarms if known. For more information, visit:
http://www.reporthost.com/?SMKALRMLS

38) The functionality of, power source for and placement of smoke alarms is not determined as part of this inspection. Smoke alarms should be installed in each bedroom, in hallways leading to bedrooms, on each level and in attached garages. They have a limited lifespan and should be replaced every 10 years. For home buyers, batteries in smoke alarms should be changed when taking occupancy. Batteries should be replaced annually in the future. Carbon monoxide alarms should be installed in the vicinity of sleeping areas and on each level. For more information, visit:
http://www.reporthost.com/?SMKALRM
http://www.reporthost.com/?COALRM

39) Location of main underground service entrance is west of the front entry door.
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Fireplaces, Stoves, Chimneys and Flues
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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 gas-fired fireplaces or stoves: Appeared serviceable
Gas fireplace or stove type: Metal pre-fab fireplace, Direct vent type.
Condition of chimneys and flues: Appeared serviceable
Gas-fired flue type: Direct vent

40) Recommend that the client review all available documentation for gas-fired fireplaces and stoves. Depending on how they are operated (for routine heating versus ambiance), such appliances may need servicing annually or every few years. Consult with the property owner and/or a qualified specialist to determine if service is needed now. Any needed repairs noted in this report should be brought to the attention of the specialist when it's serviced. For more information visit:
http://www.reporthost.com/?ANGFINSP

41) Corrosion was beginning to form on the gas fireplace flue enclosure. Recommend monitoring this condition to prevent rust out and water entry.
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Kitchen
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Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, 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.
Dishwashers are inspected for water supply and drainage only.
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), Drainage leak under wet bar sink adjacent to kitchen. (see comments below)
Condition of under-sink food disposal: N/A (none installed)
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop or oven: Appeared serviceable
Range, cooktop or oven type: Electric
Type of ventilation: Hood or built into microwave over range or cooktop, ducted to exterior
Condition of refrigerator: Not determined
Condition of built-in microwave oven: Not determined

42) The wet bar sink drain was leaking from the top connection. Recommend a qualified plumber repair as necessary.
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Bathrooms, Laundry and Sinks
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Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Location #A: Half bath, first floor
Location #B: Master bath, second floor
Location #C: Full bath, second floor
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Required repair, replacement and/or evaluation (see comments below), Full bath 2nd floor
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Bathroom and laundry ventilation type: Spot exhaust fans, with individual ducts
Gas supply for laundry equipment present: Not determined
240 volt receptacle for laundry equipment present: Yes

43) The bathtub drain stopper mechanism at location(s) #D was missing. Recommend that a qualified person repair or replace as necessary.
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44) Sloppy caulk job at top of tub surround in 2nd floor full bath. Recommend monitoring or replacing caulk with a smooth continuous bead.
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Interior, Doors and Windows
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Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.
Condition of exterior entry doors: Appeared serviceable. While the exterior doors appeared serviceable fungal rot was observed at the base of the exterior trim on the front door and rear slider. (see comments below)
Exterior door material: Fiberglass or vinyl, Sliding glass
Type(s) of windows: Vinyl, Multi-pane, Double-hung
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
Flooring type or covering: Wood or wood products, Tile
Condition of stairs, handrails and guardrails: Appeared serviceable

45) Fungal rot was found at one or more exterior door jambs. Recommend that a qualified person repair as necessary. All rotten wood should be replaced.

Front door & rear slider.
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Rot starting at rear sliding door.
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Rot at front door trim showing 22% moisture content.

46) Furnishings obscured many areas of the floor and walls hiding potential defects. Recommend that a full evaluation of these areas be made when such items are removed.
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Attic and Roof Structure
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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 serviceable
Roof structure type: Rafters
Ceiling structure: Ceiling joists
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable, Overall the attic insulation appeared serviceable although some insulation was displaced at the northeast corner. (see comments below)
Ceiling insulation material: Fiberglass roll or batt
Approximate attic insulation R value (may vary in areas): R-38
Vermiculite insulation present: None visible
Vapor retarder: Not determined (inaccessible or obscured)
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Ridge vent(s), Open soffit vents

47) Insulation was displaced in the northeast attic corner creating heat leaks in the ceiling. Recommend repositioning in joist cavities.
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48) The attic access pull down door was not insulated and had substandard weatherstripping. Recommend installing insulation and weatherstripping as necessary and per current standards at hatches or doors for better energy efficiency. For more information, visit:
http://www.reporthost.com/?ATTACC

49) An uncapped vent pipe was observed in the attic. According to the homeowner this is the central vacuum discharge. Per homeowner only the central vac piping has been installed and not the actual unit. Recommend capping the pipe at this point to prevent entry of debris. If the system is ever activated the pipe should be extended through the roof and terminated with a rain cap or downward facing elbow. Not extending it through the roof will introduce conditioned air into the attic likely increasing humidity and warming of the attic and roof in the winter. Excessive moisture contributes to mold growth and elevated winter attic temperatures can cause ice dam formation on the roof.
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Central vacuum pipe needs to be capped.

50) Attic insulation appeared to be generally serviceable.
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Garage or Carport
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Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Attached
Condition of door between garage and house: Appeared serviceable
Type of door between garage and house: Solid core
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
Number of vehicle doors: 1
Condition of automatic opener(s): Appeared serviceable
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes
Condition of garage floor: Appeared serviceable, Stored items on garage floor.
Condition of garage interior: Appeared serviceable, Shelving obscures portions of the garage walls.
Garage ventilation: Exists

51) Stored items and shelving obscured many areas of the garage walls and floor. Since inspector does not move personal items concerns may be found when these items are eventually removed.
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Home inspectors are not required to report on the following:
Life expectancy of any component or system; the causes of the need for a repair; the methods, materials and costs of corrections; the suitability of the property for any specialized use; compliance or non-compliance with codes, statutes, ordinances, regulatory requirements or restrictions; the market value of the property or its marketability; the advisability or inadvisability of purchase of the property; any component or system that was not observed; the presence or absence of pests such as wood destroying insects, organisms or rodents; cosmetic items, underground items, or items not permanently installed. Home inspectors are not required to: Offer warrantees or guarantees of any kind; calculate the strength, adequacy or efficiency of any system or component; enter any area or perform any procedure that may damage the property or its components or be dangerous to the inspector or other persons; operate or attempt to operate any system or component that has been shut down or is otherwise inoperable; operate or attempt to operate any system that does not respond to "normal operating controls"; disturb insulation, move personal items, panels, equipment, furniture, plant life, soil, snow, ice or debris that obstructs access or visibility; determine the presence or absence of any adverse environmental condition(s) or hazardous substance including but not limited to mold, toxins, carcinogens, noise, contaminants in the building, soil, air or water; determine the effectiveness of any system installed to control or remove suspected hazardous substances; predict future conditions including but not limited to the failure of components or systems.
Since this report is provided for the specific benefit of the client(s), secondary readers of this information should hire a licensed inspector to perform an inspection that meets their specific needs and to obtain current information regarding the condition of this property.