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Linhardt Home Inspections

Linhardthomes@gmail.com
(716) 646-8087
380 Brookwood Dr 
Hamburg NY 14075-4336
Inspector: Scott Linhardt

Property Inspection Report

Client(s):  Matt Ginley
Property address:  3211 Route 39
Forestville NY 14062-9631
Inspection date:  Friday, September 27, 2019

This report published on Sunday, September 29, 2019 6:53:40 PM EDT

This report is the exclusive property of Linhardt Home Inspections 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:
Concern typeSafetyPoses a safety hazard
Concern typeMajor DefectCorrection likely involves a significant expense
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeCommentFor your information

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

Table of Contents

General Information
Grounds
Exterior and Foundation
Roof
Garage or Carport
Crawl Space
Basement
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Fireplaces, Stoves, Chimneys and Flues
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows
Attic and Roof Structure
Wood Destroying Organism Findings

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Attachments

3211Rt39Ginley.pdf

General InformationTable of contents
Report number: 2019092701
Time started: 4:45pm
Time finished: 8:15pm
Present during inspection: Client, Property owner
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Dry (no rain), Windy, Sunny
Temperature during inspection: Warm, 70*
Inspection fee: 320
Payment method: Cash
Type of building: Single family, Shop
Buildings inspected: One house, One shop
Number of residential units inspected: 1
Age of main building: 40yrs -1979
Source for main building age: Municipal records or property listing, Addition 25 yrs -1994
Front of building faces: Northeast
Main entrance faces: Northeast
Occupied: Yes
House Number: Easily visible from the street
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
2) Evidence of rodent infestation was found in the form of feces, dead rodents and/or damaged insulation in the crawl space, basement and/or interior rooms. Consult with the property owner about this. A qualified person should make repairs to seal openings in the structure, set traps, and clean rodent waste as necessary. Recommend following guidelines in these Center for Disease Control articles:
http://www.reporthost.com/?SEALUP
http://www.reporthost.com/?TRAPUP
http://www.reporthost.com/?CLEANUP
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Photo 2-1 Crawlspace under dining room
3) Microbial growths were found at one or more locations in the basement. It is beyond the scope of this inspection to identify what substance or organism this staining is. However such staining is normally caused by excessively moist conditions, which in turn can be caused by plumbing or building envelope leaks and/or substandard ventilation. These conducive conditions should be corrected before making any attempts to remove or correct the staining. Normally affected materials such as drywall are removed, enclosed affected spaces are allowed to dry thoroughly, a mildewcide may be applied, and only then is drywall reinstalled. For evaluation and possible mitigation, consult with a qualified industrial hygienist or mold/moisture mitigation specialist. For more information, visit:
http://www.reporthost.com/?MOLDCDC
http://www.reporthost.com/?MOLDEPA
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Photo 3-1 Basement - garage wall.
4) Based on construction observed, modifications to this property may have been made without the owner having attained permits or inspections from the municipality. Work may have been performed by someone other than a qualified contractor or person. Consult with the property owner about this, and if necessary research permits.

At worst case, if substantial work was performed without permits, this knowledge must be disclosed when the building is sold in the future. This can adversely affect future sales. Also, the local municipality could require costly alterations to bring the building into legal compliance or even require that the additions or modifications be removed.
5) Recommendation: After moving into the house, I strongly recommend having the locks changed. Over the years, previous owners may have distributed the keys to family and friends. A new set of locks would insure privacy and security. If the house has remote garage door openers, I would recommend changing the code access also.
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: Required repair, replacement and/or evaluation (see comments below)
Driveway material: Asphalt
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Condition of decks, porches and/or balconies: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Deck, porch and/or balcony material: Wood
Exterior stair material: Wood
Condition of deck, patio and/or porch covers: Required repairs, replacement and/or evaluation (see comments below)
6) Noted that the wooden retaining wall is beginning to fail. If failure occurs this could be safety hazard. Recommend monitoring this and budgeting to repair or replace this within the next few years.
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Photo 6-1 Driveway retaining wall. Concrete good, wood starting to fail.
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Photo 6-2 Retaining wall beginning to fail.
7) Cracks, holes, settlement, heaving and/or deterioration resulting in trip hazards were found in the driveway, For safety reasons, recommend that a qualified contractor repair as necessary.
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Photo 7-1 Driveway heaved
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Photo 7-2 Driveway heaved
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Photo 7-3 Driveway
8) Guardrails at one or more locations with drop-offs higher than 30 inches were loose, wobbly and/or damaged, and pose a fall hazard. Recommend that a qualified person repair guardrails as necessary.
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Photo 8-1 Front porch, loose guard rail.
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Photo 8-2 Front porch, loose guard rail.
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Photo 8-3 Front porch
9) Overgrown vegetation noted at front walkway. This can be a tripping safety hazard. Recommend having a qualified landscape contractor trim back this vegetation appropriately.
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Photo 9-1 Front walk and steps to driveway
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Photo 9-2 Front walk and steps from driveway
10) Fungal rot was found in decking boards at one or more decks or porches. Recommend that a qualified contractor evaluate and repair as necessary. All rotten wood should be replaced.
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Photo 10-1 Front porch - loose boards
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Photo 10-2 Front porch
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Photo 10-3 Front porch
11) Fasteners for the deck, porch or balcony joist hangers were substandard. Approved fasteners such as Teco nails should be installed in every nail hole in such hardware. Recommend that a qualified person install approved fasteners where necessary.
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Photo 11-1 Deck framing
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Photo 11-2 Under deck
12) One or more deck, patio and/or porch covers were substandard. Recommend that a qualified person repair or replace as necessary, and per standard building practices.

The vinyl soffit at the front porch is loose and sagging.
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Photo 12-1 Porch ceiling. Loose soffit.
13) Cracks, holes, settlement, heaving and/or deterioration were found in the driveway. Recommend that qualified contractor repair as necessary.
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Photo 13-1 Driveway - minor cracks
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Photo 13-2 
14) One or more decking boards were loose. In some cases this may pose a trip hazard. Recommend that a qualified person repair as necessary.
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Photo 14-1 Front porch - loose boards
15) Decking boards were installed with little or no gap between them. Organic debris such as leaves or evergreen needles may accumulate in between the boards will likely cause rot or deterioration. This is a conducive condition for wood-destroying organisms. At a minimum, keep decking boards clean in the future. Ideally boards should be reinstalled with a 3/8 inch gap between them.
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Photo 15-1 Rear deck
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Photo 15-2 Rear deck.
16) Wooden deck or porch surfaces and/or railings were overdue for normal maintenance. Recommend that a qualified person clean and preserve as necessary. Where decks have been coated with a finish such as opaque stains or paint, it may be too difficult to strip the finish and apply anything but paint or opaque stain. Where transparent stain or penetrating oil has been applied in the past, recommend that a penetrating oil be used. For more information, visit:
http://www.reporthost.com/?PENOIL
http://www.reporthost.com/?DKMAIN
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Photo 16-1 Front porch
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Photo 16-2 Front porch
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Photo 16-3 Rear deck.
17) 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.
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Photo 17-1 Front walk - approximate 1" gap.
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Photo 17-2 Front walk
18) Additional pictures, with notes, relating to grounds.
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Photo 18-1 Front of house and driveway.
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Photo 18-2 Driveway and right side yard. Drains to creek on right side of yard.
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Photo 18-3 House numbers at utility pole in front of house.
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Photo 18-4 Backyard
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Photo 18-5 Septic clear water drain line
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Photo 18-6 Right side yard.
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Photo 18-7 Front right side of home near garage. Overgrown vegetation.
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Photo 18-8 Front walk
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Photo 18-9 gutter extension front left side of den
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Photo 18-10 Back walkway to driveway.
Exterior and FoundationTable of contents
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, from a ladder
Condition of wall exterior covering: Required repairs, replacement and/or evaluation (see comments below)
Apparent wall structure: Wood frame
Wall covering: Vinyl
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Crawl space, Unfinished basement, Daylight basement, Garage below
Foundation/stem wall material: Poured in place concrete, Concrete block
19) Some sections of siding and/or trim were loose, damaged and/or substandard. Recommend that a qualified person repair, replace or install siding or trim as necessary.
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Photo 19-1 Loose siding to the right of the chimney on the front of the house.
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Photo 19-2 Old vines at chimney and siding.
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Photo 19-3 Loose siding at chimney, front of house.
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Photo 19-4 Old vines found at soffit, near chimney.
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Photo 19-5 Den. siding loose at soffit intersect.
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Photo 19-6 Shed. left side siding damage.
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Photo 19-7 Right side garage door frame damaged.
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Photo 19-8 Right side of garage. Loose metal
20) Fungal rot was found at one or more window sills and/or window frames. Conducive conditions for rot should be corrected (e.g. wood-soil contact, reverse perimeter slope). Recommend that a qualified contractor repair as necessary. All rotten wood should be replaced.
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Photo 20-1 Den window
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Photo 20-2 Shed. left side window, rotted areas.
21) Moderate cracks (1/8 inch - 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 such repairs
  • Masonry contractors who repair and/or replace brick veneer
  • Geotechnical engineers who attempt to determine if settlement is ongoing, and the cause of the settlement
  • 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.
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Photo 21-1 Garage wall at dining room crawl space.
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Photo 21-2 Garage wall - rear of house.
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Photo 21-3 Garage wall - rear of house.
22) 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.
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Photo 22-1 Front right side of home
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Photo 22-2 Front right side of home near garage
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Photo 22-3 left side of house
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Photo 22-4 Rear deck
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Photo 22-5 Access panel to dining room crawl space.
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Photo 22-6 Right side of house, near garage. Vine growing up behind the siding.
23) Trees were in contact with or were close to the building at one or more locations. Damage to the building can occur, especially during high winds, or may have already occurred (see other comments in this report). Recommend that a qualified tree service contractor or certified arborist remove trees as necessary to prevent damage to the building exterior.
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Photo 23-1 Left side of house.
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Photo 23-2 Access panel to dining room crawl space.
24) The paint or stain finish in some 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.
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Photo 24-1 Front porch
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Photo 24-2 Front porch
25) Caulk was missing, deteriorated and/or substandard in some areas. For example, around windows and/or at wall penetrations. 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
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Photo 25-1 Front right side of home near garage. Electrical conduit not secured. Also missing caulk. overgrown vegetation.
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Photo 25-2 Front porch beam to house
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Photo 25-3 Right side of house, dining room window. Raw wood exposed to weather.
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Photo 25-4 Right side of garage, back wall.
26) Additional pictures:
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Photo 26-1 Rust stains at front porch area from a window air conditioner.
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Photo 26-2 Front window. Rust stains from a window AC unit.
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Photo 26-3 Front guardrail baluster spacing is good. Less than 4" is acceptable.
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Photo 26-4 Old vines at chimney and siding. Missing counter flashing at chimney.
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Photo 26-5 Old vines under chimney cap.
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Photo 26-6 Left side of house.
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Photo 26-7 left side of house. Missing trim on rake. Tree branches near roof. Vegetation growing from lower gutter.
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Photo 26-8 Difficult to see but this is the extension/ overhang of the den framing. The walls cantilever beyond the foundation by about 6".
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Photo 26-9 Right side of house
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Photo 26-10 Rear of house. Note vented soffits.
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Photo 26-11 Left side of deck, gate to yard. Needs adjustment.
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Photo 26-12 Front bedroom window. Missing screens.
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Photo 26-13 Front window. Missing screen.
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Photo 26-14 Damaged window frame at rear of home near dining room.
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Photo 26-15 Shed
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, Viewed from eaves on ladder, Viewed from ground
Condition of roof surface material: Required repair, replacement and/or evaluation (see comments below)
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: One, Appears to be 1 layer throughout
Condition of exposed flashings: Required repair, replacement and/or evaluation (see comments below)
Condition of gutters, downspouts and extensions: Limited evaluation due to little or no rainfall during and prior to the inspection
27) The roof surface appeared to be near the end of its service life and will likely need replacing in the near future even if repairs are made now. Recommend discussing replacement options with a qualified contractor, and budgeting for a replacement roof surface in the near future.
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Photo 27-1 Front porch roof
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Photo 27-2 Porch roof
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Photo 27-3 Porch roof.
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Photo 27-4 Den roof
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Photo 27-5 Left side of house, Numerous issues here...Missing flashing, brittle shingles, old vines, loose siding.
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Photo 27-6 Rear of house, dining room area.
28) Flashings at the base of one or more chimneys were missing, loose, damaged, substandard and/or missing counter flashing. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor evaluate and repair as necessary.
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Photo 28-1 Chimney flashing.
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Photo 28-2 Left side of house, Numerous issues here...Missing flashing, brittle shingles, old vines, loose siding.
29) Extensions such as splash blocks or drain pipes for one or more downspouts were poorly sloped and/or substandard. Water can accumulate around the building foundation or inside crawl spaces or basements as a result. Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure.

It's recommended that downspout extensions, extend approximately 6' away from the house.
There are also a couple downspouts at the rear deck that drain to a concrete pad under the deck. The current homeowner claims that the water drains away from the house, however, I recommend monitoring this. Even if water drains away from the house, it still may accumulate under the deck.
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Photo 29-1 Deck , gutter downspout empties onto concrete extension.
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Photo 29-2 Rear deck
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Photo 29-3 Gutter downspout at rear deck near driveway side of house.
30) Some composition shingles were damaged. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by replacing shingles.
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Photo 30-1 Porch roof
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Photo 30-2 Porch roof.
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Photo 30-3 Left side of house, Numerous issues here...Missing flashing, brittle shingles, old vines, loose siding.
31) One or more roof flashings were substandard and/or missing. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
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Photo 31-1 Left side of house, Numerous issues here...Missing flashing, brittle shingles, old vines, loose siding.
32) One or more rubber or neoprene pipe flashings appeared loose or lifting. Leaks can result from windblown rain. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary to prevent leaks. For example, by nailing flashings down and sealing as necessary. This was difficult to determine, however based upon my visual inspection from both the ground and the attic, it appears that the flashing boot is substandard.
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Photo 32-1 Plumbing vent - questionable boot flashing.
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Photo 32-2 Vent pipe through roof, with questionable flashing. - not leaking at time of inspection.
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Photo 32-3 Vent pipe through roof, with questionable flashing. - not leaking at time of inspection.
33) One or more gutters and/or downspouts were missing and/or damaged. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
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Photo 33-1 Front of house. Missing gutter, second floor roof.
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Photo 33-2 Gutter downspout - left of porch. extension is crushed and does not extend far enough beyond the structure.
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Photo 33-3 Damaged downspout at rear deck
34) Significant amounts of debris have accumulated in one or more gutters or downspouts. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Recommend cleaning gutters and downspouts now and as necessary in the future.
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Photo 34-1 Vegetation in gutter - front right side of home.
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Photo 34-2 Roof over garage - gutter.
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Photo 34-3 Roof over garage- gutter.
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Photo 34-4 Vegetation in porch gutter
35) Moss was growing on the roof. As a result, shingles can lift or be damaged. Leaks can result and/or the roof surface can fail prematurely. Efforts should be made to kill the moss during its growing season (wet months). Typically, zinc or phosphate-based chemicals are used for this and must be applied periodically. For information on various moss treatment products and their pros and cons, visit:
http://www.reporthost.com/?MOSS
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Photo 35-1 Roof over the den
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Photo 35-2 Porch roof.
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Photo 35-3 Den roof
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Photo 35-4 Den roof
36) Additional Pictures:
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Photo 36-1 Front porch gutter
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Photo 36-2 Front of house. Missing gutter.
Garage or CarportTable of contents
Limitations: The inspector cannot reasonably determine the integrity of all elements of limited fire resistance at residential construction or verify firewall ratings at multi unit construction. Requirements for ventilation in garages vary between municipalities.
Type: Attached, Garage
Condition of door between garage and house: Appeared serviceable, at top of stairs
Type of door between garage and house: Metal
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
Number of vehicle doors: 2
Condition of automatic opener(s): Appeared serviceable
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes
Condition of garage floor: Appeared serviceable
Condition of garage interior: Required repair or evaluation (see comments below)
37) One or more areas with missing or substandard surface materials were found in the attached garage walls or ceilings. Current standard building practices call for wooden-framed ceilings and walls that divide the house and garage to provide limited fire-resistance rating to prevent the spread of fire from the garage to the house. Recommend that a qualified person repair per standard building practices. For example, by patching openings or holes, firestopping holes or gaps with fire-resistant caulking, and/or installing fire-resistant wall covering (e.g. Type X drywall). For more information, visit:
http://www.reporthost.com/?AGFR
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Photo 37-1 Garage plumbing and electric to backyard.
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Photo 37-2 Garage
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Photo 37-3 Garage
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Photo 37-4 Garage/ Basement wall
38) The water heater and/or boiler in the garage was installed so flames and/or sources of spark were less than 18 inches above the floor. This is a potential fire or explosion hazard. Such appliances should be installed so that open flames or sources of spark are located at least 18 inches above the floor. This minimizes the chance of explosion or fire from fuel vapors from vehicles or storage containers. A qualified person should repair per standard building practices. For example, by installing a platform if none exists or by repairing the existing platform if one does.

Based upon the construction of the basement/ garage area, the wall and hollow interior wooden door can allow for this to occur. There is not a sealed division between the garage and basement. Recommend having a qualified contractor make the necessary repairs.
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Photo 38-1 Boiler
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Photo 38-2 Boiler
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Photo 38-3 Hot water tank
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Photo 38-4 Garage/ Basement wall
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Photo 38-5 Basement - garage wall.
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Photo 38-6 Basement to garage area.
39) The photoelectric sensors that trigger the auto-reverse feature on one or more garage vehicle doors' automatic openers were located higher than 4-6 inches from the floor. This is a potential safety hazard. A qualified person should relocate sensors so they are 4-6 inches from the floor per standard building practices. For more information on garage door safety issues, visit:
http://www.reporthost.com/?GDPES
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Photo 39-1 Overhead garage door electric eyes mounted improperly at header
40) One or more garage vehicle doors were damaged or deteriorated. Recommend that a qualified contractor repair or replace door(s) as necessary.

The bottom of each door is rusty and the weatherstiping is deteriorated. The tracks and wheel components are also rusty. These could fail and cause the door to not operate properly. Recommend monitoring and repairing or replacing as necessary.
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Photo 40-1 Bottom of garage overhead door. Rusty and weatherstriping is damaged.
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Photo 40-2 Garage man door entry area. Rust on door, and overhead door track.
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Photo 40-3 Rusty and corroded overhead garage door components.
41) Significant cracks, heaving and/or settlement were found in one or more sections of concrete slab floors. Uneven surfaces can pose a trip hazard. Recommend that a qualified contractor repair or replace concrete slab floors where necessary.
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Photo 41-1 Garage man door threshold heaved.
42) Noted some charred framing material at the living room floor system. There is sheetrock and metal covering most of it. Recommend having a qualified contractor evaluate and make any necessary repairs.
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Photo 42-1 Charred floor joists
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Photo 42-2 Charred floor joists
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Photo 42-3 Charred floor joists
43) Minor cracks were found in the concrete slab floor. These are common and appeared to be only a cosmetic issue.
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Photo 43-1 Garage floor.
44) Additional pictures:
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Photo 44-1 
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Photo 44-2 Garage/ basement stairs.
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), very limited inspection, difficult to view
Condition of floor substructure above: Not determined (inaccessible or obscured), could not view
Condition of insulation underneath floor above: Required repairs, replacement and/or evaluation (see comments below)
Insulation material underneath floor above: Fiberglass roll or batt
Condition of vapor barrier: Not determined (inaccessible or obscured), could not determine
Vapor barrier present: Not determined (inaccessible or obscured), could not determine
Condition of crawl space ventilation: Required repairs, replacement and/or evaluation (see comments below)
45) Evidence of rodent infestation was found in the form of feces, dead rodents and/or damaged insulation in the crawl space, basement and/or interior rooms. Consult with the property owner about this. A qualified person should make repairs to seal openings in the structure, set traps, and clean rodent waste as necessary. Recommend following guidelines in these Center for Disease Control articles:
http://www.reporthost.com/?SEALUP
http://www.reporthost.com/?TRAPUP
http://www.reporthost.com/?CLEANUP
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Photo 45-1 Crawlspace under dining room
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Photo 45-2 Left side of deck. Potential rodent entrance.
46) Ventilation for the crawl space was substandard. There were no vents visible. This can result in high levels of moisture in the crawl space and is a conducive condition for wood-destroying organisms. One square foot of vent area should be installed for 150 square feet of crawl space. Vents should be evenly distributed and within a few feet of corners to promote air circulation. Recommend that a qualified contractor install or improve venting per standard building practices.
47) Under-floor insulation was falling down and/or damaged in some areas. This may result in reduced energy efficiency. Recommend that a qualified person repair or replace insulation as necessary.
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Photo 47-1 Crawlspace under dining room
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 also excluded from this inspection. Note that 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 basement in the future. Access to the basement 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 does not determine the adequacy of basement floor or stairwell drains, or determine if such drains are clear or clogged.

Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity.
Condition of floor substructure above: Appeared serviceable
Pier or support post material: Steel
Beam material: Built-up wood
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Appeared serviceable
Insulation material underneath floor above: Fiberglass roll or batt
48) One or more support posts were not positively secured to the beam above. While this is common in older homes, current standards require positive connections between support posts and beams above for earthquake reinforcement. Recommend that a qualified contractor repair per standard building practices. For example, by installing metal plates, plywood gussets or dimensional lumber connecting posts and beams.
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Photo 48-1 Support column in garage. Not permanently attached to the beam. Recommend having a qualified contractor make the necessary repairs.
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Photo 48-2 Garage
49) Noted there are signs of previous standing water inside the garage and throughout the basement. Based on the signs noticed, this could potentially be a common occurrence. Recommend having a qualified contractor evaluate and make the necessary repairs.
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Photo 49-1 Support column in garage. Rusty.
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Photo 49-2 Garage/ basement door
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Photo 49-3 Garage wall and floor
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Photo 49-4 Basement - garage wall.
50) One or more support posts appear to have been added since the original construction based on the inspector's observations. Such posts may have been added to reduce bounce or sag in floors above. Consult with the property owner about this, or have a qualified contractor evaluate and make repairs if necessary.
Note that at the area of the added support posts, there may not be adequate footers below the concrete slab to properly support the load transfer. Recommend having a qualified contractor evaluate and make the necessary repairs.
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Photo 50-1 Support columns in garage.
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Photo 50-2 Garage
51) Additional Pictures:
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Photo 51-1 support beam pocket
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Photo 51-2 HVAC duct - not in use. In basement.
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Photo 51-3 Basement insulation. Pipes uninsulated and prone to freezing.
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Photo 51-4 Water stains noted on basement wall. Dry at the time of the inspection. Recommend monitoring this.
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: 2
Service voltage (volts): 120-240
Estimated service amperage: 150
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 150
System ground: Cold water supply pipes
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Basement
Location of main disconnect: Breaker at top of main service panel
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: non-metallic sheathed
Smoke alarms installed: Yes, but not tested
52) Substandard wiring was found at the basement and/or interior rooms. For example, unterminated wires, missing or broken cover plates and/or loose boxes. This is a safety hazard. Recommend that a qualified electrician evaluate and repair as necessary and per standard building practices.
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Photo 52-1 taped wire in Garage ceiling.
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Photo 52-2 Basement
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Photo 52-3 Basement wires and missing junction box cover.
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Photo 52-4 Den. Noted loose unterminated low voltage wires.
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Photo 52-5 Loose outlet in dining room
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Photo 52-6 Wires inside HVAC duct at first floor bedroom.
53) One or more receptacles appeared to be scorched. The wiring for these receptacles may be damaged due to overheating. Recommend that a qualified electrician replace such receptacles, evaluate related wiring and repair if necessary.
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Photo 53-1 Garage outlet
54) One or more electric receptacles at the laundry area, utility sink, garage, exterior and/or basement had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:
  • Outdoors (since 1973)
  • Bathrooms (since 1975)
  • Garages (since 1978)
  • Kitchens (since 1987)
  • Crawl spaces and unfinished basements (since 1990)
  • Wet bar sinks (since 1993)
  • Laundry and utility sinks (since 2005)
For more information, visit:
http://www.reporthost.com/?GFCI
55) One or more electric receptacles at the bedroom(s), kitchen, family room, dining room, living room, den, closet(s), hallway(s) and/or laundry area had no visible arc fault circuit interrupter (AFCI) protection, or the inspector was unable to determine if AFCI protection was present. This is a potential safety hazard. Recommend that a qualified electrician evaluate and install AFCI protection if necessary and per standard building practices. General guidelines for AFCI-protected receptacles include the following locations:
  • Bedrooms (since 1999)
  • Kitchens, laundry areas, family rooms, dining rooms, living rooms, parlors, libraries, dens and recreation rooms, sunrooms, closets and hallways (since 2014)
For more information, visit:
http://www.reporthost.com/?AFCI
56) One or more circuit breakers in panel(s) #A were "double tapped," where two or more wires were installed in the breaker's lug. Most breakers are designed for only one wire to be connected. This is a safety hazard since the lug bolt can tighten securely against one wire but leave other(s) loose. Arcing, sparks and fires can result. Recommend that a qualified electrician repair as necessary. For more information, visit:
http://www.reporthost.com/?DBLTAP
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Photo 56-1 Double taped breakers
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Photo 56-2 Double taped breakers
57) One or more plug ends were installed on non-metallic sheathed wiring. This type of wiring is only intended for permanent, immovable installations. Wiring may be damaged by repeated movement. This is a safety hazard for shock and/or fire. Recommend that a qualified electrician repair per standard building practices.
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Photo 57-1 Well pump tank wiring
58) One or more electric receptacles and/or the boxes in which they were installed were loose and/or not securely anchored. Wire conductors can be damaged due to repeated movement and/or tension on wires, or insulation can be damaged. This is a shock and fire hazard. Recommend that a qualified electrician repair as necessary.
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Photo 58-1 Loose outlet in dining room
59) One or more electric receptacles had reverse-polarity wiring, where the hot and neutral wires were reversed. This is a shock hazard. Recommend that a qualified electrician repair as necessary. For more information, visit:
http://www.reporthost.com/?RPR
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Photo 59-1 Basement outlet: Hot/ neutral reversed
60) One or more electric receptacles were incorrectly wired with an open neutral. Recommend that a qualified electrician repair as necessary.
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Photo 60-1 Kitchen outlet - open ground
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Photo 60-2 Kitchen outlet - open ground
61) Smoke alarms were missing from one or more bedrooms and/or on one or more levels. Smoke alarms should be installed as necessary so a functioning alarm exists in each hallway leading to bedrooms, in each bedroom and on each level. For more information, visit:
http://www.reporthost.com/?SMKALRM
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Photo 61-1 Stairwell - missing smoke detector.
62) One or more cover plates for switches, receptacles or junction boxes were missing or broken. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary.
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Photo 62-1 Basement
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Photo 62-2 Attic switchplate cover missing
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Photo 62-3 Attic outlet cover missing
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Photo 62-4 missing cover plate
63) Based on the age of this structure and the appearance of existing smoke alarms, the alarms may have been installed more than 10 years ago. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit:
http://www.reporthost.com/?SMKALRMLS
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Photo 63-1 Second floor hallway
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Photo 63-2 
64) Carbon monoxide alarms were missing from one or more sleeping areas and/or on one or more levels. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed in the vicinity of each sleeping area, on each level and in accordance with the manufacturer's recommendations. Recommend installing additional carbon monoxide alarms per these standards. For more information, visit:
http://www.reporthost.com/?COALRM
65) Branch circuit wiring installed in buildings built prior to the mid 1980s is typically rated for a maximum temperature of only 60 degrees Celsius. This includes non-metallic sheathed (Romex) wiring, and both BX and AC metal-clad flexible wiring. Knob and tube wiring, typically installed in homes built prior to 1950, may be rated for even lower maximum temperatures. Newer electric fixtures including lighting and fans typically require wiring rated for 90 degrees Celsius. Connecting newer fixtures to older, 60-degree-rated wiring is a potential fire hazard. Repairs for such conditions may involve replacing the last few feet of wiring to newer fixtures with new 90-degree-rated wire, and installing a junction box to join the old and new wiring.

It is beyond the scope of this inspection to determine if such incompatible components are installed, or to determine the extent to which they're installed. Based on the age of this building, the client should be aware of this safety hazard, both for existing fixtures and when planning to upgrade with newer fixtures. Consult with a qualified electrician for repairs as necessary.
66) One or more 3-way light switches appeared to be incorrectly wired, so the light didn't turn on and off correctly from both switches. This may be a safety hazard due to inadequate lighting. Recommend that a qualified electrician repair as necessary.
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Photo 66-1 Kitchen area.
67) One or more light fixtures were inoperable (didn't turn on when nearby switches were operated). Recommend further evaluation by replacing bulbs and/or consulting with the property owner. If replacing bulbs doesn't work and/or no other switch(es) can be found, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary.
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Photo 67-1 Dining room light. Only fan and center light worked at time of inspection.
68) Additional pictures:
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Photo 68-1 Exterior outlet at den. Good.
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Photo 68-2 Electric meter.
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Photo 68-3 Main breaker at top of electric panel
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Photo 68-4 Electrical tape on wires found inside electric panel.
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Photo 68-5 Wire nut on wires found inside electric panel.
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Photo 68-6 Lightning surge protector
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Photo 68-7 Inside electric panel.
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Photo 68-8 Lightning surge protector
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Photo 68-9 Double taped breakers
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Photo 68-10 Electric panel label
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Photo 68-11 Bedroom3
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Photo 68-12 Kitchen sink light
Plumbing / Fuel SystemsTable of contents
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: Private well
Location of main water shut-off: Basement
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic, Galvanized steel
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Sump pump installed: No
Condition of fuel system: Appeared serviceable
Location of main fuel shut-off valve: At gas meter
69) Noted at least one gas fitting, currently not in use, was missing a cap/plug after the valve. Natural gas could potentially pass through a fitting and escape into the home. This is a potential fire or explosion concern. Recommend having a qualified contractor evaluate and install caps and plugs on these fittings as needed.
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Photo 69-1 Gas fitting in basement, missing plug.
70) Copper water supply pipes were installed. Copper pipes installed prior to the late 1980s may be joined with solder that contains lead, which is a known health hazard especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained approximately 50% lead. The client should be aware of this, especially if children will be using this water supply system. Note that the inspector does not test for toxic materials such as lead. The client should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions include:
  • Flush water taps or faucets. Do not drink water that has been sitting in the plumbing lines for more than 6 hours
  • Install appropriate filters at points of use
  • Use only cold water for cooking and drinking, as hot water dissolves lead more quickly than cold water
  • Use bottled or distilled water
  • Treat well water to make it less corrosive
  • Have a qualified plumber replace supply pipes and/or plumbing components as necessary
For more information visit:
http://www.reporthost.com/?LEADDW
http://www.reporthost.com/?LEAD
71) Significant corrosion was found in some water supply pipes or fittings. Leaks can occur as a result. Recommend that a qualified plumber evaluate and replace components as necessary.
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Photo 71-1 Garage plumbing.
72) One or more ABS or PVC plastic drain pipes had substandard support or were loose. Leaks can occur as a result. Such pipes should have hangers every 4 feet when run horizontally. Recommend that a qualified person install hangers or secure pipes per standard building practices.
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Photo 72-1 Garage wall - rear of house.
73) Based on visible components or information provided to the inspector, this property appeared to have a private sewage disposal (septic) system. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Generally, septic tanks should be pumped and inspected every 3 years. Depending on the type of system and municipal regulations, inspection and maintenance may be required more frequently, often annually. Recommend the following:
  • Consult with the property owner about this system's maintenance and repair history
  • Review any documentation available for this system
  • Review inspection and maintenance requirements for this system
  • That a qualified specialist evaluate, perform maintenance and make repairs if necessary
For more information, visit:
http://www.reporthost.com/?SEPTIC
74) Based on visible equipment or information provided to the inspector, the water supply to this property appeared to be from a private well. Private well water supplies are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. The inspector does not test private well water for contamination or pollutants, determine if the supply and/or flow are adequate, or provide an estimate for remaining life of well pumps, pressure tanks or equipment. Only visible and accessible components are evaluated. Recommend the following:
  • That a qualified well contractor fully evaluate the well, including a pump/flow test
  • That the well water be tested per the client's concerns (coliforms, pH, contaminants, etc.)
  • Research the well's history (how/when constructed, how/when maintained or repaired, past performance, past health issues)
  • Document the current well capacity and water quality for future reference
For more information, visit:
http://www.reporthost.com/?WELL
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Photo 74-1 Area in basement that includes: well water, water softener, storage tanks, electric panel, alarm system. Recommend adjusting to allow better access to the electric panel.
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Photo 74-2 Area in basement that includes: well water, water softener, storage tanks, electric panel, alarm system. Recommend adjusting to allow better access to the electric panel.
75) A water softener system was installed on the premises. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Water softeners typically work by removing unwanted minerals (e.g. calcium, magnesium) from the water supply. They prevent build-up of scale inside water supply pipes, improve lathering while washing, and prevent spots on dishes. Recommend consulting with the property owner about this system to determine its condition, required maintenance, age, expected remaining life, etc. For more information, visit:
http://www.reporthost.com/?WTRSFT
http://www.reporthost.com/?HRDWTR
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Photo 75-1 Area in basement that includes: well water, water softener, storage tanks, electric panel, alarm system. Recommend adjusting to allow better access to the electric panel.
76) Additional pictures:
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Photo 76-1 Waste drain line.
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Photo 76-2 Boiler
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Photo 76-3 Boiler expansion tank
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Photo 76-4 Well components
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Photo 76-5 Under vanity master bath
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Photo 76-6 Plumbing in unheated garage is prone to freezing.
Water HeaterTable of contents
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: Required repair, replacement and/or evaluation (see comments below)
Type: Tank
Energy source: Natural gas
Estimated age: 2 years 6/6/2017
Capacity (in gallons): 40
Location of water heater: Basement
Condition of burners: Required repair, replacement and/or evaluation (see comments below)
77) The water heater burner flame was not blue in color. Various conditions can cause incorrect flames (not blue, noisy, floating) including incorrect drafting, dirty burner orifices and improper gas pressure. Recommend that a qualified contractor evaluate and repair as necessary.

There appeared to be substantial rust and corrosion in the burner chamber. Recommend having a qualified contractor evaluate, clean and repair/ maintain as needed.
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Photo 77-1 Hot water tank
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Photo 77-2 Hot water tank.
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Photo 77-3 Hot water tank
78) The TPR valve was missing the extension pipe to the base of the hot water tank. typically this pipe should extend to not more than 6" from the floor and no less than 2 times the diameter of the pipe used, from the floor. If discharge should occur, the pipe extension should minimize scalding and/or property damage. Recommend having a qualified contractor properly install this pipe extension. In addition, this valve ought to be periodically tested to ensure it functions properly.
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Photo 78-1 Hot water tank
Heating, Ventilation and Air Condition (HVAC)Table of contents
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): Radiant
General heating distribution type(s): Pipes and radiators
Condition of hydronic or steam heat system: Required repair, replacement and/or evaluation (see comments below)
Type of hydronic or steam heat: Radiators
Condition of burners: Required repair, replacement and/or evaluation (see comments below)
Condition of venting system: Appeared serviceable
Condition of controls: Appeared serviceable
79) No drain line was installed for the boiler's temperature-pressure relief valve. This is a potential safety hazard due to the risk of scalding if someone is standing next to the boiler when the valve opens. Recommend that a qualified heating contractor or plumber install a drain line per standard building practices.
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Photo 79-1 Boiler TPR valve, missing pipe.
80) The boiler burner flame was not blue in color. Various conditions can cause incorrect flames (not blue, noisy, floating) including incorrect drafting, dirty burner orifices and improper gas pressure. Recommend that a qualified heating contractor evaluate and repair as necessary.
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Photo 80-1 Boiler
81) The estimated useful life for most cast iron boilers is 30 years. This boiler 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.

Steel boilers useful lifespan is estimated to be 20 years.
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Photo 81-1 Boiler
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Photo 81-2 Boiler
Fireplaces, Stoves, Chimneys and FluesTable of contents
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: Appeared serviceable
Gas fireplace or stove type: Metal pre-fab fireplace
Condition of chimneys and flues: Appeared serviceable
82) The brick chimney was moderately deteriorated. For example, loose or missing mortar, cracked, broken, loose or spalled bricks. Loose bricks can pose a safety hazard, and deteriorated masonry can allow water to infiltrate the chimney structure and cause further damage. Recommend that a qualified contractor repair as necessary.
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Photo 82-1 Left side of house, Numerous issues here...Missing flashing, brittle shingles, old vines, loose siding.
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Photo 82-2 Chimney with vegetation growing from brickwork.
83) Additional pictures:
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Photo 83-1 Chimney
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Photo 83-2 
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: Required repair, replacement and/or evaluation (see comments below)
Condition of sinks and related plumbing: Appeared serviceable
Condition of dishwasher: Required repair, replacement and/or evaluation (see comments below)
Condition of ranges, cooktops and/or ovens: Appeared serviceable
Range, cooktop, oven type: Natural gas
Type of ventilation: Hood or built into microwave over range or cooktop
Condition of refrigerator: N/A (none installed)
Condition of built-in microwave oven: Appeared serviceable
84) The range could tip forward. An anti-tip bracket may not be installed. This is a potential safety hazard since the range can tip forward when weight is applied to the open door, such as when a small child climbs on it or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free-standing ranges since 1985. Recommend installing an anti-tip bracket to eliminate this safety hazard. For more information, visit:
http://www.reporthost.com/?ATB
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Photo 84-1 Kitchen area.
85) One or more cabinets, drawers and/or cabinet doors were damaged. Recommend that a qualified person repair or replace as necessary.
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Photo 85-1 Kitchen cabinet
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Photo 85-2 Kitchen lazy susan cabinet
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Photo 85-3 Dining room cabinet. door damaged.
86) The dishwasher had been run throughout the inspection by the owner. Found that the dishwasher was leaking, causing water to drain into the garage below. As shown in the pictures water traveled along other plumbing, floor joists, electrical wires and through insulation, eventually draining onto the garage floor. Recommend having a qualified contractor make the necessary repairs to the dishwasher and building materials affected. This should include insulation and drywall, to eliminate any mold potential.
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Photo 86-1 Water found leaking into garage from dishwasher, above.
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Photo 86-2 Water found leaking into garage from dishwasher, above.
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Photo 86-3 Water found leaking into garage from dishwasher, above.
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Photo 86-4 Water found leaking into garage from dishwasher, above.
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Photo 86-5 Area under dishwasher. Water found leaking into garage from dishwasher, above.
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Photo 86-6 Dishwasher. Not installed securely.
87) Additional pictures:
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Photo 87-1 Kitchen
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Photo 87-2 Kitchen
Bathrooms, Laundry and SinksTable of contents
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, Master bath, second floor
Location #B: Full bath, first floor
Location #C: Laundry room/area, first floor
Location #D: basement
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 ventilation systems: Appeared serviceable
Bathroom and laundry ventilation type: Windows
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes
88) The clothes dryer was equipped with an, 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
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Photo 88-1 Laundry area
89) One or more handles controlling water flow to the shower at location(s) #A were missing. Recommend that a qualified person repair or replace handles as necessary.
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Photo 89-1 Masterbath tub
90) The bathroom with a shower or bathtub at location(s) #A and B didn't have an exhaust fan installed. Moisture can accumulate and result in mold, bacteria or fungal growth. Even if the bathroom has a window that opens, it may not provide adequate ventilation, especially during cold weather when windows are closed or when wind blows air into the bathroom. Recommend that a qualified contractor install exhaust fans per standard building practices where missing in bathrooms with showers or bathtubs.
91) One or more sink drains were leaking at location(s) #D. A qualified person should repair as necessary.

The utility tub in the basement drains into a bucket.
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Photo 91-1 Basement utility sink drains into a bucket.
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Photo 91-2 Basement utility sink drains into a bucket.
92) The toilet fill valve or float mechanism in the toilet at location(s) #A did not operate properly or was inoperable. Recommend that a qualified person repair as necessary.

The toilet in the master bathroom filled very slowly.
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Photo 92-1 Master Bath toilet
93) The shower head at location(s) #B was dripping when the shower was turned off. Recommend that a qualified person repair as necessary.
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Photo 93-1 First floor bathroom shower head.
94) Additional pictures:
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Photo 94-1 Master Bath vanity
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Photo 94-2 Master Bath tub/ shower
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Photo 94-3 laundry hook-ups
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Photo 94-4 under first floor vanity sink. shut offs are here.
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Photo 94-5 First floor bathroom
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Photo 94-6 First floor bathroom
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Photo 94-7 First floor bathroom
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Photo 94-8 First floor bathroom
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Photo 94-9 First floor bathroom
Interior, Doors and WindowsTable of contents
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. Carpeting and flooring, when installed over concrete slabs, may conceal moisture. If dampness wicks through a slab and is hidden by floor coverings that moisture can result in unhygienic conditions, odors or problems that will only be discovered when/if the flooring is removed. 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: Wood, Metal, Sliding glass
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Vinyl
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall, Paneling, Wallpaper
Ceiling type or covering: Drywall or plaster
Condition of flooring: Appeared serviceable
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum, Wood or wood products, Laminate
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)
95) Handrails at one or more flights of stairs were missing. This is a potential fall hazard. Handrails should be installed at stairs with four or more risers or where stairs are greater than 30 inches high. Recommend that a qualified contractor install handrails where missing and per standard building practices.
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Photo 95-1 Main staircase - missing handrail
96) Floors in one or more areas were sagging or springy. This can be caused by over-spanned, undersized or too few joists or beams, or too few support posts. This could also be a result of deteriorated subflooring. Recommend that a qualified contractor and/or engineer evaluate further. Repairs should be performed by a qualified contractor.
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Photo 96-1 Dinning room floor.
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Photo 96-2 Dining room floor. Loose, "soft" area.
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Photo 96-3 Dining room floor. Loose, "soft" area.
97) Fungal rot was found at one or more exterior door jambs. Recommend that a qualified person repair as necessary. All rotten wood should be replaced.
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Photo 97-1 Shed. Rear door - some rot at frame.
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Photo 97-2 Shed floor. At rear door.
98) Some exterior door hardware, including latches and/or weatherstriping were missing. Recommend that a qualified person repair or replace as necessary.
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Photo 98-1 Shed - rear door - gap at bottom, no weatherstriping.
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Photo 98-2 Garage man door
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Photo 98-3 Front door.
99) One or more interior doors were damaged and/or missing. Recommend that a qualified person replace or repair doors as necessary.
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Photo 99-1 Garage/ basement door
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Photo 99-2 Door to master bedroom
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Photo 99-3 Laundry area
100) One or more window screens were damaged or deteriorated. These window(s) may not provide ventilation during months when insects are active. Recommend replacing window screens as necessary.
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Photo 100-1 Damaged window screen at den
101) One or more walls and/or ceilings were cracked and/or had substandard repairs. Recommend that a qualified person repair as necessary.
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Photo 101-1 Dining room wall
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Photo 101-2 Dining room wall
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Photo 101-3 Front entrance ceiling
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Photo 101-4 Living room ceiling
102) Wood flooring in one or more areas was significantly worn, deteriorated or damaged. Recommend that a qualified contractor refinish wood flooring as necessary.
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Photo 102-1 Living room floor
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Photo 102-2 Living room floor
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Photo 102-3 Formal dinning room
103) Carpeting in one or more areas was significantly stained or soiled. Recommend having carpeting professionally cleaned as necessary.
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Photo 103-1 first floor bedroom
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Photo 103-2 First floor front bedroom, carpet stain transferred to hardwood floor below.
104) One or more exterior doors had minor damage and/or deterioration. Although serviceable, the client may wish to repair or replace such doors for appearances' sake.
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Photo 104-1 Shed front door, bottom rusted.
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Photo 104-2 Den sliding glass door - water stains.
105) Additional pictures:
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Photo 105-1 Master bedroom
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Photo 105-2 Bedroom 2
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Photo 105-3 Bedroom 2 closet with vent pipe through floor and ceiling.
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Photo 105-4 Bedroom 3
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Photo 105-5 Bedroom 3
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Photo 105-6 Den
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Photo 105-7 Den
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Photo 105-8 Formal dining room
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Photo 105-9 
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Photo 105-10 First floor rear bedroom
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Photo 105-11 First floor rear bedroom
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Photo 105-12 First floor rear bedroom
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Photo 105-13 Firedoor from garage stairs to first floor hall.
Attic and Roof StructureTable of contents
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: Partially traversed, and some not inspected because, no access.
Condition of roof structure: Appeared serviceable
Roof structure type: Trusses, Rafters, Not determined (inaccessible or obscured), Lower roofs unknown framing type
Ceiling structure: Trusses, Not determined (inaccessible or obscured)
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable, unknown at lower roofs
Ceiling insulation material: Fiberglass roll or batt
Approximate attic insulation R value (may vary in areas): R-38
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Ridge vent(s), Enclosed soffit vents
106) Additional pictures:
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Photo 106-1 Attic
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Photo 106-2 Attic insulation
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Photo 106-3 Attic access
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Photo 106-4 Attic soffit vents
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Photo 106-5 Attic access through closet.
107)  The second floor roof system was viewable and inspected. However, the lower roofs had no visible access or were cathedral framed. Could not determine the condition of the framing, insulation, and ventilation at those locations.
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Photo 107-1 Left side of house.
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Photo 107-2 Rear of house, dining room area.
Wood Destroying Organism FindingsTable of contents
Limitations: This report only includes findings from accessible and visible areas on the day of the inspection. In addition to the inaccessible areas documented in this report, examples of other inaccessible areas include: sub areas less than 18 inches in height; attic areas less than 5 feet in height, areas blocked by ducts, pipes or insulation; areas where locks or permanently attached covers prevent access; areas where insulation would be damaged if traversed; areas obscured by vegetation. All inaccessible areas are subject to infestation or damage from wood-destroying organisms. The inspector does not move furnishings, stored items, debris, floor or wall coverings, insulation, or other materials as part of the inspection, nor perform destructive testing. Wood-destroying organisms may infest, re-infest or become active at any time. No warranty is provided as part of this inspection.

Linhardt Home Inspections
NYS License: 16000086480
716-646-8087