This report published on Wednesday, October 31, 2018 5:31:05 PM MDT
This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
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:
Poses a safety hazard
Correction likely involves a significant expense
Recommend repairing or replacing
Recommend repair and/or maintenance
Correction likely involves only a minor expense
Recommend ongoing maintenance
Recommend evaluation by a specialist
Recommend monitoring in the future
Item or component is in serviceable condition
For your information
Damage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.)
Conditions 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 https://www.reporthost.com/glossary.asp
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Dry (no rain), Cloudy
Temperature during inspection: Cool, 41 degree
Inspection fee: 295.00
Payment method: Cash
Buildings inspected: One house, One detached garage
Number of residential units inspected: 1
Age of main building: 118 yrs.
Source for main building age: Client
Front of building faces: East
Main entrance faces: East
Occupied: Yes, Furniture or stored items were present
1) Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit: http://www.reporthost.com/?EPA http://www.reporthost.com/?CPSC http://www.reporthost.com/?CDC
Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Site profile: Minor slope
Condition of driveway: Appeared serviceable
Driveway material: Unpaved, dirt
Condition of sidewalks and/or patios: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Sidewalk material: Poured in place concrete, Stones
Deck, patio, porch cover material and type: Open
2) Vegetation was overgrown around equipment for one or more utilities such as gas or electric meters. Vegetation should be pruned or removed as necessary to allow unobstructed access.
3) Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in sidewalks or patios, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.
Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Wall inspection method: Viewed from ground
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Wood
Condition of foundation and footings: Not determined, Was totally obscured from view...
Apparent foundation type: Crawl space, Post and pier
Foundation/stem wall material: Not determined (inaccessible or obscured)
Footing material (under foundation stem wall): Not determined (inaccessible or obscured)
5) Some sections of siding and/or trim were loose and/or split. Recommend that a qualified person repair, tighten or caulk gaps & cracks in the siding or trim as necessary.
6) Soil was in contact with or less than 6 inches from siding, trim or structural wood. This is a conducive condition for wood-destroying organisms. Recommend grading or removing soil as necessary to maintain a 6-inch clearance. If not possible, then recommend replacing untreated wood with pressure-treated wood. Installation of borate-based products such as Impel rods can also reduce the likelihood of rot or infestation if soil cannot be removed. Note that damage from fungal rot and/or insects may be found when soil is removed, and repairs may be necessary.
7) Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.
8) The paint or stain finish in many areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this.
9) Caulk was missing in many areas. For example, around windows and/or at siding-trim junctions. Recommend that a qualified person renew or install caulk as necessary. Where gaps are wider than 1/4 inch, an appropriate material other than caulk should be used. For more information, visit: http://www.reporthost.com/?CAULK
Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are excluded from this inspection. The inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces in the future. Complete access to all crawl space areas during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so.
The inspector attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.
Crawl space inspection method: Viewed from hatch(es), Not inspected, Exempt from this report
Condition of floor substructure above: Not determined (inaccessible or obscured)
Pier or support post material: Wood
Beam material: Solid wood
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Not applicable, none installed, Not determined (inaccessible or obscured)
Condition of vapor barrier: Not applicable, none installed
Condition of crawl space ventilation: Not determined (inaccessible or obscured)
Ventilation type: without vents
11) The crawl space was not inspected do to a small access door and very low clearances and is exempt from this report. These pics were taken from the access door only. The inspector could not see any floor insulation, vapor barrier, foundation venting or any other components of the floor structure, foundation or footings.
Recommend if the Client has concerns about the crawl space area that they contact a contractor with specialized mobile viewing equipment that would be able to inspect the crawl space area.
12) The crawl space access hatches or doors were too small to allow easy access. Such hatches through walls/foundation should be at least 16 x 24 inches in size, and hatches in the floor should be at least 18 x 24 inches in size. Recommend that a qualified person modify crawl space access point per standard building practices.
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions perform adequately or are leak-free.
Roof inspection method: Partially traversed
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: No rain gutters installed
13) The current home owner informed the inspector that the old roofing had been removed and new sheathing & roofing had just been installed recently.
Ridge venting was not installed. There was only 2 small gable vents at each end of the house & no soffit venting. The attic space is under vented for the sq. footage of the house. This will cause the attic space to overheat and cause pre-mature wear to the roofing material & sheathing, along with trapping moisture in the attic space.
Recommend that a qualified roofing contractor be contacted to install continuous ridge venting on both sections of the roof peak, to avoid attic, roofing overheating.
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic inspection method: Traversed
Condition of roof structure: Appeared serviceable
Roof structure type: Rafters
Ceiling structure: Ceiling joists
Condition of insulation in attic (ceiling, skylight chase, etc.): Required repair, replacement and/or evaluation (see comments below)
Ceiling insulation material: Wood chips
Approximate attic insulation R value (may vary in areas): Approx. 6"
Vermiculite insulation present: None visible
Vapor retarder: None visible
Condition of roof ventilation: Required repair, replacement and/or evaluation (see comments below)
Roof ventilation type: Gable end vents
14) The ceiling insulation installed in the attic was substandard and appeared to have an R rating of about R-6, that's significantly less than current standards (R-38). Heating and cooling costs will likely be higher due to poor energy efficiency. Recommend that a qualified contractor remove existing wood chip ceiling insulation and install modern insulation for better energy efficiency and per standard building practices.
15) One or more sections of the roof structure appeared to have substandard ventilation, soffit or lower vents were missing and/or ridge or upper vents were missing. This can result in high attic and roof surface temperatures, reduce the life of the roof covering materials, and/or increase cooling costs. High levels of moisture are also likely to accumulate in the roof structure or attic, and can be a conducive condition for wood-destroying organisms. Standard building practices require one free square foot of ventilation for every 150 square feet of attic space, and that vents be evenly distributed between the lowest points of the roof structure and the highest points to promote air circulation. Often this means that both soffit vents and ridge or gable end vents are installed. Recommend that a qualified contractor evaluate and repair per standard building practices.
16) One or more exhaust ducts (e.g. bathroom fan, clothes dryer) in the attic have come apart, were loose or have fallen down. This can result in increased moisture levels inside the structure and is a conducive condition for wood-destroying organisms. Recommend that a qualified person make permanent repairs as necessary.
17) One or more attic access hatches or doors were not insulated, or had substandard insulation. Recommend installing insulation as necessary and per current standards at hatches or doors for better energy efficiency. For more information, visit: http://www.reporthost.com/?ATTACC
18) One or more attic access hatches or doors were too small to allow easy access. Such hatches should be at least 22 x 30 inches in size, and in safely accessed areas. Client may wish to have the attic hatch altered, if so recommend that a qualified person modify attic access points per standard building practices.
19) At the peak of several rafters the inspector saw what seemed like insect discharge or residue of some kind. The inspector could not truly identify its source or cause. It did not appear to be previous mold or moisture damage.
Recommend the client contact a qualified insect/vermin exterminator for further evaluation and recommendations.
20) Signs of precious water leaks. This may have been resolved by the new roofing. Recommend monitoring the attic space to insure there are no active leaks.
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
Number of vehicle doors: 1
Condition of automatic opener(s): Required repair, replacement and/or evaluation (see comments below)
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): No
Condition of garage floor: Appeared serviceable
Condition of garage interior: Required repair or evaluation (see comments below)
22) There are many defects and sub-standard electrical work in the garage, shop area. Several areas with exposed unprotected wiring, unattached boxes, covers plates missing, broken conduit, splices not in boxes, etc. This is a possible safety & fire hazard.
Recommend contacting a licensed electrician for further evaluation and to make all repairs deemed necessary.
23) Wood burning stove with rusted single wall pipe is to close to combustible. This is a safety & fire hazard.
Recommend contacting a qualified woodstove contractor to further evaluate the wood burning stove, replace the rusted stove pipe, install proper roof jack & cap. Along with removing combustibles around ceiling/pipe areas, Before using the woodstove.
24) Stairs missing handrails, handrail loose or wobbly and low, balisters missing or greater than a 4" gap. This is a safety & fall hazard. Recommend a qualified contractor make necessary repairs.
25) Wide spread siding deteriorated, dry rot, cracks, holes & gaps, mold & or mildew. Most of the exterior wood & metal siding was in poor condition. In need of repairs or replacement. In the areas of the walls that the inspector could view, there was No sub-siding or vapor barrier. The siding appeared to be at or near it's useful life expectancy. The client should begin budgeting for siding repairs and or replacement in the near future.
Recommend contacting a qualified contractor for further evaluation and recommendations.
26) The unfinished interior walls showed that there was no sub-siding or vapor barrier installed to the exterior. This is sub-standard construction. Gaps and holes were present in one or more areas in the siding. This will allow water, insects and vermin to penetrate the walls of the building potentially causing further damage to the structure.
Refer to recommendation above.
27) Foundation had major cracking & settling issues. There were No visible footings and the foundation/stem walls were undermined in one or more areas. Settling & cracking will probably continue to worsen. This could lead to serious structural damage or failure at anytime.
Recommend contacting a qualified foundation contractor or structural engineer for further evaluation and recommendations.
28) Significant cracks, heaving and/or settlement were found in one or more sections of concrete slab floors. Uneven surfaces can pose a trip hazard. Refer to recommendations section under foundation.
29) One or more garage vehicle doors wouldn't close with the automatic opener because the opener auto-reversed while the door was closing. This can be caused by photoelectric sensors being out of adjustment, the door binding, the mechanical auto-reverse sensor having problems, etc. Note that because of this, the inspector was unable to verify that the auto-reverse functions for the automatic opener were operable. A qualified person should evaluate, repair as necessary and verify that auto-reverse functions are working.
30) Rust and corrosion was on the galvanize roofing panels in the lower sloped roof area. It appears that the roofing may be at or near it's useful life. This may result in leaking, it was dry at the time of the inspection, no rain. Recommend a qualified roofing contractor be contacted for further evaluation and or repair & replacements.
31) Signs of precious water leaks under the lower pitched roof. Refer to recommendations above.
32) Garage attic space, rafters, uninsulated, strip sheathing, no vapor barrier under metal roofing, no visible venting. Appeared to be serviceable.
33) Metal panel roofing with exposed fasteners over the main section of the garage/shop area. Appeared to be in good condition & serviceable.
34) Minor cracks were found in the concrete slab floor. These are common and appeared to be only a cosmetic issue.
Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Electric service condition: Appeared serviceable
Primary service type: Overhead
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 200
System ground: Copper
Condition of main service panel: Appeared serviceable, West side on home
Location of main disconnect: Breaker at top of main service panel, At main disconnect panel outside
Carbon monoxide alarms installed: No, recommend install
37) "Knob and tube" wiring or related components such as porcelain insulators were found. This type of wiring was commonly installed prior to 1950. It is ungrounded, and considered unsafe by today's standards. Over time, the wire's insulation can become brittle and fall apart or wear thin, resulting in exposed conductors and a risk of shock and/or fire. This wiring is also easily damaged by covering it with insulation (a common practice), and incorrectly tapping new wiring into it.
The inspector did not find any energized knob and tube wiring during the inspection. However, this is no indication that all the knob and tube wiring has been abandoned. It is not within the scope of this inspection to determine what percentage of this property's wiring is of the knob-and-tube type, or to determine what percentage of the knob and tube wiring is energized versus abandoned. Recommend that a qualified electrician evaluate this wiring and make repairs or replace wiring as necessary.
Note that some insurance companies may be unwilling to offer homeowner's insurance for properties with knob and tube wiring. Consult with your insurance carrier regarding this. For more information, visit: http://www.reporthost.com/?KNOBTUBE
38) One or more electric receptacles were incorrectly wired with an open neutral. Recommend that a qualified electrician repair as necessary.
39) No permanently installed carbon monoxide alarms were found. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. For more information, visit: http://www.reporthost.com/?COALRM
40) 2-slot receptacles rather than 3-slot, grounded receptacles were installed in one or more areas. These do not have an equipment ground and are considered unsafe by today's standards. Appliances that require a ground should not be used with 2-slot receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. The client should be aware of this limitation when planning use for various rooms, such as an office. Upgrading to grounded receptacles typically requires installing new wiring from the main service panel or sub-panel to the receptacle(s), in addition to replacing the receptacle(s). Consult with a qualified electrician about upgrading to 3-wire, grounded circuits.
41) Main Electric service panel and shut off is on the outside, west facing side of house.
Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Water service: Public
Water pressure (psi): 72 lbs.
Location of main water shut-off: Ice storage building
Condition of supply lines: Appeared serviceable
Supply pipe material: Galvanized steel
Condition of drain pipes: Appeared serviceable
Drain pipe material: Galvanized steel
Condition of waste lines: Appeared serviceable
Waste pipe material: Galvanized steel, Cast iron
Vent pipe condition: Appeared serviceable
Vent pipe material: Galvanized steel
Visible fuel storage systems: Above ground, propane tank
Location of main fuel shut-off valve: At propane tank
42) The copper propane supply line is exposed and unprotected in two areas. This could be a potential safety concern, as if the copper line were damaged a propane leak could occur. Recommend contacting the propane supply company for further evaluations and repair as deemed necessary.
43) The propane tank is rusty and in need of maintenance. Recommend contacting a qualified painter to make to proper repairs to prevent further deterioration.
44) Crawl space area
45) The main water service pipe material was made of galvanized steel. Based on the age of the building, the apparent age of the pipe on the water supply system, this service pipe may have significant corrosion or rust on the inside and need replacing. Replacing the service pipe can significantly increase flow to the water supply pipes. If low water pressure or low flow begins, recommend consulting with a qualified plumber about replacing the main service pipe. Note that this can be an expensive repair since excavation is typically required.
Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
Condition of water heater: Appeared serviceable
Energy source: Electricity
Capacity (in gallons): 30
Temperature-pressure relief valve installed: Yes
Location of water heater: Bedroom
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 118
47) The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be beyond this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.
Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
Condition of gas-fired fireplaces or stoves: Required repair, replacement and/or evaluation (see comments below)
Gas fireplace or stove type: Freestanding stove
Condition of chimneys and flues: Required repair, replacement and/or evaluation (see comments below)
Wood-burning chimney type: Metal
Gas-fired flue type: Not determined (obscured or inaccessible)
48) The house only had one heating source, a freestanding propane stove. Client should be aware that this is below current standards for a home heating system. The home is in need of stove replacement and or upgrading.
The stove was manufactured in 1992 and is 26 yrs. old, well beyond it's useful life expectancy and may need major repairs or replacing in the very near further. It could fail at anytime. The manufacture only warrants the "combustion camber" on this unit for 10 yrs. The combustion camber could crack at anytime releasing carbon monoxide gas into the living area, this is a serious safety and health issue.
Recommend that the client budget for furnace/stove replacement and contact a qualified HVAC contractor for servicing the current unit and for further evaluation and replacement options.
Empire Comfort System Mod. # RH-50-2 Ser. # K 46 59391 Input BTU 50,000
49) Metal chimney/flue rusted or corroded. Recommend that a qualified HVAC contractor be contacted for further evaluation and repair as deemed necessary.
Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: N/A (none installed)
Condition of dishwasher: N/A (none installed)
Condition of ranges, cooktops and/or ovens: Appeared serviceable
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Location #A: Full bath, first floor
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Bathroom and laundry ventilation type: Windows, with individual ducts
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes
51) The bathtub had minor ware & blemishes. Recommend having the cracked drain replaced by a qualified plumber.
52) The hot and cold water supplies appeared to be reversed at the sink at location(s) #A. Normally, cold water is controlled by the right faucet handle and hot by the left. For mixing faucets, cold is supplied with the handle to the right and hot when when the handle is to the left, or as indicated by the faucet's markings. At a minimum this is an inconvenience, but it can also result in accidental scalding. Recommend that a qualified plumber repair as necessary.
53) Caulk was missing around the base of the bathtub spout, or there was a gap behind it, at location(s) #A. Water may enter the wall structure behind the bathtub. Recommend that a qualified person repair as necessary to eliminate the gap. For example, by installing or replacing caulk if the gap is small enough. For larger gaps, a shorter spout nipple or an escutcheon plate can be installed.
54) Caulk was needed in seem on bathroom counter. Water can penetrate these areas and cause damage. Recommend that a qualified person re-caulk.
55) The toilet fill valve or float mechanism in the toilet did not operate properly and was broken. Recommend that a qualified person repair as necessary.
56) Caulk around the base of the toilet at location(s) #A 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.
57) One bathtub faucet handles at location(s) #A were loose. Recommend that a qualified person repair or replace handles as necessary.
Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Metal, Glass panel
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Wood, Single-pane, Single-hung
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall, Paneling, Wood
Ceiling type or covering: Drywall or plaster, Tiles
Condition of flooring: Appeared serviceable
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum, Wood or wood products, Laminate
60) One or more bedrooms had windows that were too high above the floor and or did not have the proper size window pane to qualify as an egress window. Unless a bedroom has an exterior entry door, at least one window requires adequate egress in the event of a fire or emergency to allow escape or to allow access by emergency personnel. The base of openings for egress windows should be a maximum of 44 inches above the floor and the opening should be at least 5 sq. ft. At a minimum, keep a chair or something that serves as a ladder below the window at all times. If concerned, have a qualified contractor repair or make modifications per standard building practices. For more information, visit: http://www.reporthost.com/?EGRESS
61) One or more windows that were designed to open and close were stuck shut. Recommend that a qualified person repair windows as necessary so they open and close easily.
62) Floors in one or more areas were not level. This can be caused by foundation settlement or movement of the foundation, posts and/or beams. Recommend that a qualified contractor and/or engineer evaluate further.
63) Vinyl, linoleum or marmoleum flooring in one or more areas was damaged. If in a wet area, water can damage the sub-floor as a result. Client may wish to repair or replace the laundry area vinyl.
64) Wood flooring in one of the bedroom areas was unfinished or worn. Recommend that a qualified contractor be contacted for further evaluation and or refinish wood flooring as necessary.
65) Carpeting in one or more areas was damaged or deteriorated. Client may wish to repair or replace as necessary.
66) One or more hinged exterior doors had no deadbolt lock installed and relied solely on the entry lockset for security. Client may wish to have deadbolts install.
67) One or more interior doors were missing. Client may wish to have a qualified person replace the doors if necessary.
68) No window screens were installed. Windows may not provide ventilation during months when insects are active.
69) Int. pics
Scope of the Inspection:
The scope of the inspection is strictly limited as set forth in the Pre-Inspection Agreement. The parties understand and agree BEFORE any inspection takes place that the inspection will be of readily accessible areas of the building to be inspected and is limited to visual observations of apparent conditions existing at the time of the inspection only. Latent and concealed defects and deficiencies, including but not limited to, basement flooring, basement seepage and roof leakage, inaccessible attic spaces do to a verity of reasons, are Excluded from the inspection. The parties agree in advance that the American Society of Home Inspectors (ASHI) Standards of Practice, most current edition, shall define the standard duty and the conditions, limitations, and exclusions of the inspection and are incorporated by reference herein. Refer to the signed Pre-Inspection Agreement for further limitations, exclusions and liabilities.
You are encouraged to read the entire report, not just summery sections. The whole and complete report is all pertinent information in the inspection. Please read and carefully consider all the information comprised in the Final Report.
I sincerely hope that the information in this report is useful and helpful to you, in giving a more in depth awareness of the current condition of the property that has just been inspected.
Again, Thank-You for choosing HHI-Hews Home Inspection, its been a pleasure serving you.