View as PDF


Website: http://www.HomeProNY.com
Email: Doug@HomeProNY.com
Phone: (845) 726-4663
FAX: (845) 314-9663
PO Box 601 
Johnson NY 10933
Inspector: Douglas Myers
Licensed New York State Home Inspector
16000005169

Report Summary

Property Inspection Report
Client(s): Corporate Retreat Sample
Property address: Corporate Retreat
Hudson Valley NY
Inspection date: 5/18/2011

This report summary published on 6/20/2012 1:59:27 PM EDT

Return to report

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.

Grounds
1) Safety, Repair/Replace, Evaluate - Rot or water damage was found at one or more decks, porches or balconies in decking boards, joists, beams. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced. The decking over the slab on building #1 has collapsed due to the slab collapse in the rear of the building. The camp maintenance person states that there is an insurance claim for this damage. Information should be obtained to determine the amount of the settlement and cost of replacement. This also has adversely affected the sprinkler system and rendered it nonoperational.

2) Safety, Repair/Replace, Evaluate - Exterior steps were substandard. A qualified person should evaluate and repair or replace as necessary. The steps in various areas of the property were substandard and should be repaired or replaced. Many had uneven risers and a lack of proper hand railing.

3) Safety, Repair/Replace - Many decks constructed for the chalet buildings are substandard and will need to be repaired or replaced. Some are poorly fastened to the building and most do not have proper footings or support.

4) Major defect, Repair/Replace - The tile patio at building #7 is deteriorated and will need to be replaced.

5) Repair/Replace, Evaluate - The driveway and parking areas had significant cracks, settlement, heaving and/or deterioration in one or more areas. A qualified contractor should evaluate and repair or replace sections as necessary.

6) Repair/Replace, Evaluate - Sidewalks and/or patios had significant cracks, settlement, heaving and/or deterioration in one or more areas. A qualified contractor should evaluate and repair or replace sections as necessary.

7) Repair/Replace, Evaluate - One or more decks, porches and/or balconies were damaged, deteriorated, substandard. A qualified person should evaluate and repair or replace as necessary. The deck on buildings #'s 1,2,3,4 and 9 are all in need of repairs. There are areas that will need to be replaced as well as repaired. Building #1 has already had some of the decking boards replaced.

8) Repair/Replace, Evaluate - Fasteners for hardware at decks, porches or balconies were missing. For example, at joist hangers at building # 7. All nail holes for this type of hardware should be filled with appropriate fasteners such as joist hanger (tico) nails, common nails or screws rated for structural applications. Fasteners should be rated for outdoor exposure. A qualified person should evaluate and repair as necessary.

9) Repair/Replace - The perimeter grading in most of the buildings sloped towards the building in one or more areas. This can result in water accumulating around the building foundation. Recommend grading soil so it slopes down and away from the structure with a slope of at least 5% (10% or better is optimal) for at least 6 feet.

Most of the buildings were suffering from elevated basement and crawl space water and moisture. This is contributing to wood rot and mold formation.

Roof gutters would greatly help in this matter.

10) Repair/Maintain - Vegetation such as trees, shrubs and/or vines was in contact with or less than one foot from the building exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the building exterior.

This is mainly in the chalet area and the main building has a tree growing up alongside the building.

Exterior / Foundation
13) Safety, Major defect - There was a concrete slab with a deck built on top at building # 1 which has collapsed into the crawl space / basement area of building #1. It is reported that there is an insurance claim currently pending concerning this damage. Information should be gathered concerning this and possible collections and repairs.

14) Major defect, Repair/Replace - The crawl space in building #7, #2 and #4 was wet and suffering from elevated moisture levels. There have been repairs made but they were mostly done to help prevent further damage. The floor structure is damaged in some locations as well as poorly installed insulation which is wicking the moisture to the wood structure further damaging it.

15) Major defect, Maintain - The exterior finish over many of buildings was failing. A qualified painting contractor should prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint or restain the entire structure as per standard building practices.

Some of the buildings had failing finish manly due to water intrusion.

16) Major defect - Building #7 is showing severe signs of floor rot and deterioration. There are high levels of moisture in the crawl space with the roof water being directly introduced into the crawl space.

There is exposed floor rot and sagging that will need to be replaced.

17) Major defect - All of the chalet buildings #'s 2,3,4,5,6 were constructed as seasonal light construction buildings. They are built on piers with no foundations and shallow pier footings. They are sagging in many areas and suffering from moisture damage to both the 1st. floor structure and the roof framing due to water intrusion.

These buildings will all need major repairs to bring them into a good state of repair and maintenance. Maintenance has been greatly deferred for the past few years.

18) Repair/Replace, Evaluate - Many sections of siding and/or trim were damaged, deteriorated. A qualified person should evaluate and repair, replace or install siding or trim as necessary.

19) Repair/Replace, Evaluate - Rot or water damage was found at one or more sections of siding, trim, window sills, window frames, soffits, fascia, rafter tails in many of the buildings. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.

20) Repair/Replace, Evaluate - Rot or water damage was found at one or more sections of the floor substructure, including floor decking, floor sheathing, joists. A qualified contractor should evaluate and repair as necessary. All rotten wood should be replaced. Some buildings had rot and deterioration to the first floor structure due to elevated moisture levels and condensation.

21) Repair/Replace, Evaluate - Standing water was found in one or more sections of the basement building #1 and #3. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the basement. A qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in basements include:

  • Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
  • Improving perimeter grading
  • Repairing, installing or improving underground footing and/or curtain drains

    Ideally, water should not enter basements, but if water must be controlled after it enters the basement, then typical repairs include installing a sump pump.
    22) Repair/Replace - No vapor barrier was installed in the crawl spaces of all the buildings. This is a conducive condition for wood destroying insects and organisms due to the likelihood of water evaporating into the building from the soil. A qualified person should install a vapor barrier as per standard building practices.

    23) Repair/Replace - The floor insulation's R rating is significantly less than what's recommended for this area. Recommend having a qualified contractor install additional insulation as per standard building practices for better energy efficiency. For more information, visit:
    http://www.eere.energy.gov/consumer/tips/insulation.html

    24) Repair/Replace - The floor insulation in some areas of the crawl space was fallen down, missing, damaged, deteriorated. This may result in increased heating or cooling costs due to decreased energy efficiency. A qualified person should repair, replace or install insulation as necessary. For more information, visit:
    http://www.eere.energy.gov/consumer/tips/insulation.html

    25) Repair/Replace - Insulation in all crawl spaces, basement was damaged, apparently by rodents (burrow holes, feces, urine stains, etc.). The client may want to have insulation replaced for sanitary reasons or to prevent odors. Most, if not all, of the buildings had animals living in them. Woodchuck and skunk holes were observed in some crawl spaces.

    26) Repair/Maintain, Evaluate - Moderate cracks (1/8 inch to 3/4 inch) and/or leaning were found in the foundation. This may be a structural concern, or an indication that settlement is ongoing. The client should consider hiring qualified contractors and/or engineers as necessary for further evaluation. Such contractors may include:
  • Foundation repair contractors who may prescribe repairs, and will give cost estimates for prescribed repairs
  • Masonry contractors who repair and/or replace brick veneer
  • Geotechnical engineers who attempt to determine if settlement is ongoing, and what the cause of the settlement is
  • Structural engineers who determine if repairs are necessary, and prescribe those repairs

    At a minimum, recommend sealing cracks to prevent water infiltration. Numerous products exist to seal such cracks including hydraulic cement, resilient caulks and epoxy sealants.
    27) Repair/Maintain - Soil was in contact with or less than six inches from siding and/or trim. This is a conducive condition for wood destroying insects and organisms. Soil should be graded and/or removed as necessary so there are at least six inches of space between the siding and trim and the soil below.

    Many of the buildings had wood structure in contact with the ground. This will and has led to many areas of rot and deterioration.

    28) Repair/Maintain - Caulk was missing, deteriorated in many areas. For example, around doors, at siding butt joints, at siding-trim junctions, at wall penetrations. A qualified person should repair or replace as necessary. For more information, visit:
    http://www.reporthost.com/_docs/FPL_Caulking_Ins_Outs.pdf

    29) Repair/Maintain - One or more minor cracks (1/8 inch or less) were found in the foundations. These don't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitoring them in the future. Numerous products exist to seal such cracks including hydraulic cement, resilient caulks and epoxy sealants.

    This is a general statement that applies to all of the buildings.

    Roof / Attic
    34) Major defect, Repair/Replace - No ceiling insulation was installed in the attic in some buildings. A qualified contractor should install insulation for better energy efficiency and as per standard building practices with an R rating recommended for this area. For more information, visit:
    http://www.eere.energy.gov/consumer/tips/insulation.html

    35) Repair/Replace, Evaluate - One or more areas of the roof structure were wet or had elevated levels of moisture at the time of the inspection. There appears to be an active leak in the roof or building exterior. A qualified contractor should evaluate and repair as necessary.

    36) Repair/Replace, Evaluate - Roof repairs were needed because many buildings composition shingles had the following conditions: missing shingles, loose shingles, granules worn away, nail pops, lifting, curling, cupping, cracking, defective shingles, damage, deterioration. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary. Building #1 - This shingle roof appears to be +- 10 years old. Some areas need repairs and there are some missing shingles.

    37) Repair/Replace - One or more end caps were missing on gutters. Water may accumulate around the building's foundation as a result. A qualified person should install end caps where missing.

    38) Repair/Replace - The attic insulation in building #7 is incorrectly installed and will lead to moisture condensation and wood damage.

    39) Repair/Maintain - The bath fans were venting directly into the attic in building #1. This is a concern due to excessive moisture build up. Vent the fan to the exterior of the house.

    40) Maintain, Monitor - One or more roof surface sections were designed so as to be much more likely to accumulate debris and/or snow. For example, where two slopes converge. Leaks may occur as a result. The client should monitor such areas for accumulated debris in the future and clean as necessary. Building # 2 has a poor roof design where the roof slopes to the middle of the building. This roof is currently leaking over the laundry area and the ceiling has fallen. A rubber roof would help in this area to prevent water intrusion into the building.

    41) Evaluate, Monitor - Stains were visible on the roof structure in one or more areas. These areas were dry at the time of the inspection. The stains may be caused by a past leak. Recommend asking the property owner about past leaks. The client should monitor these areas in the future, especially after heavy rains, to determine if active leaks exist. If leaks are found, a qualified contractor should evaluate and repair as necessary.

    42) Monitor - There was evidence of animals living in the attic of building #1

    Electric
    48) Safety, Repair/Replace - The fire alarm system is not currently working and will need to be repaired. The alarm company should be contacted to obtain information concerning the condition and repairs to the system.

    Plumbing / Fuel Systems
    51) Safety, Repair/Replace, Evaluate - Copper oil supply lines in building #1 were exposed and subject to damage. Leaks may occur as a result. A qualified contractor should evaluate and make repairs as necessary so oil supply lines are not subject to damage.

    52) Safety, Evaluate - A water filtration system was installed on the premises. Only a limited evaluation of this system was performed during the inspection. The client should consult with the seller on this system to determine its condition, required maintenance, age and expected remaining life, etc. There are two chlorination pumps located in the pump house, but there are no chlorine tanks. There does not appear to be any water treatment currently being done on the potable water.

    53) Repair/Replace, Evaluate - Waste lines were substandard, non standard in one or more areas. A qualified plumber should evaluate and repair as necessary.

    54) Repair/Replace - The main supply line under building # 4 was split and water has apparently been running under the building for quite awhile.

    56) Monitor - There is a fire suppression system installed in building #1. This system is not operating due to broken piping from a collapsed slab over the 10,000 gallon holding tank. A fire suppression company should determine the condition and operation of the system.

    Water Heater
    62) Repair/Replace - Except for building #1 all other buildings have electric water heaters. For the most part these water heaters were in poor condition and will most likely be in need of replacement.

    Heating
    64) Safety, Repair/Maintain, Evaluate - The last service date of this system appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client should ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. For more information visit: http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html

    Fireplaces / Stoves / Chimneys
    68) Repair/Replace, Evaluate - The masonry chimney at location # building #3 showed moderate evidence of deterioration, including deteriorated mortar, concrete.
    The fireplace and chimney at building # 7 was damaged and was or is currently leaking.

    A qualified contractor should evaluate and repair as necessary.

    Bathrooms / Laundry / Sinks
    71) Monitor - Water was off to all buildings except the office. The bathrooms appear to be in operational condition.

    Interior Rooms / Areas
    72) Major defect, Repair/Replace - Many exterior doors had moderate to major damage and deterioration. A qualified person should repair or replace as necessary. Many exterior doors in most buildings had damage from water intrusion. The damage includes wood rot to the wooden doors as well as rust and corrosion to steel doors. Most of these doors will need to be replaced.

    73) Repair/Replace, Evaluate - Some windows that were built to open wouldn't open, were difficult to open and close. A qualified person should evaluate and repair as necessary.

    74) Repair/Replace, Evaluate - Some windows were water damaged, deteriorated. A qualified person should evaluate and repair or replace as necessary.

    75) Repair/Replace, Evaluate - Seals between multi-pane glass in many windows appear to have failed based on condensation or stains between the panes of glass. The view through the window may be obscured, and accumulated condensation leaking into wall cavities is a conducive condition for wood destroying organisms. A qualified contractor should evaluate and replace glass where necessary.

    The client should be aware that evidence of broken seals may be more or less visible from one day to the next depending on the temperature, humidity, sunlight, etc. Windows or glass doors other than those that the inspector identified may also have failed seals and need glass replaced too.

    76) Repair/Replace, Evaluate - Floors in one or more areas were not level. Significant repairs may be needed to make floors level, such as repairs to the foundation. A qualified contractor should evaluate and make repairs as necessary.

    77) Repair/Replace - Carpeting in many areas was stained, damaged. A qualified contractor should replace as necessary

    78) Repair/Replace - Glass in some windows was cracked or broken. A qualified contractor should replace glass where necessary.

    Structural Pest Findings
    82) Safety, Monitor - Mold was noted in various locations most likely due to roof leaks.

    Mold is a microscopic organism. It exists in every home, car, office, and building. There is no state or federal standard that defines what constitutes a high or low level of mold. To know what type or quantity of mold exists in a home, air samples and possibly surface swabs should be taken and submitted for laboratory analysis. A visual inspection for mold is impossible, it requires a microscope. Even areas that are very suspect to have mold, should be sampled and verified. Mold can be a problem and yet have no visible manifestations. There are more than 100,000 species of mold known to exist; some more harmful than others. Only laboratory analysis can tell what type of mold is present in a home, and its concentration. If any home is tested for mold, it will be found. However, that does not necessarily mean it is a problem.
    Different people have different levels of tolerance for mold. In general, the young, the elderly, persons having allergies, and persons with respiratory difficulties are more susceptible to issues with mold. You can visit www.EPA.gov/mold for much more information.
    If mold is a problem in a home, it can be remedied. However, the company hired to test for mold before and after remediation, should never be the same company hired to do the remediation or clean-up. That would be a conflict of interest.