This report published on Thursday, September 1, 2022 1:38:57 PM EDT
"No home is perfect. Keep things in perspective. Do not kill your deal over things that do not matter. It is inappropriate to demand that a seller address deferred maintenance, conditions already listed on the seller's disclosure or nit-picky items."
The above is an excerpt from Sell Your Home For More by Nick Gromicko.
Acceptance of this report and/or relying on the information within constitutes acceptance of the real estate inspection agreement limits for the client listed above even if the agreement is not signed. Reliance on a home inspection report that was originally performed for a different home buyer removes warranties. Home Inspections are not a pass/fail. The purpose is to identify the condition of the home as much as can be done at the time of the inspection. It is out of the scope of the home inspection to give estimates for repairs. We recommend that contractors be utilized prior to closing to provide repair estimates.
If you are not the person identified as the client above then you need to attain permission from the client above and you need to have your own home inspection completed.
It is not typical to request to remedy those items which are small maintenance items. Your real estate agent will be your best source to help determine which items (if any) are appropriate to request for correction or improvement
1) Comment - Photos are only a representative sample of conditions observed. There may be more than one area of concern not shown by photo
2) Comment - Older building—We expect buildings to be built according to the standard practices and building codes, if any, that were in use at the date of construction. Older buildings often have areas or systems that do not comply with current building codes. While this inspection makes every effort to point out safety concerns, it does not inspect for building code compliance. It is common for structures of any age to have had repairs done, and some repairs may appear less than standard. This inspection looks for items that are not functioning as intended. It does not grade the quality of the repairs. In older places, the inspector reviewed the structure from the standpoint of how it has fared through the years with the materials that were used. You can expect problems to become apparent as time passes. The inspector will not be able to find all deficiencies in and around a property, especially concerning construction techniques of the past.
4) Comment - This is a reminder that inspections are not code inspections, zoning checks nor a check for permits. Most buildings more than only a few years old are not up to current codes due to codes changing over time. It is normal and expected for buildings not to be "up to code" Codes themselves are subject to locations and interpretation.
Inspections are also not a pest/rodent inspection. It is not uncommon for critters to move in to buildings when weather gets colder and/or there are food sources available. Keep food sources away and monitor always.
It is recommended that you get estimates for repairs prior to closing to fully understand the costs involved. Cost estimates are not part of the inspection. Our inspectors do not provide repairs so any estimate provided is very rough if given.
5) Comment - Issues that are considered cosmetic are not the goal of this report. For example; holes, stains, scratches, unevenness, not perfectly level or square, missing trim, paint and finish flaws or odors. It is not the intent of this report to make the property new again. Any mention of cosmetic is done as a courtesy or because of request. The inspection company is not responsible for failure to properly maintain the property or damage that occurs or uncovered after taking possession of the property.
6) Safety, Repair/Maintain, Evaluate - Stairs/walkways and/or patio sections have settled. Recommend evaluation and repair. Consider slab jacking as a repair method to ensure proper slope away from the building and to help remove any trip hazards.
7) Repair/Replace, Evaluate - The driveway had significant cracks and/or deterioration in areas. A qualified contractor should evaluate and repair or replace driveway sections as necessary.
8) Repair/Replace, Evaluate - Sidewalks and/or patios have significant cracks and/or deterioration in area(s). Recommend evaluation and repair or replace sidewalk and/or patio sections as necessary.
9) Repair/Replace, Evaluate - Trim/frame at the exterior of an entrance door was deteriorated. Recommend repairs as needed.
10) Repair/Replace, Evaluate - Moderate cracks and/or deterioration found in section(s) of brick/stone. A qualified contractor should evaluate and make repairs as necessary, such as repointing mortar, replacing bricks/stones and/or sections as needed.
11) Repair/Replace, Evaluate - Benches had areas of deterioration. Recommend evaluation and repair or replacement of components as necessary.
12) Repair/Replace - The perimeter grading sloped towards the structure in areas and was too flat in other areas. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms. Wet soil may also cause the foundation to settle and possibly fail over time. Recommend grading soil so it slopes down and away from the structure. The grade should drop at least 6 inches within the first 10 feet. Correct any negative slope of brick/concrete areas as well to direct water away from structure. http://www.homeinspectionsinohio.com/blog/post/negative-grading
Where the site does not allow for the necessary fall away from the structure, drains or swales could be used.
13) Repair/Replace - OSB (orientated strand board) or plywood was used as an exterior covering. This is not a suitable material for exterior use due to delamination issues resulting form exterior weather. Recommend replacing or covering with suitable materials.
Also observed around window unit air and mobile air conditioners
14) Repair/Maintain, Minor Defect, Conducive conditions - At least one downspout had no extensions, or had extensions that were ineffective. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Repairs should be made as necessary, such as installing or repositioning splash blocks, or installing and/or repairing tie-ins to underground drain lines, so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure.
15) Repair/Maintain, Maintain - Three gutters had low spot(s) in the slope which allowed some water to accumulate in them rather than draining through the downspouts. Recommend correction as necessary, such as correcting the slope in gutters or installing additional downspouts and extensions if necessary.
16) Repair/Maintain, Evaluate - Brick mortar was deteriorated and should be repaired to prevent further deterioration. Recommend having a qualified mason evaluate and repair as necessary. This will likely require repointing the mortar.
17) Repair/Maintain, Evaluate - Various sections of the brick were deteriorated / spalling. Recommend evaluation and repair/maintenance.
Also consider a coating to prevent water penetration/absorption yet one that will permit water vapor to escape.
18) Repair/Maintain, Evaluate - Fascia boards are damaged or deteriorated in at least one area. Recommend evaluation of all fascia areas and repairs made as necessary to help prevent precipitation and animal entry .
Be aware that most often fascia is largely not visible due to flashing materials or gutters blocking observation.
19) Repair/Maintain, Conducive conditions - 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 help prevent water infiltration and monitoring them in the future. Numerous products exist to seal such cracks including:
Hydraulic cement. Requires chiseling a channel in the crack to apply.
Resilient caulks (easy to apply).
Epoxy sealants (both a waterproof and structural repair).
Note: small cracks can be the result of normal drying and shrinking of cement and mortar along with settling.
20) Repair/Maintain - Areas under slab were undermined/eroded. Recommend filling and sealing to help prevent settling and cracking of the slab.
21) Repair/Maintain - One or more downspout(s) were barely connected/not connected to the buried drain line. Recommend extending them to help ensure connection and proper routing of water away from the building.
22) Repair/Maintain - Drain pipe for the downspout was damaged. Recommend repairing to help ensure water is directed away from the foundation.
23) Maintain, Conducive conditions - Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.
24) Maintain, Conducive conditions - Caulk was missing or deteriorated in some areas and should be replaced and/or applied where necessary. For more information on caulking, visit The Ins and Outs of Caulking.
25) Maintain, Conducive conditions - The exterior finish in some areas was failing. Recommend prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint or restain areas as needed.
27) Evaluate, Comment - Weep holes did not appear to be installed in the brick/stone veneer. Weep holes are designed to allow moisture to evaporate in the event moisture gets behind the brick veneer. Recommend evaluation.
28) Comment - 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. Exterior buildings such as sheds, barns and garages are not included unless specifically requested. 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. Inspector is unable to determine condition of underlying materials (see through solid objects) such as materials behind siding and facia positioned behind gutters or flashing for examples.
29) Comment - Indications of past termite treatment observed. Recommend asking sellers regarding past treatments and any warranties with the treatment.
30) - 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, take measurements of plumbness, nor determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof material: 5-10 years, 20+
Gutter & downspout material: Aluminum
31) Major Defect, Evaluate, Conducive conditions - The flat roof surface material appears to be near the end of its service life and will likely need replacing in the near future, even with repairs. The client(s) should budget for a replacement roof surface, and may want to have a qualified roofing contractor evaluate and attempt to issue a "5 year roof certificate".
Flat roof had several areas of past repairs, evidence of ponding, bubbling sections and failing sealant.
32) Repair/Replace, Evaluate, Conducive conditions - Sections of flashing at the base of the chimney were deteriorated or substandard. Leaks may occur as a result. A qualified roofing contractor should evaluate and repair as necessary.
Gaps observed in sealant
33) Repair/Replace, Evaluate, Conducive conditions - Gaps were found in 2 or more roof surface seams on sections of rubber roof. These may result in leaks. Recommend evaluation and repair/sealing as necessary.
34) Repair/Maintain, Evaluate - Drip edge flashing not installed. Drip edge is used to help prevent water infiltration on to the sheathing and soffit areas. Consider installation/evaluation.
Manufacture installation instructions dictate proper edge flashing methods and types. Confirming each shingle manufacture installation requirements lies outside of the scope of a general building inspection. You should consult with a qualified roofing contractor concerning the need, cost and options of installing drip edge flashing.
35) Minor Defect, Maintain - The apron flashing (flashing at the uphill and/or downhill side of chimney) consisted of one piece of material. The flashing should be composed of two sections such as step flashing and counter flashing to enable seasonal movement.
Recommend repair/improvement to help prevent leaks, or at minimum maintain sealants.
36) Comment - Be aware that lifting and or moving around insulation is beyond the scope of the inspection, therefore the areas directly buried and under insulation are not visible. Due to attic structures access to some areas are limited due to physical spaces and safety.
37) Comment - 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 nor any guarantee of roofs age, 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. 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.
38) Comment - No accessible attic spaces were found or inspected at this property.
39) Comment - Generally the shingled roof covering was in good condition
Primary service overload protection type: Circuit breakers, Fuses
Service amperage (amps): 600
Service voltage (estimated): 3 phase, 4 wire, 120/208
Location of Main Service Switch: Basement
Location of Sub panel: Basement
Service entrance conductor material: Aluminum, Copper
System ground: Ground rod(s) in soil
Main disconnect rating (amps): Not applicable, no single main disconnect
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present in the panel: No
40) Safety, Repair/Replace, Maintain - One receptacle(s) with the hot and ground reversed was found. This is a safety hazard due to the risk of shock. An electrician should evaluate and make repairs as necessary.
41) Safety, Repair/Replace, Evaluate - One electric sub panel was mounted directly against the foundation wall without there being a wooden section between the panel and the wall. This increases the chance of moisture and rusting. Recommend evaluation and correction as needed to help ensure long life span of the panel.
42) Safety, Repair/Replace, Evaluate - Loose conductors were found in the main service panel had bare ends and were not connected to circuit breakers or fuses. This is a safety hazard due to the risk of fire if the bare conductors come into contact with other components in the panel. An electrician should evaluate and repair as necessary. For example, removing wires that aren't terminated or installing wire nuts.
43) Safety, Repair/Replace, Evaluate - Main disconnects and sub panels used older style, Edison base fuses. This type of fuse allows anyone to install incorrectly rated fuses, possibly resulting in damage to wiring. Recommend that an electrician evaluate this panel and the wiring to determine if damage has occurred, and repair or replace components and/or wiring as necessary.
44) Safety, Repair/Replace, Evaluate - One electric receptacle had reverse-polarity wiring, where the hot and neutral wires are reversed. This is a safety hazard due to the risk of shock. An electrician should evaluate and make repairs as necessary.
identified with blue dot(s) with "H&N"
45) Safety, Repair/Replace, Evaluate - Ground fault circuit interrupter (GFCI) protection was missing in areas. An electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that areas lacking the protections are improved for increased safety.
Area(s) where missing were: exterior
If the building is older, then not having GFCI can be common and typically there are no requirements to upgrade unless there is a lot of renovation such as completely redoing a kitchen.
46) Safety, Repair/Replace, Evaluate - Wire splices were exposed due to not being contained in a covered junction box or in a box that had no cover. 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 and/or cover plates where needed to contain wiring splices.
47) Safety, Repair/Replace - Two electric receptacle(s) were broken or damaged. This is a safety hazard due to the risk of fire and shock. A qualified electrician should replace them as necessary.
48) Safety, Repair/Replace - Waterproof cover(s) over one electric receptacle was damaged or broken. This is a safety hazard due to the risk of shock and fire. Damaged covers should be replaced where necessary.
49) Safety, Repair/Maintain, Evaluate, Monitor - Rusting/corrosion observed in electric panels, this usually indicates past moisture intrusion or high humidity levels. Recommend evaluation by an electrician of any corroded wires and breakers, correction of any water entry points and monitoring especially after rains.
First shut off, furnace room Transfer case Panel A, boiler room
50) Safety, Minor Defect - Cover plates were missing for one or more electric box(s), such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. Cover plates should be installed where missing.
51) Repair/Replace, Comment - One electric panel cover couldn't be removed due to lack of access from shelving, cabinets, walls and/or ceilings and panel wasn't fully evaluated. Corrections should be made so the panel cover can be easily removed. If you wish this to be inspected by us, once accessibility is confirmed contact our office to schedule at time.
52) Repair/Maintain, Evaluate - Damaged outdoor lighting. Recommend evaluation and repair/replacement as necessary.
53) Serviceable, Comment - No observable concerns with the electric panel wiring.
54) Comment - 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 or outlet. Inspectors do not remove outlet covers and are unable to determine the type of wiring inside walls or in concealed spaces.
Note: National safety standards require electrical panels to be weatherproof, readily accessible, and have a minimum of thirty-six inches of clear space in front of them for service. Also, they should have a main disconnect, and each circuit within the panel should be clearly labeled. Industry standards only require us to test a representative number of accessible switches, receptacles, and light fixtures. However, we attempt to test every one that is unobstructed, but if a residence is furnished we will obviously not be able to test each one.
55) Comment - As smoke detectors age they have a higher possibility of failure. Consider installing new detectors in the building so you can know for certain the age of the detectors. Smoke alarms should be installed as necessary so a functioning one exists in each hallway, each level of the building, and in each area. We recommend installing new batteries in all detectors upon moving in. It is outside the scope of the inspection to determine if detectors are hard wired in.
56) Safety, Repair/Replace, Evaluate - What appears to be asbestos was visible on some boiler lines. It was significantly deteriorated in some areas, and if it is asbestos, it may pose a health hazard and require abatement. Recommend having this material tested at a qualified lab. If the material is found to contain asbestos, recommend consulting with a qualified asbestos abatement contractor or industrial hygenist. For information on asbestos hazards in the building, visit https://www.cpsc.gov/safety-education/safety-guides/home/asbestos-home
57) Safety, Repair/Maintain, Evaluate - The last service date of the heating system appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) 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 heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future.
58) Safety, Repair/Maintain, Evaluate - Rusted gas exhaust pipe. Recommend repair/maintenance to help prevent further deterioration infiltration and to help ensure all exhaust gases are directed to the exterior of the building.
59) Repair/Replace, Evaluate - The furnace did not respond when its controls were operated. This system was not fully evaluated. The client(s) should consult with the property owner(s) as to how it operates and have a qualified heating and cooling contractor evaluate and make repairs if necessary.
60) Repair/Replace, Evaluate - The boiler did not respond when its controls were operated. This system was not fully evaluated. The client(s) should consult with the property owner(s) as to how it operates and have a qualified heating contractor evaluate and make repairs if necessary.
61) Repair/Replace, Evaluate - The circulation motor/pump for the boiler was inoperable, damaged and or leaking. A qualified HVAC contractor should evaluate and make repairs as necessary.
62) Repair/Replace, Evaluate - One or more air ducts were rusted,damaged or deteriorated. A contractor should evaluate and make permanent repairs as necessary to help ensure proper air movement.
63) Repair/Replace, Comment - Unable to test HVAC for the Sanctuary due to locked thermostats.
64) Repair/Replace - Two boiler supply valves were leaking. The valves should be replaced.
65) Maintain, Evaluate - The inspector was unable to determine the last service date of the boiler or it was more than one year ago. The client(s) should ask the property owner(s) 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 heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary.
This servicing should be performed every year in the future, or as per the contractor's recommendations.
66) Maintain, Monitor - The estimated useful life for boiler system is 25-40 years. This system appears to be at this age or older and may need replacing at any time. Recommend budgeting for repairs/ replacement.
Typically the item that needs replaced is the circulation pumps.
67) Maintain, Monitor - Fittings and/or valves for the boiler system had rust/corrosion. Recommend repairs/replacement as necessary at minimum monitoring for leaks.
68) Maintain, Comment - The estimated useful life for forced air furnaces is 15 to 20 years. This furnace was at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.
Periodic maintenance will help ensure continued operation.
69) Maintain - The filter(s) for the heating/cooling system should be checked monthly and replaced or washed as necessary.
Also be aware that heating and cooling systems should have regular maintenance on them yearly to help ensure long life spans.
70) Monitor - Rust/stains observed in/on the furnace cabinet. Active leaking did not occur during time of inspection. Recommend monitoring for leaks from condensation.
If leaks do develop then get it evaluated and repaired to help prevent rusting/deterioration of the furnace.
71) Comment - We check heating and cooling for basic function. Our inspection is not technically exhaustive. Our inspection of ducts is naturally limited to observable areas. Therefore large areas of ducts cannot be seen. Since dirt, dust, mold, even toys are commonly found in ducts we recommend that you have the ducts cleaned.
72) Comment - Be aware that window air conditioners and portable heating and cooling systems are not included in the scope of home inspections.
73) Safety, Repair/Maintain - Two faucets were reverse-plumbed, where hot water flows when what should be the cold water faucet is operated, or when the single faucet is set to the cold setting, and visa versa. Recommend correcting to help prevent accidental scalding.
Kitchen, both sinks
74) Safety, Repair/Maintain - The view port for the water heater combustion chamber was missing, loose, or improperly fitted. This is a potential fire hazard. Repairs should be made as necessary, and by a qualified contractor if necessary, to replace, reinstall or repair the flame shield view port as necessary.
75) Safety, Minor Defect - Outside faucets were missing backflow prevention devices. These devices reduce the likelihood of polluted or contaminated water entering the potable water supply. This condition can occur when an outside faucet is left in the "on" position with a hose connected and the sprayer head turned off. When pressure in the system fluctuates, water can be drawn back into the water supply pipes from the building. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes.
Recommend installing backflow prevention devices on all exterior hose bibs where missing. They are available at most home improvement stores and are easily installed.
76) Safety, Comment - Water supply pipes in building built prior to 1986 may be joined with solder that contains lead. Lead is a known health hazard, especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained about 50 percent lead. The client(s) should be aware of this, especially if children will be living in this structure. Evaluating for the presence of lead in this structure is not included in this inspection. The client(s) should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions such as these may be advised:
Flush water taps or faucets. Do not drink water that has been sitting in the plumbing lines for more than six hours.
Install appropriate filters at points of use.
Use only cold water for cooking and drinking. Hot water dissolves lead more quickly than cold water.
Use bottled or distilled water.
Treat well water to make it less corrosive.
Have a qualified plumbing contractor replace supply pipes and/or plumbing components as necessary.
77) Repair/Replace, Evaluate, Conducive conditions - Corrosion was found on the water heater. The water heater may be failing. A qualified plumbing contractor should evaluate and replace or repair water heater if necessary.
78) Repair/Replace, Evaluate - Pin holes and/or corrosion were visible on two area(s) of copper water supply pipes. Leaks may result because of this. Recommend evaluate and replace water supply components as necessary.
Was not actively leaking at time of inspection.
79) Repair/Replace, Evaluate - Damage/cracks were found on sections of drain and/or waste pipes. A qualified plumber should evaluate and repair as necessary.
80) Repair/Replace, Evaluate - Galvanized drain lines were corroded and had indications of past leaking and being near the end of useful life for this material. Internal corrosion and rust will reduce the inside diameter of these pipes over time (sometimes quickly), resulting in reduced flow and eventually, leaks. Recommend evaluation and replacement where needed.
81) Repair/Replace, Evaluate - One drain line had substandard repairs, such as tape, sealant and/or non-standard components. A qualified plumber should evaluate and repair as necessary.
Flexible sleeve was kinked
82) Repair/Replace - The drain or waste line had a poor slope and or had low spots (bellies) in the line. Recommend corrections and repairs so that all drain lines have at least a gentle slope to help ensure proper draining and to reduce the chance of debris build up and clogs.
83) Repair/Maintain, Minor Defect - One or more outside faucets missing their handle. Recommend installing handles where missing.
84) Repair/Maintain, Evaluate, Conducive conditions - The hall bathroom toilet was loose. Recommend removing the toilet for further evaluation and repairs if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.
85) Repair/Maintain, Evaluate - One outside faucet leaked. For example, from the valve stem when turned on or from the spigot when turned off. Recommend repair as necessary.
Rear of building
86) Minor Defect, Comment - An expansion tank was not installed. These are recommended to help relieve pressure in water line from getting too high due to the heating of water. Too high of water pressure can result in plumbing issues such as a leaking TPR valve. Recommend checking with local plumber to determine if needed or required by the municipality.
87) Evaluate, Monitor, Comment - Cast iron and copper pipes have a life expectancy of 50-70 years, cast iron can last even as long as 100 years. Much of a building piping is normally in concealed areas and therefore not able to be inspected visually. Consider having the line scoped due to age. At minimum monitor.
88) Evaluate - Pipes were observed, however the purpose was not known. Recommend asking sellers as to the purpose of the pipes and if the system operates correctly.
Leaks observed at this location
89) Monitor, Comment - The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future and monitoring
90) Monitor, Conducive conditions - Stains were found on sections of drain and/or waste pipes. Recommend monitoring these areas in the future, and if leaks are found, have a qualified plumber evaluate and repair as necessary. Alternatively, the client(s) may wish to have a qualified plumber evaluate now and repair if necessary.
91) Monitor - Stains observed on pipes and/or fittings, apparently from past leaking. Active leaking not observed. Recommend monitoring. Also consider further evaluation to help ensure against leaks.
Location(s)- Womens room, west wing Hallway men's room Kitchen
92) Serviceable, Comment - The flames on the water heater looked good.
93) Comment - "In accordance with industry standards, we do not normally test washing machines and their water connections and drainpipes if present in the building. However, there are a few things of which you should be aware. The water supply to washing machines is usually left on, and their hoses can leak or burst under pressure and continue to flow. Therefore, we recommend replacing the rubber hose type with newer, braided, stainless steel ones that are much more dependable and that they be operated only during times people are present. You should also be aware that the newer washing machines discharge a greater volume of water than many of the older drainpipes can handle, which causes the water to back up and overflow, and the only remedy would be to replace the standpipe and trap with one that is a size larger. Although not required, whenever structural damage may result from an overflow, we recommend a pan with a plumbed drain. An alternative is a flood or leak detection device that will terminate the water supply in a water pipe failure."
94) Comment - It is beyond the scope of the inspection to confirm if the structure uses a septic or a public sewer system. This includes determination or inspection of aerators designed for septic systems. Recommend confirming with seller if there is any questions regarding this. It is always a great idea to have the county health department inspect any septic system.
95) Comment - Your water meter and main water shut off location.
96) Comment - The sink drain used flexible drain pipe. This type of drain pipe is more likely to clog than smooth wall pipe. Consider replacing this pipe with standard plumbing components (smooth wall pipe) to prevent clogged drains.
Rainwater entering flues and mixing with combustion deposits, creating caustic chemicals which can corrode flues
Rainwater entering flues and causing damage to terracotta flue tiles from freeze-thaw cycles
Recommend installing screened cover(s) where missing. Screens should have holes 1/4 inch or larger.
98) Repair/Maintain, Evaluate - No metal liner was installed in the masonry chimney, and at least one gas appliance used the chimney for a flue. Standard building practices require that a metal liner be installed in masonry chimneys used to vent gas appliances. The purpose of the metal liner is to ensure a correct draft, and to prevent damage to the masonry flue from corrosive exhaust deposits and moisture in the exhaust gases. Recommend installing a metal liner.
99) Comment - It is impossible for an inspection to determine with any degree of certainty whether the flue is free of defects. In accordance with recommendations made by the National Fire Prevention Association (NFPA) to have all chimneys inspected before buying a building, you should have a Level II inspection of the chimney flue prior to close of escrow. The typical fireplace inspection by an inspector is not a Level II inspection.
100) Repair/Replace, Evaluate, Conducive conditions - Areas of elevated moisture levels or wet areas were found in section(s) of the basement. Accumulated water is a conducive condition for wood destroying insects and organisms and though common, should not be present in the basement. Finished walls, fixtures, etc restrict observations. Recommend evaluation and repair as necessary. Typical repairs for preventing water from accumulating in the basement 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 the basement, but if water must be controlled after it enters the basement, then typical repairs include installing sump pump(s) or interior perimeter drains.
101) Repair/Replace, Evaluate - The sump pump was inoperable. This is a conducive condition for wood destroying insects and organisms due to the risk of water accumulation. A qualified contractor should evaluate and repair as necessary.
Pump appeared to turn on but did not discharge water
102) Repair/Replace - Window/frame for basement window was rusted/deteriorated significantly. Recommend evaluation and correction.
103) Repair/Replace - No check valve was visible on the sump pump's discharge pipe. While not every municipality requires that one be installed, they are normally a good idea to have installed to prevent water in the discharge pipe from flowing back down into the sump tank after the pump shuts off. Recommend having a qualified contractor install a check valve. For more information on sump pump installations, visit http://www.hometips.com/cs-protected/guides/sumps.html
104) Repair/Maintain, Evaluate - Sump pump discharges in to the drain/waste system instead of being routed to the exterior. This is typically not permitted by municipalities. Recommend rerouting if necessary.
105) Comment - Sump pump operated as designed when tested.
We are unable to determine the age of sump pumps and due to the randomness of sump pump failures it is recommended to have a back up system. Always monitor and check sump pumps especially during wet seasons. Most sump pump can last up to 10 years, this varies greatly.
106) Comment - Sump pump operated however it is an older sump pump. Consider replacing or at least monitoring to help ensure continued existence of an operating sump pump.
107) Safety, Repair/Maintain - The ranges can tip forward, and no anti-tip bracket appeared to be installed. This is a safety hazard since the range may tip forward when weight is applied to the open door, such as when a small child climbs on it, or if heavy objects are dropped on it. An anti-tip bracket should be installed to eliminate this safety hazard.
108) Repair/Replace, Evaluate - One stove top burner was inoperable or did not work well. A qualified appliance technician should evaluate and repair as necessary.
Left stove, front right
109) Repair/Replace, Evaluate - The under-sink food disposal was inoperable/jammed. Repair or replace the food disposal as necessary.
110) Repair/Replace - Water damage was found in the shelving or cabinet components below the sink. Recommend evaluation and repairs as necessary.
111) Repair/Maintain, Evaluate - The dishwasher drain line was not configured with a "high loop" or "air gap". A high loop is created by routing the drain line up to the bottom surface of the counter top above, and securely fastening it to that surface. It is meant to prevent water from siphoning out of the dishwasher, and to prevent water from the sink drain or food disposal from entering the dishwasher. Some dishwashers have a built-in high loop where one is not required to be configured in the drain line. The clients should try to determine if a high loop is required for this brand and model of dishwasher (review installation instructions, etc.). If one is required, or it cannot be determined if one is not required, then a qualified contractor should install a high loop as per standard building practices.
Also, no "air gap" was installed. Air gaps are another device meant to prevent water from the sink drain or food disposal from entering the dishwasher. These are required in some municipalities for new construction and when remodeling. The client(s) should consult with a qualified contractor to determine if an air gap should be installed.
112) Comment - The following items are not within the scope of 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, or check the calibration of ovens and refrigerators, etc.
113) Comment - Kitchen appliances appear to be near, at, or beyond their intended service life of 10 to 15 years. Consider budgeting for replacements as necessary.
114) Safety, Comment - Asphalt-based asbestos floor tiles and plastic or vinyl-based asbestos flooring were popular in the U.S. in the 1940's - 1970's and were produced by some manufacturers (Armstrong) as late as 1980. Because of the age of the building, tiles observed may be of this type. However, they appeared to be intact and not significantly deteriorated. The client may wish to have this material tested at a qualified lab. For information on asbestos hazards in the building, visit https://www.cpsc.gov/safety-education/safety-guides/home/asbestos-home
115) Repair/Replace, Evaluate, Comment - Organic growth /mold like substance observed. Unable to determine type of growth without lab testing. Recommend evaluation/ testing.
Front closet/stairwell Room 134
116) Repair/Replace, Evaluate, Conducive conditions - Stains and elevated levels of moisture were found in one ceiling area(s). The stain(s) appear to be due to roof leaks. A qualified contractor should evaluate and repair as necessary.
Areas were: Hallway men's room
117) Repair/Replace, Evaluate - Damaged floor area observed in room 147. Recommend evaluation and repair as necessary.
118) Repair/Replace - Damaged ceiling/wall areas observed. Though not a structural concern recommend repairs for aesthetic reasons and for energy efficiency.
Areas: Hallway men's room
119) Repair/Maintain, Minor Defect - One air supply register was damaged and should be replaced where necessary.
120) Repair/Maintain, Evaluate - One ceiling fan wobbled excessively when operating. Recommend improving/ repair as necessary. For example, balancing the fan blades
121) Repair/Maintain, Evaluate - Entry door to the sanctuary had a piece of broken glass.
122) Repair/Maintain, Comment - Glass in 7 windows were cracked/broken. Recommend replacing glass where necessary.
1 in food pantry area 3 skylights 1 in room 135 2 in room 147
123) Repair/Maintain, Conducive conditions - Window glazing putty on windows was missing and/or deteriorated. Putty should be replaced and/or installed where necessary. For more information on replacing window putty, visit: http://www.oldhouseweb.com/stories/Detailed/12216.shtml
124) Repair/Maintain - One interior door(s) was/were damaged and/or deteriorated and should be repaired or replaced.
125) Minor Defect, Maintain, Comment - Transition piece for doorway was loose. Recommend correction.
126) Minor Defect, Comment - Windows were older with wear and tear.
127) Evaluate - One or more ceiling fans were inoperable. Recommend asking the property owner(s) about this, as it is possible that switches not found could be needed to operate it, and if necessary, having a qualified electrician evaluate and repair as necessary.
Room 131- switch for ceiling fan (presumably) was not fully installed.
128) Monitor - Stains were found in ceiling area(s). However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Recommend asking the property owner(s) about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain.
Stage Women's room, west wing Room 118 West wing hall Room 134 West wing mens restroom Room 120 Wet wing entry to behind sanctuary
129) Monitor - Stains were found at windows however, no elevated levels of moisture were found. The stain(s) may be due to past water infiltration. Recommend asking the property owner(s) about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.
131) Safety, Repair/Maintain, Evaluate - At least on fire extinguisher had an expired safety inspection date. Fire extinguishers should be examined and safety check annually. Recommend have extinguisher checked or replaced as necessary.
132) Safety, Repair/Maintain - Interior surface of the exhaust needs cleaning. Dust and grease buildup is a fire/safety hazzard. Recommend correction/cleaning.
IMPORTANT INFORMATION CONTINUES You should not regard this inspection and report as a guarantee or warranty of the property and its components. It is not. It is simply a report on the general condition of the property at a given point in time. Furthermore, as a homeowner, you should expect problems to occur; roofs will leak, drain pipes will become blocked, and components and systems will fail without warning. For these reasons, you should take into consideration the age of the house and its components and keep a comprehensive insurance policy current. If you have been provided with a home protection policy, read it carefully. Such policies usually only cover insignificant costs, such as that of rooter service, and the representatives of some insurance companies are very likely to charge you for a service call and then deny coverage on the grounds that a given condition was preexisting or not covered because of an alleged code violation or a manufacturers defect. Therefore, you should read such policies very carefully, and depend upon our company for any assistance and consultation that you may need. It is highly recommended that the suggested repairs, corrections, evaluations, etc be done prior to the end of your due diligence time period if possible or before closing. Evaluations and repairs can reveal issues not visible during a home inspection or beyond the scope of a home inspection.
It is beyond the scope of the inspection to confirm if the structure uses a septic or a public sewer system. Recommend confirming with seller.
Heating and Cooling systems Furnaces typically will last 15-20 years. With proper maintenance they can last longer. Air conditioners also have a typical life expectancy of 8-15 years. Heat pumps typically last 15-20 years. The estimated useful life for boiler system is 25-40 years. It is normal to have issues with systems as they age. Be sure to have regular maintenance done.
As of January 2006, air conditioning manufacturers are no longer allowed to manufacture products, or certain individual components (condensers, evaporator, compressors) for systems with less than a 13 SEER rating. As existing inventories of older efficiency style components are depleted, replacement of the A/C unit may be required in place of repairs.
Note: R22 has been the standard refrigerant used in air conditioners for many years. The problem with this refrigerant is that it is both less efficient and less environmentally friendly than R410a refrigerant. The government-mandated shift away from R22 refrigerant is an attempt to make homes more efficient and reduce the emissions of greenhouse gasses into the environment. As of 2010 R22 is no longer allowed to be used in newly-manufactured air conditioners. It is beyond the scope of an inspection to determine the type of refrigerant used.
Crawl Spaces Crawl spaces should all be viewed periodically. Although not desirable it is common for moisture levels to be higher here than in other areas of the home. Recommend quarterly viewing so as to catch water intrusion and moisture related issues quickly.
Roof materials It is beyond the scope of the inspection to give the life expectation of roofing materials. There are many factors that effect the aging process such as color, angle, orientation, ventilation and type of material. Any mention of age is a rough estimate based upon experience and is in no way an guarantee of the actual age. We recommend asking seller if you want specific age information. It is also beyond the scope to determine if a roof has more than one layer of materials. lower layer can be concealed by drip edges and flashings.
Roofs are designed to shed water like an umbrella and are not “waterproof”. In events of wind driven rains, and periods of intense rain, water can sometimes blow into areas such as ridge vents, roof vents and valleys and present leaking conditions. This occurrence is rare, but can possibly happen in severe storm events. Unless it is raining at the time of inspection, some roof leaks may not be identified during the inspection process. As prescribed in the inspection authorization and agreement, this is a visual inspection only. Roofing life expectancies can vary depending on several factors. Any estimates of remaining life are approximations only.
Ceiling fans cannot be checked for proper mounting inside attic spaces where concealed by insulation.
The accuracy of breaker labeling is beyond the scope of the inspection.
Rodents Please be aware that inspecting for rodents is outside the scope of home inspections. If we see obvious indications of activity we will note it. If we note it that should not be taken that we conducted a pest inspection. It is also very common for mice and similar sized critters to enter all homes at sometime. Please do not be alarmed if you have such house guests at sometime.
What are Molds? Molds are simple, microscopic organisms, present virtually everywhere, indoors and outdoors. Molds, along with mushrooms and yeasts, are fungi and are needed to break down dead material and recycle nutrients in the environment. For molds to grow and reproduce, they need only a food source and any organic material, such as leaves, wood, paper, or dirt and moisture. Because molds grow by digesting the organic material, they gradually destroy whatever they grow on. Sometimes, new molds grow on old mold colonies. Mold growth on surfaces can often be seen in the form of discoloration, frequently green, gray, brown, or black but also white and other colors. Molds release countless tiny, lightweight spores, which travel through the air. Everyone is exposed to some mold on a daily basis without evident harm. It is common to find mold spores in the air inside homes, and most of the airborne spores found indoors come from outdoor sources. Mold spores primarily cause health problems when they are present in large numbers and people inhale many of them. This occurs primarily when there is active mold growth within home, office or school where people live or work. People can also be exposed to mold by touching contaminated materials and by eating contaminated foods. Molds produce health effects through inflammation, allergy, or infection. Allergic reactions (often referred to as hay fever) are most common following mold exposure. Typical symptoms that mold-exposed persons report (alone or in combination) include: Respiratory problems, such as wheezing, difficulty breathing, and shortness of breath Nasal and sinus congestion, Eye irritation (burning, watery, or reddened eyes) Dry, hacking cough, Nose or throat irritation, Skin rashes or irritation Headaches, memory problems, mood swings, nosebleeds, body aches and pains, and fevers are occasionally reported in mold cases, but their cause is not understood. Molds will grow and multiply whenever conditions are right and sufficient moisture is available and organic material is present. Be on the lookout in your home for common sources of indoor moisture that may lead to mold problems: If you suspect that you may have mold, contact a specialist.
When Things Go Wrong There may come a time that you discover something wrong with the house, and you may be upset or disappointed with your home inspection.
Intermittent Or Concealed Problems. Some problems can only be discovered by living in a house. They cannot be discovered during the few hours of a home inspection. For example, some shower stalls leak when people are in the shower, but do not leak when you simply turn on the tap. Some roofs and basements only leak when specific conditions exist. Some problems will only be discovered when carpets were lifted, furniture is moved or finishes are removed.
No Clues. These problems may have existed at the time of the inspection but there were no clues as to their existence. Our inspections are based on the past performance of the house. If there are no clues of a past problem, it is unfair to assume we should foresee a future problem.
We Always Miss Some Minor Things Some might say we are inconsistent because our reports identify some minor problems but not others. The minor problems that are identified were discovered while looking for more significant problems. We note them simply as a courtesy. The intent of the inspection is not to find the $200 problems; it is to find the $2,000 problems. These are the things that affect people's decisions to purchase.
Contractors' Advice The main source of dissatisfaction with home inspectors comes from comments made by contractors. Contractors' opinions often differ from ours. Don't be surprised when three roofers all say the roof needs replacement when we said that, with some minor repairs, the roof will last a few more years.
Last Man In Theory While our advice represents the most prudent thing to do, many contractors are reluctant to undertake these repairs. This is because of the "Last Man In Theory". The contractor fears that if he is the last person to work on the roof, he will get blamed if the roof leaks, regardless of whether the roof leak is his fault or not. Consequently, he won't want to do a minor repair with high liability when he could re-roof the entire house for more money and reduce the likelihood of a callback. This is understandable.
Most Recent Advice Is Best There is more to the "Last Man In Theory". It suggests that it is human nature for homeowners to believe the last bit of "expert" advice they receive, even if it is contrary to previous advice. As home inspectors, we unfortunately find ourselves in the position of "First Man In" and consequently it is our advice that is often disbelieved.
Why Didn't We See It Contractors may say "I can't believe you had this house inspected, and they didn't find this problem". There are several reasons for these apparent oversights:
1. Conditions During Inspection It is difficult for homeowners to remember the circumstances in the house, at the time of the inspection. Homeowners seldom remember that it was snowing, there was storage everywhere in the basement or that the furnace could not be turned on because the air conditioning was operating, et cetera. It's impossible for contractors to know what the circumstances were when the inspection was performed. Contractors also rarely understand the standards home inspectors are to follow.
2. The Wisdom Of Hindsight When the problem manifests itself, it is very easy to have 20/20 hindsight. Anybody can say that the basement is wet when there is 2 inches of water on the floor. Predicting the problem is a different story.
3. A Long Look If we spent 1/2 an hour under the kitchen sink or 45 minutes disassembling the furnace, we'd find more problems too. Unfortunately, the inspection would take several days and would cost considerably more.
4. We're Generalists We are generalists; we are not specialists. The heating contractor may indeed have more heating expertise than we do.
5. An Invasive Look Problems often become apparent when carpets or plaster are removed, when fixtures or cabinets are pulled out, and so on. A home inspection is a visual examination. We don't perform any invasive or destructive tests.
6. Taking advantage of a situation Contractors may be desperate or eager for extra work. Is is too tempting for some to attempt to get work approval asap by telling the home owner that someone else will be paying for it.
Not Insurance In conclusion, a home inspection is designed to better your odds. It is not designed to eliminate all risk. For that reason, a home inspection should not be considered an insurance policy. The premium that an insurance company would have to charge for a policy with no deductible, no limit and an indefinite policy period would be considerably more than the fee we charge. It would also not include the value added by the inspection.