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(518) 505-8305
3 Maple Terrace 
Delmar NY, 12054 
Inspector: David O'Keefe
NYS lic.# 16000038229
INACHI # 08051301
DEC Termite # T4865884

Residential Home Inspection Report

Client(s):  Mr Home Owner
Property address:  Main Street
Hometown, NY 12121
Inspection date:  Sunday, August 12, 2012

This report published on Tuesday, October 23, 2018 7:54:12 PM EDT

Thank you for choosing
HouseAbout Home Inspections
. I am confident you will be satisfied with the services I provided. This report outlines the inspection observations, concerns, problems, and any recommendations.

Included in this report is a summary page for your convenience, this is just an overview of major items and/or significant safety related issues that were observed at the time of the inspection. This is not a complete listing of problems, further evaluations needed, or recommendations. In addition, the photographs included may have related commentary with specific references to problems that are only noted in the photo commentary, with just a general reference in the report.

Please read through the entire report and review the photographs with any commentary

If, after reading the report you have any questions about the report, or conditions of the house, please feel free to contact me.I would be happy to clarify anything that is unclear.

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HouseAbout Home Inspections
and the client(s) listed in the report title. Use or duplication of this report by any unauthorized persons is prohibited. Inspector assumes no liability for any third party misuse or reliance.

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:
Safety IssueItem poses a risk to health, of injury or possible death
Repair/ReplaceRecommend correction by repairing or replacing
Specialist EvaluateRecommend evaluation/inspection by a qualified specialist
Minor DefectMinor expense to correct and/or minor defect
Improve / UpgradeRecommend improving/upgrading to today's standards
Maintain / ServiceRecommend ongoing maintenance or periodic service to extend life of item
MonitorRecommend further observation and/or monitoring item in the future for problems/defects
Not or Limited InspectionItem or component was not inspected/tested or limited inspection done
Informational CommentFor your information
Conducive conditionsConditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)

Click here for a glossary of building construction terms.Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at

Table of Contents

General Information
Exterior: Foundation and Landscaping
Exterior: Walls, Windows and Doors
Exterior: Roof and Ventilation System
Attached Garage
Half Bathroom
Chimney, Fireplace, Woodstoves
General Interior
Heating and Cooling Systems
Domestic Water Heater
Plumbing/Fuel System
Electric Services
Health & Safety Concerns and Recommendations

View summary

General Information
Table of contents
Report number: 00000007
Time inspection started: 9:00 AM
Time inspection finished: 11:30 PM
Inspector's name: David O'Keefe
NYS License #: 16000038229
NYS DEC Certifaction #: T4865884
InterNACHI Certifaction #: 08051301
Present during inspection: Both the buyer and buyers agent were present during the inspection.
Neighborhood: The home was located in a quiet residential neighborhood.
Weather conditions: The sky was cloudy during the inspection., It was raining during the inspection.
Temperature: Warm temperatures recorded during the inspection (70-85 F).
Ground condition: The ground was damp at time of inspection.
Type of building: The home was a single family residence.
Structures Inspected: An inspection was conducted on the house & attached garage.
Age of home: The home was approximately years of age at the time of the inspection.
Occupied: Yes, the home was occupied at time of inspection.
Main entrenance faces: East
Foundation type: The home had a full basement
The following items are excluded from this inspection: Playground equipment
1) Not or Limited Inspection, Informational Comment - Appliances
The appliances were not tested for a complete cycle or under real load applications. The inspection of appliances is limited to basic response of basic features only and to listen for unusual noises. How well the appliances will perform under real conditions is unknown.
2) Informational Comment - Not a Code Inspection
The General Home Inspection is not a building code-compliance inspection, but a visual inspection for safety and system defects. The Inspection Report may comment on and identify as problems systems, components and/or conditions which may violate building codes, but although safety defects and building code violations may coincide at the time of the inspection, confirmation of compliance with any building code or identification of any building code violation is not the goal of this Inspection Report and lies beyond the scope of the General Home Inspection.
If you wish to ascertain the degree to which the home complies with any applicable building codes, you should schedule a building code-compliance inspection.
3) Informational Comment - Generial Information
1) Today's inspection is being done using the Standards of Practice of New York State as a Guideline. The inspection contracts and the limitations and standards specified therein are an integral part of this report.
For New York State's Standards of Practice go to: 2) Environmental issues are out of the scope of today's inspection and should be addressed separately. This inspection will not result in the information of presence of any environmental hazard that may be present, although if noticed in the course of my inspection may be reported as a possible concern. There may be environmental concerns that although may be present were not seen by the inspection today since I am not here for that type of inspection.

3) Water is a very destructive force and should be controlled on the outside to reduce problems that may go undetected for some time on the inside/under the house. Drainage patterns should be monitored and improved as needed to carry water away from foundation. Extend leaders to discharge at least 6' away from building to reduce moisture penetration and foundation damage.

4) Moisture problems may exist in the basement/crawl space as noted in the report and should be evaluated/corrected as possible serious issues. Moisture is a very destructive force that over time may result in structural issues along with health related issues. Environmental issues are out of the scope of today's inspection however and should be evaluated separately if warranted.
4) Informational Comment - Mold/Moisture
Excessively high moisture levels can result in damage to the home structure or materials from decay or deterioration and may result in conditions that encourage the growth of microbes such as mold fungi. Excessive growth of mold fungi can produce high concentrations of mold spores in indoor air which can cause serious or fatal health problems in people with allergies, asthma, lung disease or compromised immune systems. While we will report any substance that appears to be mold, the only true way to determine if mold is present is to have a mold company/specialist inspect and test for mold. HouseAbout Home Inspections does not perform mold testing or mold inspection's. Any mention of mold in this report should be considered a recommendation to bring in a mold specialist to inspect and test for mold. If you have a specific concern regarding mold, consult a mold specialist for advice.
For more on mold issues visit these sites:
5) Informational Comment - Limitations
The residence was furnished at the time of the inspection and portions of the interior were hidden by the occupant’s belongings. In accordance with industry standards we only inspect those surfaces that are exposed and readily accessible. We do not move furniture, lift carpets or rugs, nor do we remove or rearrange items within closets or cabinets. On your final walk through, or at some point after furniture and personal belongings have been removed, it is important that you inspect the interior portions of the residence that were concealed or otherwise inaccessible and contact us immediately if any adverse conditions are observed that were not reported on in your inspection report.
6) Informational Comment - Estimates/Repairs
The client is advised to seek at least two professional opinions and acquire estimates of repairs as to any defects, comments, mentions, and recommendations in report. Recommend professionals making any repairs inspect the property further in order to discover and repair related problems that were not identified in the report. Recommend that all repairs concerns and cost estimates be completed and documented prior to closing or purchasing property.
7) Informational Comment - Foundation Cracks
In accordance with my standards of practice, I identify foundation types and look for any evidence of structural deficiencies. However, cracks or deteriorated surfaces in foundations are quite common. In fact, it would be rare to find a raised foundation wall that was not cracked or deteriorated in some way, or a slab foundation that did not include some cracks concealed beneath the carpeting and padding. Fortunately, most of these cracks are related to the curing process or to common settling, including some wide ones called cold-joint separations that typically contour the footings, but others can be more structurally significant and reveal the presence of expansive soils that can predicate more or less continual movement. We will certainly alert you to any suspicious cracks if they are clearly visible. However, I am not a specialists, and in the absence of any major defects I may not recommend that you consult with a foundation contractor, a structural engineer, or a geologist, but this should not deter you from seeking the opinion of any such expert.
8) Informational Comment - Estimates/Repairs
The client is advised to seek at least two professional opinions and acquire estimates of repairs as to any defects, comments, mentions, and recommendations in report. Recommend professionals making any repairs inspect the property further in order to discover and repair related problems that were not identified in the report. Recommend that all repair concerns and cost estimates be completed and documented prior to closing or purchasing property.
Exterior: Foundation and Landscaping
Table of contents
Driveway material and condition: The asphalt driveway was in good condition with common cracks noted
Walkway to front entry: No walkway/ sidewalk was noted at this home
Grading within 6 feet of house: Grade around the home slopes away from the foundation
Exterior Foundation Exposure: Approximately 1 - 2 feet of foundation was exposed on the exterior for inspection
Exterior of foundation walls: A parge coat covered the foundation exterior surface
Observed on exterior foundation: No adverse conditions were noted on the exterior of the foundation
Window Wells, condition: No window wells noted during inspection
Trees and/or Shrubs: Were too close to the foundation on the right side of home
Patio material: The patio was paved with concrete and randomly shaped stone/slate
Patio condition: The patio appeared in good condition at time of inspection
9) Maintain / Service, Conducive conditions - Vegetation
Vegetation such as trees, shrubs and/or vines were 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.
Photo 9-1 
10) Maintain / Service - Driveway
Driveway was in good condition overall with minor cracking and deterioration noted. Recommend patching/sealing driveway where necessary to extend surface life, minimize further water infiltration & erosion/cracking.
Photo 10-1 Driveway
Exterior: Walls, Windows and Doors
Table of contents
Apparent wall structure: Walls were of wood frame construction
Primary Wall Covering Material: Exterior walls of the home were covered with vinyl
Secondary Wall Covering Material: Home also had a brick exterior covering
General Condition of Covering: Material covering the exterior walls appeared to be in good condition
Trim material: Exterior trim was composed of vinyl & aluminum
Trim Condition: Areas of missing trim were noted during the inspection
Exterior doors: Exterior doors operated well when tested
Condition of windows (exterior): Exterior of windows were in good condition
Main Entry Porch: Porch was of concrete construction
Condition of porch: Porch components were in good condition
Number of Exterior outlets: The home had two exterior electrical outlets at the time of the inspection
Outlet condition: The exterior outlets were operable but were not GFCI protected, (see "Electrical" section)
Doorbell: Doorbell worked at time of inspection
Exterior Lighting: Light fixtures on exterior walls worked properly when tested.
11) Minor Defect - Trim on the underside of the bay window was missing. Untreated bare wood is exposed. Recommend installing trim where missing
Photo 11-1 Bay window
Photo 11-2 Under Bay window,no trim
Exterior: Roof and Ventilation System
Table of contents
Roof inspection method: The Inspector inspected the roof and its components by walking the roof
Roof type: The home had both a gable and a hip style roof
Roof covering: Primary roof covering was asphalt or fiberglass composition shingles
Roof Age: The roof was estimated to be in the middle of its useful life
Number of roof layers: The roof had one layer of material installed
Visible Roof Ventilation: Roof & soffit vents were installed as ventilation
Roof Penetrations: Chimney and vent pipes penetrated the roof covering
Condition of flashing: Flashings were in good condition at the time of the inspection
Defects Observed: The roof appeared to be in good condition at time of inspection
Roof requires this action: No further action is recommended at this time
Gutter & downspout material: The gutters were made of aluminum
Gutter Condition: The gutters & downspouts were in good condition at the time of inspection
12) Informational Comment - No Concerns
No concerns were noted to the roof at time of inspection.
Note: Opinions stated herein concerning the roof are in regard to the general condition of the roofing surface as evidenced by my visual review at the time of the inspection. These do not constitute a guarantee or warranty as to whether the roof leaks or may be subject to leaking. Roof pitches are not calculated.
Photo 12-1 Minor granular loss noted on shingles
Photo 12-2 One layer of shingles noted
Attached Garage
Table of contents
Number of Bays: The home had a two-car attached garage with two vehicle doors
Garage Door Type: The garage had overhead door(s) constructed of metal
Vehicle Door Condition: Vehicle door(s) were in good condition at the time of the inspection
Doors Operated: Vehicle door(s) operated with difficulty
Condition of Garage Door Springs: Garage door springs were in good condition
Manual Release Handle: The manual release worked properly when tested
# of Electric Openers(buttons): One electric door opener was observed and worked properly when tested
Photo Electric Device: No photo electric device was installed in the garage
Pressure Activated Feature: Garage vehicle door did not stop when tested
Overhead: The garage had closed in ceiling covered with drywall
Condition of Roof Sheathing:
Condition of Ceiling: The garage ceiling was in good condition at time of inspection
Interior Wall Covering: The garage walls were covered by drywall
Wall Condition: The garage walls were in good condition
Garage Floor Material: The garage floor material was concrete
Condition of Garage Floor: The garage floor was in fair condition with some small shrinkage cracks
Interior Door to House: Door between the living space and the garage was a fire rated door.
Interior Door: The door between the living space and the garage failed to close by itself
Outlets: Two non GFCI protected outlets were observed and worked properly when tested, (see "Electrical" section)
Visibility Limited: Visibility of garage interior was limited by stored items
13) Safety Issue, Improve / Upgrade - Garage-House Door
The self-closing device on the garage-dwelling door was missing. This door is intended to prevent vehicle fumes from entering living spaces and to slow the spread of fire from the garage to living spaces. A qualified person should make repairs as necessary. For more information visit:
Photo 13-1 Illustration
Photo 13-2 
14) Safety Issue, Improve / Upgrade - Vehicle Door Sensors
The garage was not equipped with a photo eye safety feature that would cause the garage door to stop and reverse if something (like a child, pet or vehicle) blocked the infra-red beam between two sensors. These sensors (which look like small cameras and have been required since 1993) are supposed to be placed 6 to 8 inches above the garage floor opposite each and a few inches inside of the door opening. Recommend having a qualified garage door technician install these devices for improved safety. For more information on garage door safety issues, visit: or
Photo 14-1 Illustration, garage door sensors
15) Repair/Replace, Maintain / Service - Vehicle Door
The automobile door opened with some difficulty. Garage door track is not level which may contribute to the problem. Recommend having a qualified contractor repair as necessary.
Photo 15-1 Track runs uphill
16) Not or Limited Inspection - Garage Storage
Parked vehicles, furnishings, and/or storage present. There was the possibility that defects were not visible; concealed defects are not within the scope of the home inspection. Recommend re-inspecting garage once vehicles, furnishings, and storage have been removed.
Photo 16-1 
Photo 16-2 
Cabinets: Kitchen cabinets were made of wood
Opened and Closed and Found: Seemed to function at time of inspection
Counter Tops: Laminate counter tops were secure at time of the inspection
Kitchen Sink: The kitchen sink was stainless steel
Ran Water and Found: Leaks were found below the kitchen sink
Disposal: The kitchen had no garbage disposal installed.
Dishwasher: Manufactured by Maytag
Dishwasher operation: Dishwasher was operated in rinse cycle only to test for leaks. No leaks found
Refrigerator: Manufactured by Amana, appeared to be in midlife of its design lifespan
Refrigerator in use during inspection: Yes, refrigerator was working.
Range: The range brand was GE
Range Type: Unit was a gas fueled free standing range with oven.
Operated and Found: The gas range functioned at the time of the inspection using normal operating controls
Gas Shutoff For Stove: Yes, gas shut off was located behind stove
Gas line condition: Flexible gas connector was run through a wall/floor, see "Plumbing/Fuel" section
Anti-Tipping: Anti-tipping bracket was not installed on the stove
Ventilation: Exhaust fan integral with built in Microwave or Cooktop, recirculated moist air within the kitchen
Number of GFCI Outlets in Kitchen: Kitchen did not have any GFCI outlets installed, (see "Electrical" section)
Number of Regular Outlets in kitchen: Four or more electrical receptacles were observed
17) Safety Issue, Minor Defect - Range/Oven
Kitchen stove did not have an anti-tipping bracket installed. This could prove hazardous for children. I recommend an authorized stove repair company install this safety device.For more information visit: and/or
Photo 17-1 The kitchen is shown in the photograph.
Photo 17-2 Illustration
18) Minor Defect, Conducive conditions - Plumbing Drain/Waste
The sink drain had an active leak. Condition will result in moisture damage and possible organic growth. Recommend a qualified plumber repair leak.
Photo 18-1 Kitchen sink drain line
19) Improve / Upgrade - Range Hood
The range hood fan vented into the kitchen rather than outdoors. Ventilation may be inadequate and moisture may accumulate indoors. Recommend having a qualified contractor make modifications as necessary as per standard building practices so the range hood fan vents outdoors.
Laundry located: The laundry was located in the basement
Washing Machine, age: The washing machine was manufactured by Maytag, middle of it's design life
Operated: Washing machine was operated in rinse cycle only to check for leaks, no leaks found
Dryer, age: Dryer was manufactured by Kenmore, middle of design life
Power to dryer: the 220-volt dryer electrical outlet was a 3 prong outlet, see "Electrical" section
Dryer Ventilation: The dryer was vented using a flexible vinyl duct
Operated: Dryer was turned on and heated up.
Outlets: No GFCI protection was provided for electrical outlets located within 6 feet of a plumbing fixture, see "Electrical" section
20) Safety Issue, Minor Defect - Dryer Exhaust Duct
The clothes dryer was equipped with a vinyl or foil, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow. Today's standards for new construction specify that corrugated pipe may be used only within the first 8 feet and may not be concealed within construction, and this is recommended for fire safety reasons. The concealed ducts should be rigid metal ducts or equivalent, vented to the exterior of the home. I recommend smooth metal pipe, with no screws at joints and well supported. It has been reported that there are approximately 20,000 dryer related fires each year due to use of unapproved materials and poor connection techniques. For more information on dryer safety issues, see
Photo 20-1 Dryer vent hose
21) Improve / Upgrade - Washing Machine: Supply
The washing machine was connected to bare rubber hoses. As rubber ages, it loses it's flexibility and under constant water pressure, these hoses are prone to leaks or even bursting. Recommend replacing hoses with no-burst hoses. No-burst hoses are encased in a woven metal sleeve that prevents weak spots in the rubber from developing into leaks. The hoses cost about $10 each at home centers, and installing them is as easy as connecting a garden hose.
Location: Bathroom was located on the second floor
Shower: Bathroom had a tub-shower combination
Tub: Bathtub was built in
Hydro massage bathtub: No hydro bath was noted
Shower/Tub surround: Shower/ tub surround was plastic
Surround Condition: Surround was in good condition
Number of Sinks, Type: The bathroom had one vanity type sink installed
Sink (s) Condition: Bathroom sink(s) were in good condition
Toilet: Toilet was flushed to check for flow & leaks
Toilet Condition: Caulking was missing from around the toilet base
Leaks noted in bathroom?: No leaks were noted in the bathroom during the inspection
Condition of water supply pipes: No concerns were noted with the bathroom water supply pipes
Floor: Bathroom floor was ceramic tile
Floor Condition: Floor was in good condition
Ventilation: Bathroom ventilation was through a window
Outlets: One GFCI outlet was noted and worked properly when tested
22) Minor Defect - Caulk
Caulk around the base of the toilet was missing, substandard and/or deteriorated. Modern standards require caulk to be installed around the entire toilet base where it meets the floor for sanitary reasons. Without it, soiled water can soak into flooring and sub-floor materials if the toilet overflows. Condensation from the toilet can also soak into the flooring. Recommend that a qualified person caulk around toilet bases per standard building practices.
Photo 22-1 The bathroom is shown in the photograph.
23) Improve / Upgrade, Conducive conditions - Bathroom Exhaust Fan
No exhaust fan was installed in bathroom. Even if a window that opens exists, this may not be an adequate source of ventilation during the cold weather. Recommend installing properly vented bathroom exhaust fan.
24) Maintain / Service - Plumbing Drains
Sink drained slowly. Recommend clearing drain.
Half Bathroom
Table of contents
Location: Bathroom was located on the first floor
Number of Sinks, Type: The bathroom had one vanity type sink installed
Sink (s) Condition: Bathroom sink(s) were in good condition
Toilet: Toilet was flushed to check for flow & leaks
Toilet Condition: Caulking was missing from around the toilet base
Leaks noted in bathroom?: No leaks were noted in the bathroom during the inspection
Condition of water supply pipes: No concerns were noted with the bathroom water supply pipes
Floor: Bathroom floor was ceramic tile
Floor Condition: Floor was in good condition
Ventilation: Bathroom ventilation was through a window
Outlets: One GFCI outlet was noted and worked properly when tested, , Outlet was loose, see "Electrical" section
25) Improve / Upgrade, Conducive conditions - Bathroom Exhaust Fan
No exhaust fan was installed in bathroom. Even if a window that opens exists, this may not be an adequate source of ventilation during the cold weather. Recommend installing properly vented bathroom exhaust fan.
Photo 25-1 1/2 bathroom
Chimney, Fireplace, Woodstoves
Table of contents
Location of fireplace(s): A fireplace was located in the living room
Fireplace Type: Wood - Metal Insert System
Inspection revealed: Visible areas of the fireplace appeared to be in good working order
Fireplace Damper: Damper opened and closed properly.
Flue Liner: Flue liner was noted in the fireplace chimney
Depth of Fireplace Hearth: Hearth extended 18 Inches
Chimney made of: The chimney exterior was brick
Chimney at 3 feet above roof: Yes, chimney extended 3 feet above roof
Spark arrester/rain cap: Spark arrester/rain cap was noted at top of chimney
Chimney condition: Chimney crown was cracked
26) Repair/Replace - Chimney Crown
The masonry chimney crown was deteriorated (cracked or broken) and needs repairs or replacement. The crown is meant to keep water off of the chimney structure. The chimney can be damaged by wet masonry going through freeze-thaw cycles. A properly constructed chimney crown should:
# Be constructed using either pre-cast concrete slabs, cast-in-place steel reinforced concrete, solid stone, or metal
# Be sloped down from the flue a minimum of 3 inches of fall per foot of run
# Extend a minimum of 2-1/2 inches beyond the face of the chimney on all sides
# Not directly contact the flue liner (if installed), and this gap should be filled with flexible caulk
# Have flashing installed between the bottom of the crown and the top of the brick chimney
Recommend a qualified chimney service contractor or mason repair or replace the crown as necessary.
Photo 26-1 Chimney crown cracked/broken
Photo 26-2 Illustration, chimney crown
27) Maintain / Service, Not or Limited Inspection - Fireplace/Chimney
No concerns were noted to the fireplace at time of inspection.
Not all parts of the chimney are visible for inspection. A home inspector is not capable of viewing all parts or interior surfaces of a chimney flue due to the small size of the flue, angles, soot and lack of lighting. While the accessible parts of the chimney may appear functional, hidden problems could exist that were not documented in this report. The National Fire Protection Association states that a "Level 2" chimney inspection should be performed with every sale or transfer of property with a wood-burning device. It is also advised that this inspection be conducted by a chimney sweep certified by the Chimney Safety Institute of America (
All solid fuel burning appliances (woodstoves and fireplaces) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary.
Photo 27-1 Wood burning fireplace
General Interior
Table of contents
Ceilings: Ceilings were made of drywall.
Ceiling Style: Ceilings were mostly flat
Ceiling Condition: Ceilings were in good condition
Mostly walls appear to be made of: Walls were made of drywall
Wall Condition: Walls were in good condition.
Outlets: Some 2 and some 3 prong outlets noted, see "Electrical" section
Floor coverings are mostly: Floors were mostly hardwood
When bounced on: A normal amount of bounce was noted
Floor Level: Generally, floors look and feel level
Mostly the doors are the following types: Doors were of hollow core construction.
General door condition: Doors were in generally acceptable condition with minor damage or deterioration
Windows observation: Windows were a combination double hung and casement
Appear made of: Windows were a combination of wood & vinyl construction
Insulated noted in: Most windows
Random Tested: Some windows did not operate properly when tested
Stairs: Stairs were noted between living levels and to the basement
Stairs condition: Stairs were in fair, acceptable condition.
28) Minor Defect - Ceilings/Walls
Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity. They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons. For recurring cracks, consider using an elastic crack covering product:
29) Minor Defect - Windows
Casement windows in the family room will not open, or open only minimally due to their being painted shut, damaged and/or deteriorated in some way. Repairs should be made as necessary, and by a qualified contractor if necessary so windows open fully, and open and close easily.
Photo 29-1 Windows stuck
30) Minor Defect - Interior Doors
Pocket door from the dining room to the kitchen is stuck/off track and needs repair.
Photo 30-1 
31) Not or Limited Inspection - Limitations
Areas hidden from view by finished walls, ceilings, fixtures, or stored items can not be judged and were not a part of this inspection. In most instances floor coverings prevent recognition of cracks or settlement. Where carpeting and other floor coverings are installed, the materials and conditions of the flooring underneath can not be determined.
Fresh Paint
Fresh paint can conceal visual clues of how the structure’s walls, ceilings, and foundation are interacting. In bathrooms and kitchen, as well as other areas, fresh paint can conceal visual clues concerning moisture damage.
Heating and Cooling Systems
Table of contents
Heating System Brand Name: The brand was Weil McLain
Model number was: WBV-110-WPC
Serial number was: 2393A06168
Apparent age of unit: The home heating system appeared to be older, manufactured in, 1993
Combustion Air Supply: Combustion air was supplied from the interior of the home.
Heating system type: The heating system included a gas-fired boiler
Distribution system: Home heating system was supplied by baseboard convectors
# of Zones: The system had one zone
Heat distribution: Heat was supplied to all livable rooms
When thermostats were turned on, the system: Fired or gave heat when tested.
Flue pipes: The exhaust flue pipe appeared to be properly configured and in good condition
Safety shutoff: Heating system electrical shutoff was attached to unit
Boiler safety relief valve: Was noted on unit.
Safety extension: TPR extension was not noted
AC unit brand name: The air-conditioner brand was Trane
Model number was: 4TTR4030
Serial number was: 30A1000AA
Air conditioning type: The home's air conditioning system was a split system
Age of Air Conditioning System: The air conditioning system was in the middle of it's design life, manufactured in, manufactured in 2007
A/C Disconnect: The air-conditioner disconnect was located near the exterior AC unit
Filter location: The air filter was located behind a sliding panel in the return air duct at the furnace
A/C Status: Air conditioning unit was in use during inspection
Location of Air Handler/Evaporator: Air handler was located in the attic
Air Handler/Evaporator condition: The air handler/evaporator appeared to be in fair condition
32) Safety Issue, Maintain / Service, Not or Limited Inspection - Heating Equipment
Missing Extension
Drain line for the boiler's TPR valve was missing. This is a safety issue for scalding. Recommend having a licensed plumber install a drain line extending to within 6" from the floor, or routed so as to drain outside.
For more information visit:
The system's burner, heat exchanger and/or coils were not readily accessible for inspection without dis assembly of the unit. Because I do not disassemble equipment the condition of the system interior is unknown. If the system does not have a documented history of regular (annual) cleaning and maintenance since its installation, servicing by a licensed professional HVAC technician is recommended.
Recommend that this system be serviced at least every two years in the future by a qualified heating and cooling technician.
Photo 32-1 The Boiler is shown in the photograph.
Photo 32-2 Illustration, Boiler's TPR drain extension (blue arrow)
33) Maintain / Service, Not or Limited Inspection - Air Conditioning Equipment
Mechanical equipment tested for functional operation at the time of inspection only. No life expectancy is expressed or implied. Inspection does not determine balancing or sizing of the system. The inspection covers only the visible components of the air conditioning system. Hidden problems may exist that are not documented in this report. Annual cleaning and servicing recommended for best performance and life expectancy.
Photo 33-1 The Exterior AC condenser is shown in the photograph.
Domestic Water Heater
Table of contents
Location: The water heater was located in the basement
Brand: The water heater brand was A O Smith
Model number was: A012345S
Serial number was: 0505DR112
Type: Home was equipped with a gas fired 40 gallon water heater
Estimated age: The water heater appeared to be older, manufactured in, manufactured in 2005
Safety relief valve: TPR valve was noted on water heater
Safety extension: TPR valve extension was noted
Drain discharge to:: TPR pipe discharged to the floor
Supply shut off valves: Gas and water shutoff valves were noted.
Water Heater Condition: Small amounts of rust flaking visible in the burn chamber
Tested hot water: The water heater responded to the demand for hot water. Hot water was received at faucets
Water Temperature(degrees Fahrenheit): 115 degrees
34) Monitor - Water Heater Age
Hot water heater appeared to be older than 10 years and although it was functioning as intended, and produced hot water throughout the inspection, it is considered nearing the end the manufacturer's serviceable life expectancy and replacement should be planned.
Photo 34-1 The water heater is shown in the photograph.
Plumbing/Fuel System
Table of contents
Water supply service: The home's water was supplied from a public source
Waste disposal system: The home was attached to a public sewer system
Main entry pipe material: The main water supply pipe was three-quarter inch copper
Water meter location: The water meter was located in the basement of the home
Location of main water shutoff: The main water supply shut-off was located next to the water meter
Interior supply pipes: The visible home water distribution pipes were a combination of half-inch and three-quarter inch copper
Functional Flow: Tested, Minimal decrease in water flow noted
Waste System Pipes: The visible drain, waste and vent (DWV) pipes were a combination of plastic and cast iron
Main waste line cleanouts: One or more waste pipe clean-outs were noted
House Trap: The home plumbing waste system included a whole house trap
Vent pipe observed on roof: Yes, plumbing vent pipes terminated above the roof
Sump pump: The home contained a submersible sump pump
Sump Pump Works Properly: The sump pump responded to the controls at the time of the inspection
Sump Pump has GFCI protection: No
Sump pump backup system: No, the sump pump did not have an emergency back up system installed
Gas Meter Location: The gas meter was located on the exterior of the home
Meter Condition: The gas meter was in good condition
Location of main fuel shut off: The main gas shut-off is located at the gas meter
Gas line material: Black iron piping was installed for the gas lines
Condition of Gas lines: No concerns were observed with the gas lines during the inspection
Visible fuel storage systems: None
35) Specialist Evaluate, Informational Comment - Cast Iron Pipes
Cast Iron pipe was used in the drain and waste portions of the plumbing system. This type of pipe is normally known to deteriorate from the inside outward. Cast iron pipe can can clog or fail at any time without warning. Some types of soil, including clays, are corrosive to cast iron. Either point of corrosion may lead to pitting of the cast iron piping, and can eventually lead to pipe failure and leaking. Failure of the pipe under the slab can result in settling and cracking of the foundation. Thus, cast iron pipe represents a double concern to homeowners and potential homebuyers; it results in the increased possibility of both future plumbing and foundation repair expenses. Blockages will occur in the life of any system, but blockages in drainpipes, and particularly in main drainpipes, can be expensive to repair. The client may want to have a qualified plumber familiar with cast iron pipe further evaluate pipes and also have them video-scanned.
For more information visit: and
Photo 35-1 Vent stack out to patio area(red),Clean out(green),House trap(blue)
36) Improve / Upgrade - Faucets
One or more outside faucets were not the "frost-free" design and did not have backflow prevention devices installed. "Frost Free" faucets help prevent outside faucets from freezing and bursting in cold weather. Back flow prevention devices, also known as anti-siphon 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 house. If insecticides or other chemicals in a sprayer is being used with the hose, those chemicals can enter the water supply pipes. Recommend installing both frost free and backflow prevention devices on all outside faucets.
Photo 36-1 
Photo 36-2 
37) Maintain / Service, Not or Limited Inspection - Sump Pump
A sump pump was installed in the basement. These are specialty systems and only a limited evaluation was performed as part of this inspection. The inspector does not determine the adequacy of sump pumps and their associated drainage systems. The presence of a sump pump may indicate that water routinely accumulates below or inside the structure. Recommend asking the property owner how often the sump pump operates and for how long at different times of the year. The client should be aware that the service life of most sump pumps is 5-7 years, and that the pump may need replacing soon depending on its age and how often it operates.

Sump Pump/ GFCI
No ground fault circuit interrupter (GFCI) protection device was visible for the sump pump electric supply. A qualified electrician should install a GFCI protection device (receptacle or circuit breaker) to reduce the danger of electric shock.
Photo 37-1 Sump pump
38) - General Plumbing / Fuel Photos
Photo 38-1 Main water shutoff is highlighted
Photo 38-2 Main gas shutoff is highlighted in blue
Electric Services
Table of contents
Electrical service type: Electrical service wires to the home were run overhead.
Overhead wires: Overhead service conductors appeared to be in good condition
Electrical Meter Location: The home's electric meter was located on the exterior of the home
Service voltage (volts): Service voltage to the home was 120-240
Meter amperage (amps): The meter's amperage rating is listed at 200 amps
Electric Meter Condition: The electric meter appeared to be in good condition at the time of the inspection
Location of Main Panel: The main electrical panel was located in the basement
Panel Manufacture: The panel brand was Square D
Electric Panel Rating: The label listed the panel rating at 200 amps
Service Conductor Size: The aluminum service entrance conductors were 4/0
Service voltage (volts): 120/240
Location of main disconnect: Circuit breaker at top of main electrical panel
Main disconnect rating: The main electrical disconnect was rated at 200 amps
Breakers/ fuses: Circuit breakers in the main electrical service panel appeared to be in serviceable condition at the time of the inspection
Branch circuit wiring type: The visible branch circuit wiring was modern vinyl-insulated copper wire
Solid strand aluminum wiring: No visible aluminum branch wires were found in the electrical service panel
Electric Panel Bonding: The electrical components appeared to be properly bonded at the time of the inspection
Double tapped breakers: Yes, several breakers were double tapped
Double Lugged Neutrals: Yes, neutral wires were double tapped
Room for additional circuit breakers: Yes, main electrical service panel had room for additional circuit breakers
Missing Circuit Breaker Covers: No
Grounding observed to:: The main electrical service appeared to be grounded to the main water pipe and a ground rod
Grounding connections are: Grounding connection was Secure
If grounded to water main, is meter jumped: Yes, bonding jumper wire was used
Type of Electrical Outlets: Generally outlets were 2 and 3 prong outlets
Condition of GFCI outlets/breakers: Some GFCI outlets were not installed where needed
39) Safety Issue, Minor Defect - Electrical Service Panel
Breaker Double Tapped
Overcurrent protection devices(circuit breakers or fuses) in the panel were "double tapped", where two or more wires are clamped in a terminal designed for only one wire. This is a safety hazard since the bolt or screw may tighten securely against one wire, but leave others loose. Arcing, sparking and fires may result. Recommend having an electrical contractor repair.
Visit: and/or
Neutral Wires Double Tapped
Multiple grounded (neutral) wires were connected under a single screw on the grounding or neutral bus bar at the main panel. Although this may have been an acceptable practice at the time the panel was installed, current standards require each grounded conductor(neutral/white) wire to have it's very own screw on the bus bar, no other grounded conductor or grounding conductor (bare copper wire) should be under the screw. I recommend that an electrical contractor be contracted to separate the neutrals, and terminate them in a manner consistent with the most current safety standards. And if need be, add additional terminal bars to accommodate the number of conductors.
Electric Panel Legend
Legend for over-current protection devices (breakers or fuses) in the main service panel was missing, unreadable or incomplete. Recommend installing, updating or correcting the legend as necessary so it's accurate.
Photo 39-1 The double tapped neutral wires are shown in the photograph.
Photo 39-2 Illustration,
Photo 39-3 The double tapped breakers are shown in the photograph.
Photo 39-4 Electrical panel legend
40) Safety Issue, Minor Defect - Electric Outlets/Covers
Cover plate(s) were missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety issue due to the risk of fire and shock. Cover plates should be installed/replaced where necessary.
Photo 40-1 Dinning room switch,no cover
Photo 40-2 No cover plate
Photo 40-3 Master Bedroom,no cover plate
Photo 40-4 No cover plate, Family room
Photo 40-5 Missing plate, between joists
Photo 40-6 Missing plate, bottom of stairs
41) Safety Issue, Minor Defect - Inadequate Working Space
Inadequate working space existed for the main service panel. Washer and dryer were in front of the service panel making it difficult to reach the breakers in the panel. Standard building practices require the following clearances:
  • An area 30 inches wide by 3 feet deep exists in front of the panel
  • The panel is at least 5 1/2 feet above the floor
  • There is at least 6 feet 6 inches of headroom in front of the panel
  • The wall below the panel is clear to the floor

A qualified contractor and/or electrician should make modifications as necessary.
Photo 41-1 The washer & dryer are in front of electrical service panel
Photo 41-2 Illustration, working space for panel
42) Safety Issue, Improve / Upgrade - Exterior Outlets/Non-GFCI
Exterior electrical outlets were operable at the time of the inspection but had no Ground Fault Circuit Interrupter (GFCI) protection.
Although GFCI protection of exterior circuits may not have been required at the time in which this home was built, as general knowledge of safe building practices has improved with the passage of time, building standards have changed to reflect current understanding.
Although it was not required at the time of build it is highly recommended that you upgrade to current standards.
Photo 42-1 Non GFCI exterior outlet
Photo 42-2 Washer drain line(red), washer outlet(green), electric panel(blue)
Photo 42-3 Outlet in screen room, non GFCI
Photo 42-4 Illustration, GFCI outlet and breaker
43) Improve / Upgrade - Two Prong Receptacles
The house was wired with 2-prong ungrounded receptacles. While common years ago and still acceptable today, the lack of a grounding conductor will limit the use of certain appliances such as refrigerators, washing machines, computers, etc. that require a ground. Dedicated circuits may have to be run to properly and safely use such appliances. You should consult with an electrical contractor about the limitations of this older wiring system.
Photo 43-1 2 prong outlet, kitchen
Photo 43-2 Illustration, replacing non grounded outlets
44) Improve / Upgrade - 3 Prong Dryer Plug
A three prong receptacle for a clothes dryer was installed. Most modern clothes dryers use both 120 and 240 volts (120 for timers and motors, and 240 for heating elements) and either require, or are more safely installed with, a four wire receptacle. With three conductor wiring, the ground wire rather than a neutral wire is used to carry the return current back for the 120 volt leg. The clothes dryer's metal frame may become energized if the neutral wire becomes loose at the receptacle or panel. While three wire clothes dryer circuits were allowed prior to 1996 and are commonly found, they are considered unsafe due the risk of shock. Recommend having a qualified electrician convert this to a four wire circuit. Note that this may require installing a new circuit wire from the panel to the clothes dryer location.
45) Not or Limited Inspection, Informational Comment - Type of Wiring
The determination of the type of branch circuit wiring used in this home was made by inspection of the electric panels only. Inspection of the wiring in or at the receptacles, switches, fixtures, junction boxes, walls, ceiling, floors, etc., is beyond the scope of a home inspection and were not inspected.
Basement: The basement was readily accessible for inspection
Basement: Full basement, part of which was finished as living space
Foundation walls: Most of the foundation walls were hidden behind interior wall coverings in the finished basement
Interior Foundation Wall Material: The visible portions of the foundations walls consisted of block
Observed on interior wall: The interior foundation walls appeared in good condition at time of inspection
Ceiling framing: The ceiling framing in the basement was hidden from view by a suspended ceiling
Sub Floor Material: Sub floor material was plywood
Floor Framing: The visible floor framing rested on top of and was supported by poured concrete masonry unit (CMU) foundation walls bearing on footings.
Beam material: The main support beam was constructed of a steel I beam or W beam
Pier or support post material: Support posts were constructed of steel
Support columns condition: Support posts appear in good condition
Basement Windows Condition: The metal basement windows were in good condition
Insulation material underneath floor above: Insulation was installed covering rim boards only
General area dampness: Dehumidifier noted
Water stains observed on: None noted
Basement floor: Concrete, Carpeting
Floor drainage: None noted
Floor Condition: Small cracks
46) Safety Issue, Minor Defect - Stairs
Gaps between balusters larger than 4 3/8 inches were found in the basement stair guardrails. This is a safety issue for small children. A qualified contractor should make modifications as necessary so gaps in guardrails do not exceed four inches. For example, installing additional balusters or railing components. Visit: , for more information.
Photo 46-1 Basement stairs
47) Safety Issue, Improve / Upgrade - Basement Egress
This basement had no means of egress required by generally-accepted current standards in homes with basements larger than 200 square feet or basements with sleeping rooms. Although means of egress may not have been required at the time the home was originally constructed, as general knowledge of safe building practices has improved with the passage of time, building standards have changed to reflect current understanding. Consider updating the existing condition to meet generally-accepted current standards.
For more information visit:
48) Not or Limited Inspection - Basement Obscured
Some basement sections were not evaluated due to lack of access from the following conditions: finished walls and/or ceilings and couldn't be fully evaluated.
Photo 48-1 
Photo 48-2 
Attic access: The attic was accessed through a ceiling hatch.
How evaluated: Traversed and evaluated the attic from inside the attic space.
Roof system: The roof structure was built using conventional framing methods.
Inches apart: The rafters were spaced 16 inches apart.
Roof sheathing: The roof structure sheathing was plywood.
Moisture penetration: Rust on nails noted in the attic.
Attic floor system: No walkway was provided in the attic.
Attic Ventilation: Attic ventilation was provided by gable and soffit vents
Attic Ventilation: Some soffit vents were blocked by thermal insulation.
Bathroom vent: Bathroom exhaust vent(s) terminated in atttic
Insulation material: The attic insulation appeared to be blown-in fiberglass
Insulation condition: Fair, attic insulation thickness was approximately 10 to 12 inches.
Insulation estimated R value: R-30
49) Repair/Replace, Conducive conditions - Exhaust Fan Ducts
Exhaust fan had no duct and terminated in the attic. This is a conducive condition for mold and wood destroying insects and organisms due to increased moisture levels in the attic from the hot steamy exhaust air. They should be vented through the gable end or out through the roof. We commonly see these vents stuffed out near the soffit area, occasionally this works, but more then likely the hot steamy air never makes it to the outdoors.A qualified contractor should install ducts and vent caps as necessary and as per standard building practices so exhaust air is vented outside. Better building practices call for R8 rated insulation on these ducts.
For more information visit: and
Photo 49-1 The bath exhaust fan is shown in the photograph.
Photo 49-2 
50) Repair/Replace, Conducive conditions - Soffit Vents
Some soffit vents were blocked by insulation. This can reduce air flow through the roof structure or attic and result in reduced service life for the roof surface materials because of high temperatures. Moisture from condensation is also likely to accumulate in the roof structure and/or attic and can be a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary so air flows freely through all vents. For example, by moving or removing insulation and installing cardboard baffles.
51) Minor Defect - Attic Access Hatch
No insulation or weatherstrip was installed at the attic access hatch. Recommend installing insulation and weatherstrip at hatches where missing for better energy efficiency. For more information, visit:
Photo 51-1 Attic acess
Photo 51-2 
52) Not or Limited Inspection - Attic Areas Inaccessible
Some attic areas were inaccessible due to lack of permanently installed walkways, the possibility of damage to insulation, low height and/or stored items. These areas are excluded from this inspection.
Photo 52-1 The attic insulation is shown in the photograph.
Health & Safety Concerns and Recommendations
Table of contents
Ground Fault Interrupter (GFI): Limited areas of GFCI protection was provided in the home at the time of the inspection.
Location of GFCIs: GFCI protection was provided in the bathroom (s) only.
GFCI tested: GFCI outlets were tested using both the testing plug and plug in light tester.
AFCI protection: No Arc-Fault Circuit Interrupter (AFCI) protection was installed to protect electrical circuits in bedrooms
Smoke detectors: Were located in the hallway only.
Carbon Monoxide Detectors: Carbon Monoxide detector locations appeared to be satisfactory at the time of the inspection.
53) Safety Issue, Improve / Upgrade - Too Few Smoke Detectors
An insufficient number of smoke alarms were installed. Smoke Detectors are noted when present but are NOT tested or inspected. Pushing the built-in test button does not ensure that the smoke sensor is functional. It only establishes that the electrical circuit and audible alarm are functional. It is recommended that all smoke detectors be replaced when new owners move in. Ionization technology responds first to fast, flaming fires while photoelectric technology responds faster to slow smoldering fires. Having both types would be ideal. When installing detectors it is recommended that they be placed at each level including the basement and in each bedroom and laundry room of the house. Placement should be in accordance with manufacturer's recommendations. Smoke detectors should be replaced at 10 year intervals or per manufacturer's suggestion. Batteries should be changed twice a year.
For more information on smoke detectors visit: Smoke alarm safety tips
54) Improve / Upgrade - Fire Extinguishers
Recommend placing fire extinguishers in the kitchen and laundry areas. The kitchen area extinguisher should be specially rated for kitchen fires.
Fire Extinguishers
55) Maintain / Service, Informational Comment - CO Detectors
Natural gas service was present at the house. Before spending the first night, ensure that proper carbon monoxide detectors are present. The detector should be mounted low toward the floor as carbon monoxide is heavier than air. Several C/O detectors are best. One near the heating system and hot water supply and one on each floor of the home.
Carbon Monoxide Detectors are widely available in stores and you should buy one as a back-up -- BUT NOT AS A REPLACEMENT for proper use and maintenance of your fuel-burning appliances. It is important for you to know that the technology of CO detectors is still developing, that there are several types on the market, and that they are not generally considered to be as reliable as the smoke detectors found in homes today. Some CO detectors have been laboratory-tested, and their performance varied. Some performed well, others failed to alarm even at very high CO levels, and still others alarmed even at very low levels that don?t pose any immediate health risk. And unlike a smoke detector, where you can easily confirm the cause of the alarm, CO is invisible and odorless, so it?s harder to tell if an alarm is false or a real emergency.
For more information visit:Carbon Momoxide-The Silent Killer
56) Maintain / Service - Dryer Vents
Recommend cleaning dryer vents annually. Clogged dryer vents will reduce the efficiency of the dryer and are known to cause house fires. Remove vent from rear of the dryer and vacuum the internal dryer duct. Next, vacuum the inside of the vent, disassemble joints on longer vent pipes and clean as much as possible.
Dryer exhaust ducts should be independent of all other systems, should convey the moisture to the outdoors, should terminate on the outside of the building in accordance with the manufacturer?s installation instructions and should be equipped with a back-draft damper.
Exhaust ducts should be constructed of rigid metal ducts, having smooth interior surfaces with joints running in the direction of air flow. Screens should not be installed at the duct termination. Exhaust ducts should not be connected with sheet-metal screws or any means which extend into the duct. (Screens and screws can trap lint.)
Exhaust duct terminations should be in accordance with the dryer manufacturer?s instructions. For more information on dryer safety issues, see Over Heated Dryer Vents

Virtually all real estate has problems, regardless of age or usage. It is not my purpose to compile a complete, definitive, or exhaustive list of items that need repair, but to document the general condition of the residence and to note any visible major defects. This is not a comprehensive document about the structure and should not be relied upon as such. Cosmetic considerations (paint, wall covering, carpeting, window coverings, etc.) and minor flaws are not within the scope of the inspection. Although some minor and cosmetic flaws might be noted in this report as a courtesy to you, a list of the minor and cosmetic flaws noted here should not be considered a complete, definitive, or exhaustive list and should not be relied upon as such. Routine maintenance and safety items are not within the scope of this inspection unless they otherwise constitute visible major defects as defined in the Home Inspection Agreement. This report does not include all maintenance items and should not be relied upon for such items.

All conditions are reported as they existed at the time of the inspection. The information contained in this report may be unreliable beyond the date of the inspection due to changing conditions.

Home Inspectors, Licensed Specialists, and Experts;

Inspectors are generalists, are not acting as experts in any craft or trade, and are conducting what is essentially a visual inspection. Home inspectors generally know something about everything and everything about nothing. Some state and local laws, therefore, require that inspectors defer to qualified and licensed experts (e.g., plumber, electrician, et al.) in certain instances. If inspectors recommend consulting specialists or experts, it is possible that they will discover additional problems that a home inspector generalist cannot. Any listed items in this report concerning areas reserved by New York law to such licensed experts should not be construed as a detailed, comprehensive, and/or exhaustive list of problems or areas of concern.