Property Inspection Report

1) Safety, Comment - Structures built prior to 1979 may contain lead-based paint and/or asbestos in various building materials such as plaster, insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards.

2) Major Defect, Evaluate - The roof surface material appears to be near the end of its service life and will likely need replacing in the near future, even with repairs. The client(s) should budget for a replacement roof surface.

3) Major Defect, Comment - This asphalt or fiberglass composition roof surface has two or more layers of roofing materials. When this roof is replaced, recommend a complete "tear off", where all existing layers of roofing are removed before installing new roofing materials.
Removing existing roofing materials will significantly increase the cost of the next roof.

Note: Original cedar shake observed under 2 layers of asphalt.

4) Major Defect, Comment - The roof structure below the surface is "skip sheathed" where batten boards rather than sheets of plywood support the roof surface. Installing a composition fiberglass or asphalt roof in the future will require the additional expense of installing sheathing, such as plywood or oriented strand board (OSB) over the batten boards.

5) Repair/Replace, Evaluate, Conducive conditions - One or more sections of flashing at the base of the chimney are deteriorated and/or substandard. Leaks may occur as a result. A qualified roofing contractor should evaluate and repair as necessary.

6) Repair/Replace, Evaluate, Conducive conditions - One or more composition shingles are damaged, deteriorated and/or missing, and should be replaced. Leaks may occur as a result. A qualified roofing contractor should evaluate and make repairs as necessary.

Right rear

7) Repair/Replace, Evaluate, Conducive conditions - One or more composition shingles have raised, most likely due to nails that have loosened. Leaks may occur as a result. A qualified roofing contractor should evaluate and make repairs as necessary, such as reseating nails.

Note: Multi layered shingles nailed to cedar shake. Likely poor attachment.

8) Maintain, Conducive conditions - Debris has accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the structure's exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.

9) Evaluate, Comment - Evidence of past repairs found on the roof surface, Recommend asking the homeowner about any past roof leaks and repairs.

10) Monitor - One or more television dishes are directly mounted to the roof surface. Mounting hardware such as screws or bolts have penetrated and compromised the roofing material. Recommend monitoring these area's for future leaks.
(Do not attempt to remove the mounting plate, this may cause leaking.)

11) Safety, Repair/Replace, Evaluate - One or more ground fault circuit interrupter (GFCI) electric receptacles did not trip when tested. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary.

Right side

12) Safety, Repair/Replace - Waterproof cover(s) over one or more electric receptacles are damaged or broken. This is a safety hazard due to the risk of shock and fire. Damaged covers should be replaced where necessary.

Right side

13) Safety, Evaluate, Monitor - One or more elevated area's higher than three feet exist on this property and guardrails or barriers are missing or inadequate. This is a safety hazard due to the risk of falling. At a minimum, the client(s) should be aware of this hazard, especially when children are present. Ideally a qualified contractor should install adequate guardrails or make modifications to existing barriers as necessary above retaining walls higher than 3 feet to eliminate fall hazards. Dense shrubbery or vegetation may be acceptable as a barrier, but only when mature enough to be effective.

Right side

14) Safety, Evaluate - One or more flights of stairs with four or more risers have no handrail installed. This is a safety hazard. Ideally a qualified contractor should install graspable handrails that your hand can completely encircle at stairs where missing, and as per standard building practices.

Right side

15) Safety, Evaluate - One or more trees on the property appear distressed and may be likely to fall or lose limbs, This is a potential safety hazard. Recommend consulting with a qualified arborist to determine if tree(s) need to be removed and/or pruned.

Left side

16) Safety, Comment - Trip hazard(s) exist at stairs due to non-uniform riser heights. Standard building practices call for riser heights not to vary more than 3/8 inch on a flight of stairs. At a minimum, the client(s) should be aware of this hazard, especially when guests who are not familiar with the stairs are present.

17) Repair/Replace, Evaluate - One or more ground fault circuit interrupter (GFCI) electric receptacles are tripped and will not reset. A qualified electrician should evaluate and make repairs as necessary.

Rear

18) Repair/Replace, Conducive conditions - One or more basement windows are at, below or near grade. This can lead to deterioration at the window frame and moisture accumulation in the basement. Soil should be regraded or removed in these area's.

19) Repair/Maintain, Evaluate - The driveway has significant cracks and/or deterioration in one or more areas. A qualified contractor should evaluate and repair or replace driveway sections as necessary.

20) Repair/Maintain, Damage - Wood rot and/or deterioration was found in one or more areas. A qualified contractor should evaluate and make repairs as necessary, replacing all damaged wood.

Rear upper, Left side

21) Repair/Maintain, Conducive conditions - Caulk is missing or deteriorated in some areas and should be replaced and/or applied where necessary.

Front left

22) Repair/Maintain - One or more electric receptacles are broken or damaged. A qualified electrician should replace them as necessary.

Right side (switch)

23) Repair/Maintain - Electrical conduit is loose and/or damaged in one or more area's. A qualified electrician should evaluate and repair as necessary.

Shed

24) Monitor - Minor cracks and/or deterioration were found in one or more retaining walls. The client(s) should monitor such walls in the future for continued deterioration (cracking, leaning, bowing, etc.). Repairs and/or replacement by a qualified contractor may be necessary in the future.

Right front

25) Comment - Minor cracks were found in one or more sidewalk or patio sections. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.

Right front

26) Safety, Repair/Replace, Evaluate - One or more wall and/or ceiling surfaces between the attached garage and interior living spaces have gaps, holes, or missing or inadequate surface materials. These surfaces are intended to prevent vehicle fumes from entering living spaces, and to slow the spread of fire from the garage to living spaces. A qualified contractor should evaluate and make repairs as necessary so the attached garage wall and ceiling surfaces that adjoin living spaces are tightly sealed and fire rated as per standard building practices. Typically these surfaces require a one-hour fire rating.

Adequate sheet rock should be installed on garage ceilings.

27) Repair/Replace, Evaluate - One or more garage vehicle door openers are inoperable. A qualified contractor should evaluate and make repairs as necessary.

28) Safety, Repair/Replace, Evaluate - One or more overcurrent protection devices (circuit breakers or fuses) are "double tapped", where 2 or more wires are clamped in a terminal that is designed to accommodate only 1 wire. Wiring may become loose and cause arcing. This is a safety hazard. Recommend having a qualified electrician evaluate and make repairs as necessary.

Sub panel

29) Safety, Repair/Replace, Evaluate - Neutral and equipment ground conductors are combined at one or more sub-panels. This should only occur in the main service panel, and is a safety hazard due to the risk of shock. Neutral conductors should be attached to a "floating" neutral bar not bonded to the panel, while grounding conductors should be attached to a separate grounding bar bonded to the sub panel. A qualified electrician should evaluate and repair as necessary.

Sub panel

30) Safety, Repair/Replace - One or more bushings are missing from where wires enter holes in the service panel. This is a safety hazard since the wiring insulation can be cut or abraded on the metal edge of the hole(s). A qualified electrician should install bushings where missing.

Sub panel

31) Safety, Repair/Maintain - One or more pointed screws are used to fasten the cover to the main service panel. These types of screws are more likely to come into contact with wiring inside the panel than stock screws from the manufacturer, and can damage wiring insulation. This is a safety hazard due to the risk of shock and/or fire. Pointed screws should be replaced as necessary with the correct screws, and if necessary by a qualified electrician.

Sub panel

32) Repair/Maintain, Comment - The service panel directory is not labeled, partially labeled or incorrectly labeled. Recommend hiring a qualified electrician to label all circuits in the panel.

Sub panel

33) Repair/Maintain - Sealant is missing where the service mast enters the meter box, Water may be allowed to enter the service meter and cause damage to the components. Recommend having a qualified electrician evaluate and make repairs as necessary.

34) Evaluate - According to the data plate, The outside air conditioner compressor has an oversized breaker installed. Recommend having a qualified electrician evaluate and replace the breaker(s) if necessary.

Max breaker: 15 amp
Breaker installed: 20 amp

35) - 200 amp.-120/240 volt electric.

36) Safety, Evaluate - The hot water temperature is greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees.

Hot water temperature: 150F+

37) Major Defect, Monitor - The estimated useful life for most water heaters is 10 to 12 years. This water heater appears to be at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.

A.O Smith
Model#PEC-52
Electric-50 gallon
MFG Date: 1987

38) Safety, Repair/Replace, Evaluate - Oil was found at the bottom of the oil tank. One or more leaks may exist, and repairs may be needed or the tank may need replacing. A qualified heating contractor and/or full-service oil provider should evaluate and repair or replace the oil tank as necessary.

39) Major Defect, Monitor - The estimated useful life for air conditioning compressors is around 15 years. These units appear to be around this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.

(2) Model #TCGD24S21S1A
2 Ton - R22 refrigerant
MFG Dates: 2008

40) Major Defect, Comment - The air conditioning systems for this home use R-22 refrigerant which is obsolete. Older R22 systems may be difficult or very expensive to repair if the repair would require adding refrigerant to the system.

41) Repair/Replace, Evaluate - The last service date of this system appears to be more than one year ago. A qualified heating contractor should inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future.

Note: Last service logged 2015, Excessive soot observed inside the firebox and surrounding, Excessive soot expelling from the chimney.

42) Repair/Replace, Evaluate - One or more thermostats were damaged or deteriorated. Recommend having a qualified contractor evaluate and make repairs as necessary.

2nd floor cooling

43) Repair/Replace, Evaluate - The basement air handler condensate pump appears to be disconnected. Recommend having a qualified contractor evaluate and make repairs as necessary.

44) Repair/Maintain - Insulation for the outside condensing unit's refrigerant lines is damaged, deteriorated and/or missing in one or more areas. This may result in reduced efficiency and increased energy costs. A qualified heating and cooling contractor should replace insulation as necessary.

45) Maintain - Air handler filter(s) should be checked monthly in the future and replaced or washed as necessary.

Filter sizes: 14 X 24 X 1

46) Evaluate - The oil tank vent pipe was smaller in diameter then the fill pipe, This could cause the tank or fittings to rupture during an oil delivery. A qualified heating contractor and/or full-service oil provider should evaluate and repair or replace the oil tank vent pipe as necessary.

47) Monitor, Comment - The boiler was operated and functioned at the time of the inspection. The client should be aware that this boiler is at an age near or beyond its estimated useful life and may need future repairs or replacement.

HS Tarm
Model#200-SPDN
Oil fired-200,000 BTU
2 zone hot water boiler
MFG Date: 06/18/1988

48) - (2) Inside air handlers-cooling
Spacepak#ESP2430FH2
2 Ton - R22 refrigerant
MFG Dates: 2/26/2008

49) - 1st floor cooling thermostat located in the parlor.

50) - Heating thermostats located in the primary bedroom and family room.

51) - Oil tank located in the basement.

52) Safety, Maintain - The clothes dryer is equipped with a vinyl or foil, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow. At minimum the duct should be periodically inspected and cleaned or replaced if necessary.

53) Repair/Maintain, Evaluate - The laundry sink is not anchored to the wall or floor. A qualified contractor should securely anchor the sink to the wall and/or floor to prevent damage to and leaks in the water supply and/or drain pipes due to the sink being moved.

54) Maintain, Evaluate - Recommend having the well water tested for coliform bacteria, nitrates, and anything else of local concern, by a qualified lab. For more information, visit http://www.wellowner.org

Note: Cartridge filters and salt levels should be maintained regularly.

55) Maintain, Evaluate - The water softener brine tank was lacking salt on the day of the inspection. Salt should be maintained in the future.

56) Evaluate, Monitor - Stains, rust or corrosion were found in one or more sections of drain and/or waste pipes. Recommend monitoring these areas in the future, and if leaks are found, have a qualified plumber evaluate and repair as necessary. Alternatively, the client(s) may wish to have a qualified plumber evaluate now and repair if necessary.

Garage

57) Evaluate - This home is equipped with a private septic waste system. The septic system is one of the most expensive systems of a home to replace, It is highly recommended that a comprehensive evaluation be completed by a qualified septic company.

58) Monitor - Stains, rust or corrosion were found in one or more valves, fittings and/or pipes. Recommend monitoring these areas in the future.

Basement (right side)

59) Comment - A sump pump is installed on the premises. This may indicate that water accumulates inside or below the structure. Recommend asking the property owners how often the sump pump operates and for how long at different times of the year. Also, the clients should be aware that the service life of most sump pumps is between five and seven years, and that the pump may need replacing soon depending on its age and how much it operates.

Note: The sump pit was dry on the day of inspection and the pump unplugged. The inspector operated and confirmed that the pump was operable.

60) - Water pressure: 55-60psi

61) - Well located at rear left of property.

62) - Pressure tank located in the basement
Well-Troll #WX250
MFG Date: 2/13/2016

63) Safety, Repair/Maintain, Evaluate, Monitor - One or more refractory panels (the 1 inch thick fireproof panels lining the fireplace walls) are significantly cracked. A qualified fireplace or chimney service contractor should evaluate and repair or replace panels as necessary. Repairs typically involve patching cracks with a high temperature resistant refractory mortar or sealant. If panel(s) are not replaced, then recommend monitoring them in the future for further deterioration. Refractory panels should be replaced if cracks exceed 1/4 inch in width, if surface pitting becomes extensive and deeper than 3/16 inch, or if any piece of the refractory larger than 2 inches in radius and 3/16 inch deep becomes dislodged.

Family room

64) Repair/Replace, Evaluate - Bricks at one or more fireplaces are loose and/or significantly deteriorated. A qualified chimney service contractor should evaluate and repair as necessary.

Parlor fireplace

65) Repair/Replace, Evaluate - The damper in one or more fireplaces is stuck and cannot be opened or closed. A qualified chimney service contractor should evaluate and make repairs as necessary.

Family room

66) Repair/Replace, Evaluate - The damper in one or more fireplaces is damaged and/or deteriorated. A qualified chimney service contractor should evaluate and repair as necessary.

Parlor fireplace

67) Repair/Replace, Evaluate - The masonry chimney crown is deteriorated and needs repairs or replacement. The crown is meant to keep water off of the chimney structure. The chimney can be damaged by wet masonry going through freeze-thaw cycles.
A qualified chimney service contractor or mason should evaluate and repair or replace the crown as necessary.

Right chimney

68) Repair/Replace, Evaluate - The oil furnace has no stainless steel liner installed. These types of liners ensure a correct draft, and prevent damage to the masonry from corrosive exhaust deposits and moisture in the exhaust gases. A qualified chimney service contractor should evaluate and install a metal liner as necessary.

69) Repair/Replace - One or more chimney flues do not have a rainproof cover installed. They prevent the following:

• Rainwater entering flues and mixing with combustion deposits, creating caustic chemicals which can corrode flues
• Rainwater entering flues and causing damage to terracotta flue tiles from freeze-thaw cycles

A qualified chimney service contractor should install rainproof cover(s) where missing.

Right chimney (heating flue)

70) Maintain, Comment - All solid fuel burning appliances (woodstoves and fireplaces, etc.) should be cleaned and inspected annually by a qualified chimney service contractor.

Note: The inspection of the chimney and fireplace is limited to only the accessible area's of the exterior and interior fire box/damper sections.

71) Comment - Significant amounts of ashes, wood and/or debris are in the fireplace. The inspector was unable to fully evaluate it.

Family room

72) Safety, Monitor - Guardrails are missing from one or more staircases. This is a safety hazard, especially for small children. Ideally a qualified contractor should make modifications as necessary. At minimum these area's should be monitored.

73) Monitor - Stains were found in one or more ceiling areas. The stain(s) may be due to past plumbing leaks. Recommend asking the property owner(s) about this, and monitoring the stained area(s) in the future, If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.

74) Comment - Some sections of the basement were obscured by furniture, appliances and/or stored items and could not be fully evaluated.

75) Comment - Recommend the continued use of a dehumidifier set below 55%RH in the basement to prevent mold growth.

76) Conducive conditions - Firewood is stored inside the structure. This is a conducive condition for wood destroying insects. Recommend storing firewood outdoors in an open area, as far away from the house as practical, to keep away insects.

77) Safety, Repair/Maintain - Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.

Right access

78) Repair/Maintain - Insulation is damaged or missing in some areas. Recommend installing insulation where missing for better energy efficiency.

Front and right access points

79) Safety, Comment - The threshold for the bathroom is elevated and poses a trip hazard. Recommend using caution when entering the bathroom.

1st floor

80) Repair/Maintain, Evaluate - One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.

Primary bathroom, 1st floor

81) Repair/Maintain - One or more sink stopper mechanisms are missing, or need adjustment or repair. Stopper mechanisms should be installed where missing and/or repairs should be made so sink stoppers open and close easily.

2nd floor hall

82) Repair/Maintain - One or more bathtub stoppers are damaged, missing or not functioning as they should. Recommend hiring a qualified plumber to make repairs as necessary.

Primary bathroom

83) Repair/Maintain - The shower head in one or more bathrooms leaks at the connections. Recommend tightening the connections.

2nd floor hall

84) Repair/Maintain - One or more towel bars or paper holders are damaged, deteriorated or loose and need repair or replacing.

1st floor

85) Evaluate - One or more sink drains use flexible drain pipe. This type of drain pipe is more likely to clog than smooth wall pipe. Ideally a qualified plumber should replace this pipe with standard plumbing components (smooth wall pipe) to prevent clogged drains.

1st floor

86) Evaluate - The shower diverter valve for one or more bathtub faucets is defective. A significant amount of water comes out of the bathtub spout when the shower is turned on. Water will be wasted as a result. Ideally a qualified plumber should evaluate and replace components or make repairs as necessary.

1st floor

87) Evaluate - Tile, stone and/or grout flooring is damaged and/or deteriorated in one or more areas.

1st floor

88) Safety, Repair/Maintain, Evaluate - One or more sink drains use an s-trap rather than a vented p-trap. Water seals (the water lying in the bottom of the u-shaped pipe) may be lost when discharges occur in the system, resulting in sewer gases entering the structure. Recommend having a qualified plumber evaluate and replace s-traps with vented p-traps where necessary.

89) Repair/Maintain, Evaluate - No water or ice was dispensed from the refrigerator door. The client(s) should ask the property owner(s) about this. Repairs may be necessary for these features to work.

90) Repair/Maintain - The light in range hood is inoperable. Recommend replacing light bulb(s) as necessary.

91) Evaluate - The range hood fan vents into the kitchen rather than outdoors. Ventilation may be inadequate and moisture may accumulate indoors.

92) Safety, Repair/Replace - An insufficient number of smoke alarms are installed. Additional smoke alarms should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom.

Front bedroom, 1st floor bathroom

93) Safety, Repair/Maintain, Evaluate - Guardrails are loose and/or wobbly in one or more areas. This is a safety hazard. A qualified contractor should evaluate and make repairs as necessary, such as installing new fasteners or hardware, installing additional fasteners and/or installing additional railing components as necessary so they are securely attached.

2nd floor

94) Safety, Repair/Maintain - Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.

Storage room

95) Safety, Evaluate - Relatively few electric receptacles are installed in one or more interior rooms. This can result in "octopus" wiring with extension cords, which is a fire hazard. Ideally a qualified electrician should evaluate and install additional receptacles as necessary.

Front bedroom, 1st floor bedroom (2 outlets observed)

96) Safety, Evaluate - Two-pronged electric receptacles rather than three-pronged, grounded receptacles are installed in one or more interior rooms. They are considered to be unsafe by today's standards and limit the ability to use appliances that require a ground in these rooms. A qualified electrician should evaluate and install grounded receptacles as per the client(s)' needs and standard building practices.

Limited amount observed (3)

97) Safety, Evaluate - One or more flights of stairs with four or more risers have no handrail installed. This is a safety hazard. Ideally a qualified contractor should install graspable handrails that your hand can completely encircle at stairs where missing.

98) Safety, Comment - One or more interior doors opens outward into a hallway, This is a safety hazard, If the door is open while someone is walking by at the same time this could cause an injury.

2nd floor bathroom

99) Repair/Replace - Glass in one or more windows is broken. A qualified contractor should replace glass where necessary.

Storage room

100) Repair/Maintain - Mechanisms on one or more windows are missing and/or damaged. Repairs should be made by a qualified contractor or service technician so that windows operate easily.

Dining room

101) Evaluate - Screen(s) in one or more windows are missing. The client(s) should ask the property owner(s) about this. Screens are often removed for window cleaning and they may be stored somewhere. If not, then recommend installing screens where missing.

Pictures are only representative, others missing.

102) Comment - This home was fully furnished on the day of the inspection, Some surface area's and electrical outlets were likely obscured and could not be fully evaluated.

Pictures are representative.