Wiring for the water heater's power supply was exposed and subject to damage. Standard building practices call for non-metallic sheathed wiring to be protected with BX armored conduit to prevent damage. This is a potential safety hazard for shock. Recommend that a qualified contractor repair per standard building practices.
Heating, Ventilation and Air Condition (HVAC)
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Forced air, Furnace
General heating distribution type(s): Ducts and registers
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Natural gas
Location of forced air furnace: Basement
Forced air system capacity in BTUs or kilowatts: 100,000 BTU
Estimated age of forced air furnace: Couldn't find the exact manufacturing date but around 1993
Condition of furnace filters: Appeared serviceable
Location for forced air filter(s): At base of air handler
Condition of forced air ducts and registers: Appeared serviceable
Type of combustion air supply: Intake duct
Condition of cooling system and/or heat pump: Appeared serviceable, Near, at or beyond service life, Mnf 02/1998
Cooling system and/or heat pump fuel type: Electric
Location: Rear of house
Type: Split system
Condition of controls: Appeared serviceable
55) Major Defect, Comment
The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be at this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
Photo 55-1 AC
Photo 55-2 AC label.
56) Evaluate, Comment
One or more ceiling fans appeared to be inoperable, or the inspector was unable to find normal controls with which to operate the fan(s). Recommend asking the property owner about their operation, and if necessary, that a qualified electrician evaluate and repair.
Photo 56-1 Ceiling fan not working.
The estimated useful life for most forced air furnaces is 15-20 years. This furnace appeared to be at this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
Photo 57-1 Furnace label.
Photo 57-2 Furnace filter.
Fireplaces, Stoves, Chimneys and Flues
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 wood-burning fireplaces, stoves: Appeared serviceable
Wood-burning stove type: Insert
Condition of chimneys and flues: Required repair, replacement and/or evaluation (see comments below)
Wood-burning chimney type: Masonry
58) Safety, Repair/Replace, Evaluate, Comment
A significant amount of creosote or burning by-products (ash, soot, etc.) was visible in one or more chimneys. This is a potential fire hazard and a sign that chimney system maintenance has been deferred. The client should be aware that the type and quality of wood burned, and the moisture content of the wood, will affect the rate at which burning by-products accumulate in the chimney. When wood-burning devices are used regularly, they should be cleaned annually at a minimum. A qualified contractor should evaluate, clean, and repair if necessary.
Photo 58-1 Inside downstairs wood stove.
59) Safety, Repair/Maintain, Evaluate, Comment
One or more wood-burning fireplaces or stoves were found at the property. When such devices are used, they should be professionally inspected and cleaned annually to prevent creosote build-up and to determine if repairs are needed. 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. Recommend consulting with the property owner about recent and past servicing and repairs to all wood-burning devices and chimneys or flues at this property. Recommend that a qualified specialist evaluate all wood-burning devices and chimneys, and clean and repair as necessary. Note that if a wood stove insert is installed, it may need to be removed for such an evaluation. For more information, search for "chimney inspection" at:http://www.reporthost.com/?CSIA
Photo 59-1 Down the chimney.
Photo 59-2 Down the chimney.
Photo 59-3 Down the chimney.
Photo 59-4 Inside 1st floor wood stove.
60) Safety, Repair/Maintain, Comment
One or more chimney flue terminations had no spark screen. Spark screens reduce the chance of embers exiting the flue and causing fires. They also prevent wildlife (e.g. birds, rodents, raccoons) from entering flues. Recommend that a qualified person install spark screens per standard building practices where missing.
Photo 60-1 Chimney cap.
61) Repair/Replace, Comment
The masonry chimney crown was deteriorated. Crowns are meant to keep water off of the chimney structure and prevent damage from freeze-thaw cycles. Chimney crowns are commonly constructed by mounding concrete or mortar on the top chimney surface, however this is substandard. A properly constructed chimney crown should:
- Be constructed using either precast 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), with the gap filled with flexible caulk
- Have flashing installed between the bottom of the crown and the top of the brick chimney
Recommend that a qualified contractor repair or replace crowns as necessary, and per standard building practices.
Photo 61-1 Chimney cap.
62) Repair/Maintain, Comment
Mortar at the brick chimney was deteriorated (e.g. loose, missing, cracked). As a result, water is likely to infiltrate the chimney structure and cause further damage. Recommend that a qualified contractor repair as necessary. For example, by repointing the mortar.
Photo 62-1 Chimney mortar needs tuck pointing.
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: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop or oven: Appeared serviceable, Near, at or beyond service life
Range, cooktop or oven type: Electric
Condition of refrigerator: Appeared serviceable
63) Repair/Replace, Evaluate, Comment
No high loop or air gap was visible for the dishwasher drain. A high loop is created by routing the drain line up to the bottom surface of the counter top above and securely fastening it to that surface. An air gap is a device that makes the drain line non-continuous. Both of these prevent waste-water backflow from entering the dishwasher, and possibly flooding out of the dishwasher if/when a siphon occurs. Some newer dishwashers have these devices built in. The client should try to determine if these devices are built in to this brand and model of dishwasher (e.g. review installation instructions). If not, or if this cannot be determined, then recommend that a qualified contractor install a high loop and air gap per standard building practices.
Photo 63-1 Dishwasher drain.
64) Repair/Replace, Comment
The sink sprayer was inoperable. Recommend that a qualified person repair or replace as necessary.
Photo 64-1 Sprayer not working.
65) Repair/Replace, Comment
3 and/or 4 cooktop burner(s) were inoperable. Recommend that a qualified person repair as necessary.
Photo 65-1 Two burners not working.
Photo 65-2 Very cool stove. Both ovens work.
66) Repair/Maintain, Comment -
The sink drained slowly. Recommend clearing drain and/or having a qualified plumber repair if necessary.
Bathrooms, Laundry and Sinks
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: 3/4 bath, first floor
Location #B: Full bath, Master bath
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 shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Bathroom and laundry ventilation type: Spot exhaust fans
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes
67) Safety, Repair/Replace, Comment
The clothes dryer was equipped with a vinyl or mylar, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. They can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow and cause overheating. Recommend that such ducts be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. For more information, visit:http://www.reporthost.com/?DRYER
Photo 67-1 Dryer vent.
68) Repair/Replace, Comment
The clothes washer drain standpipe was Was non existent. Standard building practices require that the stand pipe be:
- A minimum of 2 inches in diameter
- At least 33 inches tall for a top-loading clothes washer
- At least 24 inches tall for a front-loading clothes washer
Recommend that a qualified person repair as necessary per standard building practices.
Washer dumps into laundry sink then is pumped up to the drain. The pump seemed to work fine.
Photo 68-1 Laundry sink pump.
69) Repair/Maintain, Comment
The sink at location(s) #A and B drained slowly. Recommend clearing drain and/or having a qualified plumber repair if necessary.
Photo 69-1 Not stopper in master vanity.
Photo 69-2 Water flow.
70) Repair/Maintain, Comment
Caulk was missing around the base of the bathtub spout, or there was a gap behind it, at location(s) #B. 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.
Photo 70-1 Caulk behind fixture.
71) Repair/Maintain, Comment
Gaps, no caulk, or substandard caulking were found between the bathtub and the walls at location(s) #B. Water may penetrate these areas and cause damage. Recommend that a qualified person re-caulk or install caulking as necessary.
Photo 71-1 Caulking.
72) Repair/Maintain, Comment
Tile and/or grout in the shower enclosure at location(s) #A were deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. Water can damage the wall structure as a result. Recommend that a qualified contractor repair as necessary.
Photo 72-1 Grout joints.
Photo 72-2 Grout joints.
73) Repair/Maintain, Comment
The shower at location(s) #A drained slowly. Recommend clearing drain and/or that a qualified plumber repair if necessary.
Photo 73-1 Slow drain in shower.
74) Minor Defect, Comment -
The bathtub at location(s) #B drained slowly. Recommend clearing drain and/or that a qualified plumber repair if necessary.
Suggest cleaning dryer vent.
Photo 75-1 Outside dryer vent. Suggest cleaning.
Interior, Doors and Windows
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
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Vinyl, Metal, Multi-pane, Single-pane, Sliding, Double-hung, Fixed
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall or plaster
Ceiling type or covering: Drywall or plaster
Condition of flooring: Appeared serviceable
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum, Laminate, Tile, Concrete
Condition of stairs, handrails and guardrails: Appeared serviceable
76) Repair/Replace, Comment
Deadbolt on one exterior door was difficult to operate. Recommend that a qualified person repair as necessary.
Photo 76-1 Front door dead bolt doesn't full engage in jamb.
77) Repair/Replace, Comment
Vinyl floor tiles were installed in one or more "wet" areas (e.g. kitchen, mud room, bathroom, laundry room). Spilled water can penetrate seams and damage the sub-floor. Recommend that a qualified contractor install continuous waterproof flooring in wet areas as necessary.
Photo 77-1 Vinyl tiles in wet area.
78) Repair/Maintain, Comment
One interior door wouldn't latch or was difficult to latch. Recommend that a qualified person repair as necessary. For example, by adjusting latch plates or locksets.
Photo 78-1 Basement door doesn't latch.
79) Minor Defect, Comment
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:http://www.reporthost.com/?ECC
Broken glass on the storm window of bedroom.
Photo 80-1 Broken glass in bedroom.
Photo 81-1 Master bedroom door has a little damage around the knob and knob is missing the center part.
Although basement door is only half door, it opens over the stairs and can be dangerous.
Photo 82-1 Door opens over stairs.
While this house has been lived in for years as is, here is a list of my concerns as of my inspection:
1. #1,3,5,18,19,20+24 Water around the home must be controlled.
2. #8 The foundation walls have been repaired in the past. Suggest trying to get any warranty papers about
this and possibly have qualified structural engineer to evaluate.
3. #26-45 Suggest discussing these electrical items with qualified electrician.
4. #55-57 Suggest having qualified HVAC contractor evaluate entire system.
5. #58-62 Suggest having qualified contractor evaluate chimney and fireboxes before use.
** Drains run slow in most of the house. Suggest having qualified plumber evaluate.
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