Report Overview
CONVENTIONS USED IN THIS REPORT
For your convenience, the following conventions have been
used in this report.
Major
Concern: a system or component which is considered significantly deficient
or is unsafe. Significant deficiencies need to be corrected and, except for
some safety items, are likely to involve significant expense.
Safety
Issue: denotes a condition that is
unsafe and in need of prompt attention.
Repair:
denotes a system or component which is missing or which needs corrective action
to assure proper and reliable function.
Improve: denotes improvements which are recommended
but not required.
Monitor: denotes a system or component needing
further investigation and/or monitoring in order to determine if repairs are necessary.
Please note that those observations listed under
“Discretionary Improvements” are not essential repairs, but represent logical
long term improvements.
IMPROVEMENT RECOMMENDATION
HIGHLIGHTS / summary
The following is a synopsis of the potentially significant
improvements that should be budgeted for over the short term. Other significant improvements, outside the
scope of this inspection, may also be necessary. Please refer to the body of this report for further details on
these and other recommendations.
THE SCOPE OF THE INSPECTION
All components designated for inspection in the NACHIâ Standards of Practice are inspected, except as may be
noted in the “Limitations of Inspection” sections within this report.
It is the goal of the inspection to put a homebuyer in a
better position to make a buying decision.
Not all improvements will be identified during this inspection. Unexpected repairs should still be
anticipated. The inspection should not
be considered a guarantee or warranty of any kind.
A Home inspection is a
non-invasive visual examination of a residential dwelling, performed for a fee,
which is designed to identify observed material defects within specific
components of said dwelling. Components may include any combination of
mechanical, structural, electrical, plumbing, or other essential systems or
portions of the home, as identified and agreed to by the Client and Inspector,
prior to or during the inspection process.
I. A home inspection is
intended to assist in evaluation of the overall condition of the dwelling. The
inspection is based on observation of the visible and apparent condition of the
structure and its components on the date of the inspection and not the
determination of future conditions.
II. A home inspection will
not reveal every problem that exists or ever could exist, but only those
material defects observed on the day of the inspection.
1.2. A Material defect is a
problem with a residential real property or any portion of it that would have a
significant adverse impact on the value of the property or that involves an
unreasonable risk to people on the property. The fact that a structural
element, system or subsystem is near, at or beyond the end of the normal useful
life of such a structural element, system or subsystem is not by itself a
material defect.
1.3. An Inspection report shall describe and identify in
written format the inspected systems, structures, and components of the
dwelling and shall identify material defects observed. Inspection reports may
contain recommendations regarding conditions reported or recommendations for
correction, monitoring or further evaluation by professionals.
Please refer to the pre-inspection
contract for a full explanation of the scope of the inspection.
description of Structure
Foundation: ·Concrete
Block ·Basement
Configuration
Columns: ·Steel
Floor Structure: ·Wood
Joist
Ceiling Structure: ·Joist
Roof Structure: ·Rafters
·Spaced
Plank Sheathing
recommendations / observations
Foundation
·
Monitor: Common minor settlement cracks were
observed in the foundation walls. This implies that some structural movement of
the building has occurred. These cracks did not extend all the way through to
the interior. Cracks of this type should be watched for any sign of additional
movement. In the absence of any sign of ongoing movement, repair should not be
necessary.
Back of House
Side of House
Major Concern:
Repair: Larger than typical
foundation settlement cracking was observed. The amount of movement which has
occurred is not likely to have caused other damage to the structure but this
area should be repaired and continuously monitored. If additional movement
occurs, more costly repairs might be necessary. The rate of movement cannot be
predicted during a one-time inspection. House To Home Inspections recommends
that a certified professional be called to further evaluate and repair.
Front of House. Paneling in basement restricted complete view.
Crack under side basement window extends all the way into interior.
Interior view of major crack above.
·
Improve: Surface
deterioration (spalling, crumbling material) was observed on the back porch
pad. This condition is common in many old homes and does not usually represent
a serious structural concern unless there is substantial loss of material. In
an effort to prevent long-term deterioration, it would be wise to consider
parging (a concrete stucco-like coating) over deteriorated areas. Lot drainage
improvements and elimination of water or roof runoff splashing against
foundation walls as outlined in the Exterior section of this report are also
recommended.
Floors
·
Monitor: The floor structure shows common sagging
and movement. This is usually the result of the age and framing design of the
building. There was not evidence of need for immediate, costly repair.
·
Improve: Main
Steel support columns are not bolted or welded to main support beams
throughout.
Wood Boring Insects
·
Monitor: Although
there was no visible evidence of prior or current termite damage or
infestation, this home is in an area known for termite activity.
Termites can do a substantial amount of damage to the wood structural
components of a home. Any form of wood/soil contact should be avoided.
Controlling dampness in the soil around the perimeter of a home, including
below porches and in crawl spaces, is recommended. Preventative chemical
treatment, performed by a licensed pest control specialist, is also advisable.
limitations of Structure
inspection
As we have described in your inspection contract, this is a
visual inspection limited in scope by (but not restricted to) the following
conditions:
·
Structural components concealed behind finished
surfaces could not be inspected.
·
Only a representative sampling of visible structural
components were inspected.
·
Furniture and/or storage restricted access to some
structural components.
·
Engineering or architectural services such as
calculation of structural capacities, adequacy, or integrity are not part of a
home inspection.
The inspector is not required to:
Enter any crawlspaces that are not readily accessible or where
entry could cause damage or pose a hazard to the inspector in his or her
opinion.
B. Move stored items or debris.
C. Operate sump pumps with inaccessible floats.
D. Identify size, spacing, span, location or adequacy of foundation bolting,
bracing, joists or support systems.
E. Provide any engineering or architectural service.
F. Report on the adequacy of any structural system or component.
Observed Limitations:
Access limited in side attic areas due to storage.
Please also refer to the pre-inspection
contract for a detailed explanation of the scope of this inspection.
description of Roofing
Roof Covering: ·Asphalt
Shingle
Roof Flashings: ·Metal
Chimneys: ·Masonry
Roof Drainage System: ·Aluminum ·Downspouts
discharge below grade
Method of Inspection: ·Walked on roof
General Comments
The roof coverings are old and are at or near end of useful
life.
recommendations / observations
Sloped Roofing
·
Monitor: The roofing is near the end of its life.
Watch for leaks and expect to replace the roof soon.
·
Repair: An
area of shingles is severely deteriorated and curled in the back. Damaged or missing roofing material
should be repaired immediately.
·
It is recommended that the present layers of roofing
materials be removed prior to re-roofing. This adds cost of demolition and
debris removal to the re-roof cost.
·
Replace the roof flashing materials when re-roofing to
avoid leaks in these areas.
Chimneys
·
Monitor: The chimney is no longer in service. It
could be removed down to a level below the roof line.
·
Repair: Masonry
chimney is cracked in the attic space. Some mortar joints need repaired.
Gutters & Downspouts
·
Monitor: The downspouts that discharge below
grade level should be monitored. If they are ever suspected to be clogged or
disconnected below grade, they should be redirected to discharge at least five
(5) feet from the building. Foundation leakage adjacent to a downspout is an
indication of a problem below grade. A downspout discharge appears to have been
unearthed in the backyard but, appears that it’s discharge is far enough away
from the house.
Discretionary Improvements
Covering the gutters with a
protective mesh may help to avoid congestion with leaves and debris.
limitations of Roofing
inspection
As we have described in your inspection contract, this is a
visual inspection limited in scope by (but not restricted to) the following
conditions:
·
Not all of the underside of the roof sheathing is
inspected for evidence of leaks.
·
Evidence of prior leaks may be disguised by interior
finishes.
·
Antennae, chimney/flue interiors which are not readily
accessible are not inspected and could require repair.
·
Roof inspection may be limited by access, condition,
weather, or other safety concerns.
The inspector is not required to:
A. Walk on any roof surface.
B. Predict the service life expectancy.
C. Inspect underground downspout diverter drainage pipes.
D. Remove snow, ice, debris or other conditions that prohibit the observation
of the roof surfaces.
E. Inspect antennae, lightning arresters, or similar attachments.
Observed Limitations:
Storage in attic blocked access to side attic areas.
Chimney had material inside preventing inspection of interior
Please also refer to the pre-inspection
contract for a detailed explanation of the scope of this inspection.
description of Exterior
Wall Covering: ·Brick
Eaves, Soffits, And Fascias: ·Wood ·Aluminum
Exterior Doors: ·Metal
Window/Door Frames and Trim: ·Wood
Entry Driveways: ·Asphalt
·Concrete
Porches, Decks, Steps, Railings: ·Concrete
Overhead Garage Door(s): ·Wood
Surface Drainage: ·Level Grade ·Graded
Away From House
Retaining Walls: ·Block
Positive Attributes
The auto reverse mechanism on the overhead garage door
responded properly to testing. This safety feature should be tested regularly
as a door that doesn’t reverse can injure someone or fall from the ceiling.
Refer to the owner’s manual or contact the manufacturer for more
information.
General Comments
The exterior of the home has not been well maintained.
Repairs are needed.
recommendations / observations
Exterior Walls
·
Repair: Localized pointing of deteriorated
mortar between the bricks of the exterior walls is advisable in a few locations
to prevent further deterioration.
·
Repair: The siding should be painted in front to
preserve the building.
Exterior Eaves
·
Repair: The fascia throughout should be painted.
Windows
·
Repair: The window frames in various locations
require painting and caulking. Exterior windowsills are cracked in some
locations.
Garage
·
Monitor: The garage floor slab and walls have
typical cracks usually the result of shrinkage and/or settling of the slab.
Floor cracks more than 1/8” high could present a trip hazard.
·
Improve: Shed
is dilapidated in back.
·
Repair: Front storm door closer missing.
Driveway
Monitor: Common minor cracks throughout.
Walkway
·
Repair, Safety
Issue: The walkway along the left
hand side of the home presents a trip hazard. This condition should be altered
for improved safety.
limitations of Exterior
inspection
As we have described in your inspection contract, this is a
visual inspection limited in scope by (but not restricted to) the following
conditions:
·
A representative sample of exterior components was
inspected rather than every occurrence of components
that were tested.
The inspector is not required to:
A. Inspect or operate screens, storm windows, shutters, awnings,
fences, outbuildings, or exterior accent lighting.
B. Inspect items, including window and door flashings, which are not visible or
readily accessible from the ground.
C. Inspect geological, geotechnical, or hydrological conditions.
D. Inspect recreational facilities.
E. Inspect seawalls, break-walls and docks.
F. Inspect erosion control and earth stabilization measures.
G. Inspect for safety type glass.
H. Inspect underground utilities.
I. Inspect underground items.
J. Inspect wells or springs.
K. Inspect solar systems.
L. Inspect swimming pools or spas.
M. Inspect septic systems or cesspools.
N. Inspect playground equipment.
O. Inspect sprinkler systems.
P. Inspect drain fields or drywells.
Q. Determine the integrity of the thermal window seals or damaged glass.
Observed Limitations:
·
Landscape components restricted a view of some exterior
areas of the house.
·
Storage in the garage restricted the inspection.
·
Access below decks and/or porches was not possible.
Please also refer to the pre-inspection
contract for a detailed explanation of the scope of this inspection.
description of Electrical
Size of Electrical Service: ·Unable To Determine
Service Drop: ·Overhead
Service Entrance Conductors: ·Aluminum
Service Equipment &
Main Disconnects: ·Main Service Rating ???
Amps ·Breakers
Service Grounding: ·Copper
Distribution Wiring: ·Copper
Wiring Method: ·Tinned-Copper
Switches & Receptacles: ·Grounded
and Ungrounded
Ground Fault Circuit Interrupters: ·Kitchen
General Comments
Major Concern: The
electrical system is obsolete. Improvement should be high priority for safety
reasons. Unsafe electrical conditions represent a shock hazard. A licensed
electrician should be consulted.
recommendations / observations
Main Panel
·
Major Concern,
Repair: The main distribution panel
is obsolete and should be replaced.
·
Repair: The main distribution panel does not
contain enough circuits to properly serve the home. A larger panel or an
auxiliary would be desirable.
·
Safety
Issue: Repair: Main distribution panel is rated to accept
125 amps but, breaker labeled as “main” in the panel shows 60 amps. The main
breaker is usually the deciding factor on how many amps a panel will accept. An
electrician should rectify this situation.
·
Repair: Circuits within the main distribution
panel that are doubled up (referred to as “double taps”) should be separated.
Each circuit should be served by a separate fuse or breaker. Also hot (black)
wire appears to be overheated in breaker labeled as “window”.
Distribution Wiring
·
Repair: All junction boxes should be fitted with
cover plates, in order to protect the wire connections.
Outlets
·
Repair: An outlet in the dining room is
inoperative. This outlet and circuit should be investigated.
·
Repair: Ungrounded 3-prong outlets throughout
the home should be repaired. In some cases a ground wire may be present in the
electrical box and simply needs to be connected. If no ground is present
“repair” can be as simple as filling the ground slot with epoxy. Better, since
having a ground increases safety, a grounded circuit could be strung to this
outlet, or a separate ground wire could be connected. Some electrical codes
allow the installation of a ground fault circuit interrupter (GFCI) type outlet
where grounding is not provided. In this case the GFCI may work but can’t be
tested by normal means.
·
Improve: Outlets
are loose in the garage.
Switches
·
Repair: The loose light switch in various
locations should be secured.
Lights
·
Repair: Lights
in various locations are inoperative. If the bulbs are not blown, the circuit
should be repaired.
·
Repair: The
light pole in the front yard is not secure and is ready to fall over.
Discretionary Improvements
The installation of ground fault
circuit interrupter (GFCI) devices is advisable on exterior, garage, bathroom
and some kitchen outlets. Any whirlpool or swimming pool equipment should also
be fitted with GFCI’s as they offer protection from shock or electrocution.
Grounded outlets may be desirable in
some areas where ungrounded outlets exist. This will depend on electrical
needs.
limitations of Electrical
inspection
As we have described in your inspection contract, this is a
visual inspection limited in scope by (but not restricted to) the following
conditions:
·
Electrical components concealed behind finished
surfaces are not inspected.
·
Only a representative sampling of outlets and light
fixtures were tested.
·
Furniture and/or storage restricted access to some
electrical components which may not be inspected.
·
The inspection does not include remote control devices,
alarm systems and components, low voltage wiring, systems, and components,
ancillary wiring, systems, and other components which are not part of the
primary electrical power distribution system.
The inspector is not required to:
A. Insert any tool, probe or device into the main or sub-panels.
B. Operate electrical systems that are shut down.
C. Remove panel covers or dead front covers if not readily accessible.
D. Operate over current protection devices.
E. Operate non-accessible smoke detectors.
F. Measure or determine the amperage or voltage of the main service if not
visibly labeled.
G. Inspect the alarm system and components.
H. Inspect the ancillary wiring.
I. Activate any electrical systems or branch circuits which are not energized.
J. Operate overload devices.
K. Inspect low voltage systems, electrical de-icing tapes, swimming pool wiring
or any time-controlled devices.
L. Verify the continuity of the connected service ground.
M. Inspect private or emergency electrical supply sources, including but not
limited to generators, windmills, photovoltaic solar collectors, or battery or
electrical storage facility.
N. Inspect spark or lightning arrestors.
O. Conduct drop voltage calculations.
P. Determine the accuracy of breaker labeling.
Observed Limitations:
Please also refer to the pre-inspection
contract for a detailed explanation of the scope of this inspection.
description of Heating
Energy Source: ·Gas
Heating System Type: ·Forced Air Furnace
Vents, Flues, Chimneys: ·Plastic
Heat Distribution Methods: ·Ductwork
General Comments
The heating system not been maintained.
recommendations / observations
Furnace
·
Repair: The heating system requires service.
This should be a regular maintenance item to assure safe, reliable heat.
·
Repair: Water
leak coming from condensation area of the drain hose.
·
Repair: Kill
switch on bottom service panel is broken.
·
Improve:
Rust on interior supply gas piping.
Supply Air Ductwork
·
Monitor: Supply airflow in many locations is less
than ideal. Rebalancing the ductwork, blower cleaning or repairs, filter
replacement, or additional ductwork may be needed to obtain good airflow.
Thermostat
·
Monitor: The thermostat is old and may be
temperamental. Replacement is a minor job.
limitations of Heating
inspection
As we have described in your inspection contract, this is a
visual inspection limited in scope by (but not restricted to) the following
conditions:
The inspector is not required to:
A. Inspect or evaluate interiors of flues or chimneys, fire
chambers, the heat exchanger, the humidifier or dehumidifier, the electronic
air filter, solar heating systems or fuel tanks.
B. Inspect underground fuel tanks.
C. Determine the uniformity, temperature, flow, balance, distribution, size,
capacity, BTU, or supply adequacy of the heating system.
D. Light pilot flames.
E. Activate heating, heat pump systems, or other heating systems when ambient
temperatures or other circumstances are not conducive to safe operation or may
damage the equipment.
F. Operate electronic thermostats.
G. Evaluate fuel quality.
Observed Limitations:
Please also refer to the pre-inspection
contract for a detailed explanation of the scope of this inspection.
description of Cooling
/ Heat Pumps
Energy Source: ·240-Volt
Power Supply
Central System Type: ·Air Cooled Central Air Conditioning
Cooling / Heat Pumps observations
General Comments
The system is showing some signs of age and may require a
higher level of maintenance. This system has not been maintained. The system responded properly to operating
controls during restricted testing (see limitations section).
recommendations / observations
Central Air Conditioning
·
Monitor: The fins of the outdoor portion of the
air conditioning system were observed to be damaged. This condition can reduce
the efficiency of the system.
·
Repair: The outdoor unit of the air conditioning
system is out of level. This should be improved.
·
Monitor: Low air flow was observed from the supply air
ducts upon off season testing.
limitations of Cooling / Heat
Pumps inspection
As we have described in your inspection contract, this is a
visual inspection limited in scope by (but not restricted to) the following
conditions:
The inspector is not required to:
A. Determine the uniformity, temperature, flow, balance,
distribution, size, capacity, BTU, or supply adequacy of the cooling system.
B. Inspect window units, through-wall units, or electronic air filters.
C. Operate equipment or systems if exterior temperature is below 60 degrees Fahrenheit
or when other circumstances are not conducive to safe operation or may damage
the equipment.
D. Inspect or determine thermostat calibration, heat anticipation or automatic
setbacks or clocks.
E. Examine electrical current, coolant fluids or gasses, or coolant leakage
Observed Limitations:
·
The air conditioning system could not be fully tested
as the outside air temp was below 65 degrees F.
Please also refer to the pre-inspection
contract for a detailed explanation of the scope of this inspection.
description of Insulation
/ Ventilation
Attic Insulation: ·R30 Fiberglass in Main
Attic
Exterior Wall Insulation: ·None Visible
Basement Wall Insulation: ·Not Visible
Floor Cavity Insulation: ·Low Levels Suspected (But
Not Visible)
Vapor Retarders: ·None
Visible
Roof Ventilation: ·Roof Vents ·Soffit
Vents
Exhaust Fan/vent Locations: ·Bathroom ·Kitchen
·Dryer
Insulation / Ventilation observations
General Comments
As is typical of homes of this age and construction,
insulation levels are relatively modest.
Most old homes have relatively low levels of insulation. The down side,
of course, is that heating and/or cooling costs are higher. The up side is that
these homes tend to be fairly well ventilated. Their natural ability to allow
infiltration of outside air actually improves indoor air quality. Improving
insulation levels will reduce energy costs; however, the potential benefit
should we carefully weighed against the cost of improvements.
recommendations / Energy saving Suggestions
limitations of Insulation /
Ventilation inspection
As we have described in your inspection contract, this is a
visual inspection limited in scope by (but not restricted to) the following
conditions:
·
Insulation/ventilation type and levels in concealed
areas are not inspected. Insulation and vapor barriers are not disturbed and no
destructive tests (such as cutting openings in walls to look for insulation)
are performed.
·
Potentially hazardous materials such as Asbestos and
Urea Formaldehyde Foam Insulation (UFFI) cannot be positively identified
without a detailed inspection and laboratory analysis. This is beyond the scope of the inspection.
·
An analysis of indoor air quality is not part of our
inspection unless explicitly contracted-for and discussed in this or a separate
report.
The inspector is not required to:
A. Enter the attic or unfinished spaces that are not readily
accessible or where entry could cause damage or pose a safety hazard to the
inspector in his or her opinion.
B. To move or touch insulation.
C. To move or touch vapor retarders.
D. Break or otherwise damage the surface finish or weather seal on or around
access panels and covers.
E. Identify the composition or the exact R-value of insulation material.
F. Activate thermostatically operated fans.
G. Determine the types of materials used in insulation/wrapping of pipes,
ducts, jackets, boilers, and wiring.
Observed Limitations:
·
No access was gained to the wall cavities of the home.
·
No access was gained to the side areas of the attic due
to storage.
Please also refer to the pre-inspection
contract for a detailed explanation of the scope of this inspection.
description of Plumbing
Water Supply Source: ·Public Water Supply
Service Pipe to House: ·Copper
Main Water Valve Location: ·Front Wall of
Basement
Interior Supply Piping: ·Copper
Waste System:
Drain, Waste, & Vent Piping: ·Plastic ·Cast
Iron
Water Heater: ·Gas
Fuel Shut-Off Valves: ·Natural Gas Main Valve At
Front Wall Basement
General Comments
The plumbing system is showing signs of age. Updating the
system will be required over time. The
plumbing fixtures are old. Upgrading fixtures would be a logical long-term
improvement. In the interim, a higher level of maintenance will likely be
required.
recommendations / observations
Gas Piping
·
Improve:
Rust was observed on the gas
piping at the main meter and in various locations.
Supply Plumbing
·
Monitor: Corrosion on the exterior of the supply
piping was observed in various locations.
Waste / Vent
·
Repair: The trap in the main floor bathroom is
leaking.
·
Repair: The supply piping is corroded and barely
leaking/weeping on the main water meter union and shut off.
.
Fixtures
·
Monitor: The majority of plumbing fixtures are
old.
·
Repair: The showerhead in the powder room is in
poor condition.
Improve: Main bathroom tub stop is not working.
Repair: Outside hose bibs not working (front).
limitations of Plumbing
inspection
As we have described in your inspection contract, this is a
visual inspection limited in scope by (but not restricted to) the following
conditions:
·
Portions of the plumbing system concealed by finishes
and/or storage (below sinks, etc.), below the structure, or beneath the ground
surface are not inspected.
·
Water quantity and water quality are not tested unless
explicitly contracted-for and discussed in this or a separate report.
·
Clothes washing machine connections are not inspected.
·
Interiors of flues or chimneys, which are not readily
accessible, are not inspected.
·
Water conditioning systems, solar water heaters, fire
and lawn sprinkler systems, and private waste disposal systems are not
inspected unless explicitly contracted-for and discussed in this or a separate
report.
The inspector is not required to:
A. Light pilot flames.
B. Determine the size, temperature, age, life expectancy or adequacy of the
water heater.
C. Inspect interiors of flues or chimneys, water softening or filtering
systems, well pumps or tanks, safety or shut-of valves, floor drains or
sprinkler systems.
D. Determine the exact flow rate, volume, pressure, temperature, or adequacy of
the water supply.
E. Determine the water quality or potability or the reliability of the water
supply or source.
F. Open closed plumbing access panels.
G. Inspect clothes washing machine connections.
H. Operate any main, branch or fixture valve except fixture faucets and hose
faucets attached to the building.
I. Test shower pans, tub and shower surrounds or enclosures for leakage.
J. Evaluate the compliance with local or state conservation or energy
standards, or the proper design or sizing of any water, waste or venting
components, fixtures or piping.
K. Determine the effectiveness of anti-siphon, back-flow prevention or drain-stop
devices.
L. Determine whether there are sufficient clean-outs for effective cleaning of
drains.
M. Evaluate gas, liquid propane or oil storage tanks.
N. Excavate or otherwise uncover the private sewage system or its components to
determine size, adequacy or efficiency.
O. Inspect water treatment systems or water filters.
P. Inspect pressure pumps or bladder tanks.
Observed Limitations:
Please also refer to the pre-inspection
contract for a detailed explanation of the scope of this inspection.
description of Interior
Wall And Ceiling Materials: ·Drywall ·Plaster
·Paneling
Floor Surfaces: ·Wood ·Vinyl/Resilient
·Tile
Window Type(s) & Glazing: ·Sliders ·Double/Single
Hung
Doors: ·Wood-Hollow
Core ·Storm
Door(s)
General Condition of Interior
Finishes
On the whole, the interior finishes of the home are in
average condition. Typical flaws were observed in some areas.
General Condition of Windows
and Doors
Average Quality Doors And Windows
The windows have been lacking maintenance.
General Condition of Floors
The flooring system shows evidence of typical minor sags and
unevenness.
recommendations / observations
Wall / Ceiling Finishes
·
Monitor: Minor cracks were noted in various
locations.
·
Monitor,
Repair: Possible moisture was noted on the living room ceiling. Paint has
peeled in many locations.
·
Monitor: Evidence of patching was detected in the
basement.
·
Monitor: Larger than typical cracks were noted in
the basement.
Floors
·
Monitor: Sagging
floors are apparent in various locations.
·
Repair: The tile floor is loose in front of the
wood-burning stove.
Windows
·
Monitor: The window(s) are inoperative in various
location especially the bedrooms. Improvement can be undertaken as desired.
·
Monitor: It may be desirable to replace window
screens where missing in various locations. The owner should be consulted
regarding any screens that may be in storage.
Doors
Repair: Backdoor window hardware is loose.
Improve: Door in basement and in
various locations need trimming and hardware repairs.
Kitchen Counters
·
Monitor: The kitchen counters are old.
Improvement may ultimately be desirable.
Kitchen Cabinets
·
Repair: Damaged kitchen cabinets should be
repaired.
Basement Leakage
·
Monitor: The basement shows evidence of moisture
penetration on the front wall. It should be understood that it is
impossible to predict the severity or frequency of moisture penetration on a
one-time visit to a home. Virtually all basements exhibit signs of
moisture penetration and virtually all basements will indeed leak at some point
in time. The visible evidence is not unusual for a home of this age,
construction and location. Further monitoring of the foundation will be
required to determine what improvements, if any, will be required. Basement
leakage rarely affects the structural integrity of a home.
The vast majority of basement leakage problems are the result of insufficient
control of storm water at the surface. The ground around the house should be
sloped to encourage water to flow away from the foundations. Gutters and
downspouts should act to collect roof water and drain the water at least five
(5) feet from the foundation or into a functional storm sewer. Downspouts that
are clogged or broken below grade level, or that discharge too close to the
foundation are the most common source of basement leakage. Please refer to the
Roofing and Exterior sections of the report for more information.
In the event that basement leakage problems are experienced, lot and roof
drainage improvements should be undertaken as a first step. Please beware of
contractors who recommend expensive solutions. Excavation, damp proofing and/or
the installation of drainage tiles should be a last resort. In some cases,
however, it is necessary. Your plans for using the basement may also influence
the approach taken to curing any dampness that is experienced.
Environmental Issues
·
Monitor: Radon gas is a naturally occurring gas
that is invisible, odorless and tasteless. A danger exists when the gas
percolates through the ground and enters a tightly enclosed structure (such as
a home). Long-term exposure to high levels of radon gas can cause cancer. The
Environmental Protection Agency (E.P.A.) states that a radon reading of more
than 4.0 picocuries per liter of air represents a health hazard. A
radon evaluation is beyond the scope of this inspection (unless specifically
requested). For more information, consult the Environmental Protection Agency
(E.P.A.) for further guidance and a list of testing labs in your area.
·
Monitor: Carbon monoxide is a colorless, odorless
gas that can result from a faulty fuel burning furnace, range, water heater,
space heater or wood stove. Proper maintenance of these appliances is the best
way to reduce the risk of carbon monoxide poisoning. For more information,
consult the Consumer Product Safety Commission at 1-800-638-2772 (C.P.S.C.) for
further guidance. It would be wise to install of carbon monoxide detectors
within the home.
·
Monitor: Lead based paint was in use until
approximately 1978. According to the Federal Department of Housing and Urban
Development, a lead hazard can be present in a house of this age. This can only
be confirmed by laboratory analysis. An evaluation of lead in paint is beyond
the scope of this inspection. For more information, consult the Environmental
Protection Agency (E.P.A.) for further guidance and a list of testing labs in
your area.
limitations of Interior
inspection
As we have described in your inspection contract, this is a
visual inspection limited in scope by (but not restricted to) the following
conditions
·
Furniture, storage, appliances and/or wall hangings are
not moved to permit inspection and may block defects.
The inspector is not required to:
A. Inspect paint, wallpaper, window treatments or finish
treatments.
B. Inspect central vacuum systems.
C. Inspect safety glazing in locations subject to human
impact.
D. Inspect security components.
E. Evaluate the fastening of countertops, cabinets, sink tops and fixtures, or
firewall compromises.
F. Move furniture, stored items, or any coverings like carpets or rugs in order
to inspect the concealed floor structure.
G. Move drop-ceiling tiles.
H. Inspect or move any household appliances.
I. Inspect or operate equipment housed in the garage except as otherwise noted.
J. Verify or certify safe operation of any auto reverse or related safety
function of a garage door.
K. Operate or evaluate security bar release and opening mechanisms, whether
interior or exterior, including compliance with local, state, or federal
standards.
L. Operate any system, appliance or component that requires the use of special
keys, codes, combinations, or devices.
M. Operate or evaluate self-cleaning oven cycles or signal lights.
N. Determine leakage from microwave ovens.
O. Operate or examine any sauna, steam-jenny, kiln, toaster, ice-maker,
coffee-maker, can-opener, bread-warmer, blender, instant hot water dispenser,
or other small, ancillary devices.
P. Inspect elevators.
Q. Inspect central vacuums.
R. Inspect appliances.
S. Inspect items not permanently installed.
T. Examine or operate any above-ground, movable, freestanding, or otherwise
non-permanently installed pool/spa or self-contained equipment.
U. Come into contact with any pool or spa water in order to determine the
system structure or components.
V. Determine the adequacy of spa jet water force or bubble effect.
W. Determine the structural integrity or leakage of a pool or spa.
Fireplace:
The inspector is not required
to:
A. Inspect the vent system.
B. Inspect the interior of the chimney or flue, fire doors or screens, seals or
mantels.
C. Determine the need for a chimney sweep.
D. Operate gas fireplace inserts.
E. Light pilot flames.
F. Determine the appropriateness of such installation.
G. Inspect automatic fuel feed devices.
H. Inspect combustion make up devices.
I. Inspect heat distribution assists whether gravity controlled or fan
assisted.
J. Ignite or extinguish fires.
K. Determine draft characteristics.
L. Move fireplace inserts, stoves, or firebox contents.
M. Determine adequacy of draft, perform a smoke test or dismantle or remove any
component.
Observed Limitations:
·
Portions of the foundation walls were concealed from
view.
Please also refer to the pre-inspection
contract for a detailed explanation of the scope of this inspection.
description of Appliances
Appliances Tested: ·Electric Range ·Electric
Cook top ·Dishwasher
·Waste
Disposer ·Refrigerator
Laundry Facility: ·Washer Discharges to
Laundry Tub/Sink
Other Components Tested: ·Kitchen Exhaust Fan ·Door Bell
General Comments
The appliances are old units that are approaching the end of
their serviceable life. While replacement is not needed right away, it would be
wise to budget for new appliances. In the interim, a higher level of
maintenance can be expected.
recommendations / observations
Electric Range
·
Monitor: The electric range is an old unit. While
replacement is not needed right away, it would be wise to budget for a new
range. In the interim, a higher level of maintenance can be expected.
Electric Cook top
·
Monitor: The electric cook top is an old unit.
While replacement is not needed right away, it would be wise to budget for a
new cook top. In the interim, a higher level of maintenance can be expected.
Dishwasher
·
Monitor: The dishwasher is an old unit. While
replacement is not needed right away, it would be wise to budget for a new
dishwasher. In the interim, a higher level of maintenance can be expected.
Waste Disposer
·
Monitor: The waste disposer is excessively noisy.
limitations of Appliances
inspection
As we have discussed and as described in your inspection
contract, this is a visual inspection limited in scope by (but not restricted
to) the following conditions
·
Thermostats, timers and other specialized features and
controls are not tested.
·
The temperature calibration, functionality of timers,
effectiveness, efficiency and overall performance of appliances is outside the
scope of this inspection.
Please also refer to the pre-inspection
contract for a detailed explanation of the scope of this inspection.
