This report published on Wednesday, October 4, 2023 9:05:13 PM EDT
Thank you for using Allied Home Inspections LLC for your inspection needs. I appreciate your business.
The following written report is prepared for the sole, confidential and exclusive use of the client(s) named above. It is designed to highlight major and significant defects observed on the day of the inspection, not minor or cosmetic ones. The report is intended as a general guide to help you evaluate the home. Read your entire Home Inspection Report before purchasing the property, paying close attention to all items noted on the report and to any exclusions and limitations listed. Any items noted that require further evaluation, any items not accessible or able to be located during the inspection or any areas noted as visually limited or inaccessible should be investigated or evaluated before you purchase the home. I do not give estimates for repair work - the only valid estimate for any work to be done should be in written form and submitted by a licensed and qualified contractor who is actually going to perform the work. You should obtain written estimates from licensed and qualified contractors for any repairs needed prior to the expiration of the inspection contingency period, hidden damage may exist. I recommend that any needed repairs always be made by a licensed, qualified contractor.
Your Home Inspection Report represents my good-faith opinions on the subjects listed within on the day of the inspection - no guarantee or warranty is either expressed or implied. Hidden or concealed defects are not included in this report. This report is not an insurance policy. Please be sure to read the entire report thoroughly and call promptly with any questions or concerns. This report shall supersede any written or verbal communication and comments made prior to providing the written report.
Best Wishes,
Tom Schlotter Allied Home Inspections, LLC
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:
Safety
Poses a risk of injury or death. Have the appropriate contractor evaluate and correct the defect at once.
Repair / Replace
Item or component broken or not functioning as intended, or is in need of immediate attention to prevent further damage / deterioration.. Need further inspection by a specialist to determine if repair is possible or replacement is needed.
Upgrade / Repair / Replace
Recommend improvement, upgrading, repairing, or replacing.
Maintain
Recommend maintenance / repair, or will need ongoing maintenance / repair.
Evaluate
Recommend evaluation by a specialist before purchasing the home. Client to assess information and determine personal level of concern. Make any repairs or replacements as suggested or needed.
Monitor
Possible defect - check this at least monthly for any change or deterioration in condition. Have appropriate contractor repair or replace as needed.
Comment
For 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
Present during the inspection: Buyer(s), Tenant(s), Realtor(s), Wood destroying insect inspector
Was building occupied at the time of inspection: Yes
Past weather: Rain
Weather conditions at start of inspection: Cloudy
Overnight temperature prior to inspection (approximate): In the 40's
Approximate temperature at start of inspection: In the 50's
Ground condition: Wet / damp
Main entrance to home faces: East
Realtor, seller, and/or disclosure documents state build date or age of the home as: House was built in 1830
Square footage, as stated by Realtor, buyer, or real estate listing (not confirmed by home inspector): 2600
Type of building, as reported by Realtor and/or client: Office with living area above
Foundation type: Basement (unfinished)
General construction material: Wood
1) Based on construction observed, modifications to this property may have been made. Consult with the property owner about this. Recommend you contact town hall to make sure all appropriate permits are on file.
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.
2) What may be pipe(s) or other materials visible that could indicate that an underground oil tank is or was present. Underground oil tanks can leak over time and contaminate the ground. Recommend further investigation to determine if one or more underground oil tanks exist on this property. If so, recommend determining if they've been legally decommissioned. If they haven't, recommend having the soil tested for oil contamination and having them legally decomissioned or removed.
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3) Homes built before 1978 can contain lead based paint. Exposure to lead (breathing in airborne dust, eating paint chips, chewing on a painted surface) can be a health hazard. Friction and rubbing points on windows and doors are a possible source of lead contamination. In general, the older the home, the more likely it is to contain lead paint. The Environmental Protection Agency says that "lead based paint in good condition is usually not a hazard". Go to http://www.epa.gov/lead/ and http://www.epa.gov/lead/pubs/steps.pdf for more information on lead in the home and to determine if testing and possible remediation is needed.
Copper water supply pipes in buildings built prior to 1986 may be joined with solder that contains lead. Lead 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 about 50 percent lead. The client should be aware of this, especially if children will be living in this structure. Evaluating for the presence of lead in this structure is not included in this inspection. The client should consider having a qualified lab test the water in the house for lead, and if necessary take steps to reduce or remove lead from the water supply. Go to http://www.epa.gov/safewater/lead/index.html for more info.
Homes built prior to 1980 may contain asbestos, a building material now known to be a health hazard. Asbestos was commonly used as a material in many items - ceiling and floor tiles, popcorn or textured ceilings, tile mastic, adhesives, plumbing wrap, insulation, exterior shingles, heat shields above boilers and furnaces, etc. The Environmental Protection Agency states that "usually the best thing is to leave asbestos material that is in good condition alone". Have any suspect items tested and investigated further to see if asbestos is present, remediate or repair as needed. See http://www.epa.gov/asbestos/ashome.html for more information.
Grading at the rear of the home: Flat, Away from the home
Grading on the right side of the home: Flat
Drainage on lot appears to be: Poor, some water drains away and some will drain toward the structure. Possibility of water penetration to the home exists. Correct the grading as needed.
Driveway material: Gravel or rock
Trees, shrubs and plantings need to be cut back or pruned from structure: Trees and branches overhang the home, need to be pruned, Ivy growing on building needs to be cut back and removed, Trees or branches touch the home, needs correction.
Foundation materials: Brick, Stone
Amount of foundation wall exposed and able to be inspected: Some of the foundation had at least several inches exposed
Exterior walls appear to be generally: Straight
Siding / wall covering: Wood
Trim materials (includes eaves, soffits, fascias, window and door trim): Wood
Exterior door(s) appear to be made of: Wood
Front stoop or porch made of: Wood
Sidewalk and walkway material: Brick
Retaining walls: Brick
Fences made of: Wood
Deck is made of: None noted
Joist hangars noted under deck / porch: Unknown, could not observe. Have carpenter evaluate and make any repairs as needed.
Flashing seen between deck and/or porch and house: Unknown, could not see. Have carpenter evaluate and make any repairs as needed.
Support columns under deck made of: Wood
Patio made of: None noted
Inspection was limited by (but not restricted to) the following conditions. Have areas further evaluated or inspected, hidden damage may exist: No access or limited access under porch(s), ivy and plants on foundation prevents full observation.
4) Rails at right side exterior stairs missing, has openings that are too wide. Contact appropriate contractor for repair or correction.
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5) Noted lots of deterioration (interior and exterior) at the foundation. Brick is deteriorated. Mortar deteriorated and missing. Possible structural concern and the client is advised to hire a structural contractor or engineer to evaluate the integrity of the foundation. You will also need to seal the cracks to prevent water and insect infiltration.
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6) Noted deteriorated or rotting wood at front door, windows, soffits/fascias, rear door, basement windows, siding, trim that will need repair or replacement. Recommend further evaluation by a general contractor or carpenter. Lots of wood rot at exterior, especially at the second floor trim, fascias, etc.
Wood flooring at porch gaping, needs work in areas.
Trim on porch posts needs repair in areas.
Basement windows covered in ivy, may need repair.
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7) The soil or grading appears to be pitched toward the house or is level in one or more locations. This may lead to water in the basement, crawlspace, and/or foundation areas. Soil should always be pitched AWAY from house to prevent water penetration. Monitor any areas of the basement where the soil is level or pitched against house for possible water penetration. Make sure gutters are clean and working properly, extensions should be in place on downspouts so water drains away from the house foundation. Have landscape contractor change the pitch at areas so water flows away from the structure as needed. Go to http://www.informit.com/articles/article.asp?p=426766&seqNum=3&rl=1 and http://www.informit.com/articles/article.asp?p=426766&seqNum=4 for more info.
8) Soil is in contact with or less than 6" from siding and/or trim. Wood siding and/or trim is rotten in some areas because of this. Recommend grading soil so there's at least 6" of space between the siding and trim and the soil below. Recommend replacing all rotten trim and siding materials.
Noted nail pops and peeling paint on siding that needs correction. Small areas of mold and mildew noted.
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9) Exterior door(s) needs paint, patching, or finish in areas.
Weatherstrip around one or more exterior doors is damaged, deteriorated, missing, or not sealing properly. Recommend adding or replacing weatherstripping at exterior door(s) where necessary.
10) Noted deterioration at the retaining walls - cracks. Have appropriate contractor repair as needed.
11) Flashing cannot be seen above the porch / deck ledger board, it may or may not exist. Recommend having a carpenter evaluate and install flashing above ledger board as needed to prevent water from entering the space from behind the board and causing rot. Go to http://www.decks.com/article28.aspx for more info.
12) Noted wood or metal columns supporting decking resting in soil, should be raised to prevent rot or rust. Add footings as needed.
Consider upgrading your deck support posts to a larger size. Usually 6x6 lumber is used for deck posts, these appear to be smaller. Replace as needed.
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13) Vegetation (trees, shrubs and/or vines) are too close to or are in contact with building exterior. Recommend pruning or removing vegetation as necessary so there's at least a one foot gap between all vegetation and the building exterior. This gap should exist to allow exterior building materials to dry quickly after it rains, and to eliminate pathways to the structure for wood destroying insects. If present tree limbs should be pruned so that they do not overhang or touch the house. Falling limbs will damage the roof while falling leaves clog the gutters and may cause water to fall close to the foundation and seep into the basement area.
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14) Front spigot has been cut off, pipe is cut, not operational.
Roof inspection method: Partially traversed, no access to climb some areas, Viewed from windows
Estimated number of roofing layers: Appears to be two or more layers of roofing material. Roof will need a "tear-down" or removal of the old roofing materials and flashings when new roof is installed.
Roof covering: Rolled, possibly metal underneath
Estimated stage of life for roof: Roof appears to be beyond its useful life and needs replacement
General condition of roof: Poor, needs repair or replacement
Roof conditions noted: Roofing or decking spongy in areas and needs correction, Particulate missing, worn, and/or alligatoring, needs monitoring or correction, Roofing brittle, crumbling and / or cracks noted, possibility of water penetration here, Moss, mold or mildew noted, Substandard repairs noted, roof may be prone to leaking in these areas
Roof ventilation seen from exterior: Small round soffit-type vents
Roof penetrations noted and flashings: Vent pipes, Chimney(s)
Were plumbing vent pipes observed extending through roof: Yes
Gutters / downspouts discharge to: Some to ground, some to pipe buried in ground (could not determine where pipe terminates)
Number of chimneys: 1
Chimney(s) made of: Brick
Could the inside of the chimney be viewed from the roof or exterior: Yes
Flue liner(s) noted at top of chimney: Yes
Spark arrestor / rain cap observed on top of chimney: No, should be installed (if you use the chimney, currently not in use)
Does chimney appear to have sufficient height and clearance: Yes
Chimney location(s): Interior of structure
Chimney flashing: Flashing shows signs of patching, needs maintenance
Condition of chimney(s): Missing brick(s), Missing mortar, Patched, deteriorated, or cracked chimney crown, Spark arrestor / rain cap missing, Patching or caulking noted, Efflorescence noted on chimney (white powder) indicating excessive moisture. Common in newer construction but should be investigated for possible moisture penetration if it returns after a cleaning.
Inspection was limited by (but not restricted to) the following conditions. Have areas further evaluated or inspected, hidden damage may exist: Sections of the roof could not be seen or examined by the inspector, have a roofer or contractor evaluate these areas
15) Noted cracks, alligatoring, spongy areas in roof. Water noted in attic. Recommend roofing contractor re-roof. All flashings and gutters should also be evaluated and replaced as needed at this time.
Standing water noted in gutters. May be blocked with debris or may not be sloped correctly. Needs repair.
Top gutter downspouts drain to lower roof, should be corrected.
Old wood gutter / trim on top of roof is rotted and deteriorated and needs replacement.
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16) Noted cracks, patching, or other defects in the chimney. Contact chimney contractor or mason for further evaluation, make all repairs as needed.
Chimney not currently in use but it will still leak into the attic.
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17) Ventilation for the roof does not appear adequate and should be increased - this will extend the life of the roof. Add soffit, ridge, and gable vents as needed.
18) One or more gutters / downspouts are loose, not fastened correctly, or detached. Recommend repairing these where necessary.
Gutters are stained at seams, appear they may be leaking. Repair as needed.
19) This roof surface appeared to have two or more layers. The client should be aware that all layers of roofing will need to be removed when this roof surface needs replacing. Removing existing roofing materials will significantly increase the cost of the next roof.
Inspection method for basement: Basement was traversed
Inspection method for crawl space(s): Crawl space(s) at left side not accessible and inspected from hatch only, Crawl space(s) at right side not accessible and inspected from hatch only
Lower level interior: Basement unfinished
Insulation material noted in basement / crawlspace: None noted
Pier or support post material: Wood, Metal
Beam material: Built up wood
Probed areas of main beam and support posts (if made of wood) for rot: No rot or damage noted
Floor framing: Wood joists, 2x6
Visible portions of basement / crawlspace floor: Concrete, Dirt
Interior foundation walls were made of: Stone, Brick
Amount of foundation wall exposed and able to be inspected: Some of the foundation had at least several inches exposed
Water Penetration: Water stains noted on floor, indicating water penetration or leaks at some time, Efflorescence (mineral deposits) on bottoms of walls or on floor indicates excessive moisture around the foundation, Water stains noted on walls, indicates water penetration at some time, Noted items raised up off the floor - may be to avoid water damage, could indicate water penetration at some time
Dampness: Feels damp, Smells damp, Dehumidifier noted but not in use
Floor drains noted in basement / crawlspace: None Noted
Sump pump: None noted
Basement Egress: Through stairway / bulkhead
Location of chimney cleanout door: Interior
Inspection was limited by (but not restricted to) the following conditions. Have areas further evaluated or inspected, hidden damage may exist: Lots of clutter or stored items limits observation in areas, Limited or no access under stairs, could not inspect
20) Electrical wiring is unsupported or inadequately supported in areas. Recommend having a licensed electrician evaluate and repair as necessary.
21) Hand rail or guard rail at stairs not returned to the wall, needs correction for safety. Contact carpenter or appropriate contractor for repair.
22) Deterioration present in foundation. Probable structural concern and the client is advised to hire a structural contractor or engineer to evaluate the integrity of the foundation. You will also need to seal the cracks to prevent water and insect infiltration.
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23) Basement or crawlspace is missing a vapor barrier on the floor. Needs to be added to decrease moisture in the home. Contact ventilation / insulation contractor for installation. Go to http://www.askthebuilder.com/109_High_Quality_Vapor_Retarders.shtml for more info.
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24) No fasteners noted attaching the support post to the main beam, should be added.
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25) Joists in basement are undersized by today's standards. Noted cut joists that need correction. Rotted wood noted in areas that needs repair (under stairs and on the right side basement room).
Other areas of rotted wood may be revealed when the basement is cleaned, lots of stored items and trash here.
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26) Daylight noted through foundation framing or walls, needs repair to keep out water and insects.
27) Possible mold / mildew noted in this area. The source of moisture should be corrected so the area dries out and the mold / mildew should be cleaned and any damaged areas repaired. Contact the appropriate contractor(s) for cleaning and repair.
You will need to use a dehumidifier down here.
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28) Evidence of rodent infiltration is visible in the form of rodent feces, traps and/or poison or burrow holes in insulation. Recommend using traps in the future to prevent rodents from dying in inaccessible areas. The clients may want to consult with a professional exterminator.
29) Basement windows covered with insulation, needs correction.
30) One or more support posts appear to have been added since the original construction, probably due to bounce or sag in the floor above (right side crawl). While it appears that this (probably) home-made repair is working I will note that support posts are normally tied to the beam or framing with metal brackets and sit on a concrete pad made to support the added weight. Have carpenter evaluate, correct as needed.
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31) The bolts and hardware that attach the porch to the house are starting to corrode and need repair.
Unknown if the porch has flashing or joist hangars, add as needed.
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32) Observed water stains in the basement or crawlspace indicating water penetration or a leak at some time. Monitor this area for further water intrusion, make sure soil is graded away from house around the perimeter and that the gutters are properly sized and working correctly. Repair, install, or improve underground footing and/or curtain drains as needed. If area still continues to take on water consider adding a sump pump and/or have a waterproofing contractor evaluate the area and make any needed repairs. Keep stored items off the floor until the area stays dry and any possible water penetration is corrected to prevent water damage.
Any "double-taps" noted on the circuit breakers or bus bar: Yes, contact licensed electrician for evaluation
Are the neutral and ground wires sharing a bus bar or otherwise tied together: No, appears serviceable
Was a minimum of twelve circuits found in the electrical main panel to service the home: Yes
Minimum 30AMP circuit noted for electric dryer: Yes, appears serviceable
Minimum 40AMP circuit noted for electric stove / range: Yes, appears serviceable
Minimum 30AMP circuit noted for electric water heater: Yes, appears serviceable
33) In the electrical panel(s) one or more circuit breakers or bus bars are "double tapped", where 2 or more wires are clamped in a terminal and the connection is only designed for 1 wire. This is a possible safety hazard since wires may loosen and cause arcing, sparking and fires. Recommend having an electrician evaluate, repair as needed.
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34) One or more loose conductors (wires) in electric service panel(s) not connected to an overcurrent protection device (circuit breakers or fuses). This is a safety hazard due to the risk of fire if a bare conductor comes into contact with other components in the panel. A qualified electrician should evaluate and repair as necessary. For example, removing wires that aren't terminated or installing wire nuts (second floor panel).
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35) Exposed or loose electrical wire(s) noted at basement, attic, office area needs to be corrected for safety. Recommend having a licensed electrician evaluate and correct as needed.
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36) Noted extension cords / adapters in use at basement, needs to be corrected for safety. Have electrician replace with permanent wiring or add additional electrical outlets as needed.
37) Noted loose outlets at the office area, needs to be corrected for safety.
38) More light and appropriate light switches need to be added at right side stairway for safety.
39) One or more electrical outlets were dead at the left exterior and appear to need repair. Please note that some outlets may be controlled by a switch that was not found or operated by the inspector. If the outlet was not powered off by the switch it will need to be fixed by a licensed electrician.
40) Noted knob and tube electrical wiring covered with insulation in the attic. The wires were not live when tested with electrical tester, unsure if they are still in use. If still in use these wires could overheat and start a fire. Recommend further evaluation, have electrician make sure the wires are all dead.
Brand or model of hot water heater / tank: GE (2 noted)
Hot water heater date of manufacture: 2002
Estimated Age of Water Heater: Older
Apparent age of water heater based upon: Manufacturers' date code on unit
Energy source: Electricity
Location of shut-off for hot water heater: Switch in an electrical panel
Capacity (in gallons) per label: 40, 50
Temperature - pressure relief valve with extension noted: Yes
After running the hot water for at least 20 minutes, the water temperature was: Hot
Hot water faucets were random tested throughout the house and: Hot water was received at each faucet (first floor), Hot water was not received at each faucet (second floor)
Water temperature: Between 100 and 110 degrees
Hot water heater flue type: No flue pipe noted
41) No hot water noted during the inspection (second floor). It may be shut-off, need adjustment, or need repair. Recommend plumber evaluate and repair as needed.
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42) The estimated useful life for water heaters is 8 to 12 years. These water heaters appear to be at this age or older. Recommend budgeting for a replacement in the near future.
Water supply system has not been inspected but the type of water service is stated by Realtor / real estate listing / owner / client to be: Public ('city water"), but was not verified. This information is considered reliable, however, client should verify all information provided by third parties
Type of waste disposal system has not been inspected but is reported by Realtor / real estate listing / seller / client to be: Public ("city sewer"), but was not verified. This information is considered reliable, however, client should verify all information provided by third parties
Location of water main entry into home: Front of home
Location of Water Meter: Basement
Water entry pipes appear to be made of: Copper
Location of water shut-off valve (main): At water meter
Water treatment equipment noted (not tested or evaluated): None noted at the time of inspection
Interior water supply pipes made of: Copper
Insulation noted on all the plumbing supply pipes: No
Tested functional flow of water by opening multiple fixtures and flushing toilet to stress the system. Noted the following: No decrease in flow
Kitchen sink made of: Stainless Steel
Garbage disposal noted at sink: No
Waste ejectors noted?: No
Waste pipe material: Plastic
Waste pipe location: Front
Waste clean-outs observed?: Yes
Location of laundry area: In or near the kitchen
Turned washer on: Washer did not appear to cycle or work correctly
Washer discharges to: Drain pipe
Age of washer appears to be: Newer to mid-life
Tested dryer: Dryer does not appear to spin or warm up correctly
Dryer powered by: Electric
Dryer vented to: Exterior
Inspection was limited by (but not restricted to) the following conditions. Have areas further evaluated or inspected, hidden damage may exist: Drop ceiling prevents areas of plumbing from being seen, Finished areas block full observation of plumbing, could not fully inspect
43) The clothes dryer was 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. This duct should be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. Most clothes dryer manufacturers specify the use of a rigid or corrugated semi-rigid metal duct. For more information on dryer safety issues, visit: http://www.cpsc.gov/CPSCPUB/PUBS/5022.html
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44) Leaks were noted at the interior plumbing supply pipes, have a licensed plumber evaluate entire system and repair as needed (at meter and near chimney in basement)
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45) Noted improperly hung supply and/or waste pipes. Some pipes are not correctly supported. Have a plumber repair.
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46) Non or poorly insulated water supply pipes were noted. Recommend insulating the pipes. This will A) help prevent any condensation forming on the pipes and decrease resulting moisture B) help keep the pipes from freezing during a cold spell , and C) increase energy efficiency.
47) Open plumbing or vent pipes were noted on the waste system (rear of basement, trap for dehumidifier in basement and in the attic). Have a plumber evaluate the entire system and repair as needed.
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48) Recommend you replace the rubber water supply hoses at the washer with steel braided hoses. Rubber hoses will deteriorate over time and burst under pressure, causing flooding.
49) Dry leaks, corrosion, and / or rust was noted on the plumbing valves, supply, and/or waste pipes. Have licensed plumber evaluate system and repair as needed.
50) Waste pipe(s) do not appear to be sloped correctly, should be pitched down toward main waste line to prevent clogs. Have plumber evaluate and make any repairs as needed.
51) Washer and dryer not operational, needs further evaluation.
52) No water at kitchen sink or at second floor bath, needs further evaluation.
Evidence of a buried oil tank noted: Yes - need to investigate further
Humidifier noted on system?: No
Central Air Conditioning type: None Noted
Individual room air conditioning units observed: Yes, Not operated - temperature at or below 60 degrees in the last 24 hours, operating the unit may cause damage
Age(s) of window / wall air conditioning unit(s): Appears newer to mid-life
53) Noted electric heat with fabric or other flammible material in contact with the heater. This is a fire hazard. Make sure nothing flammible is near or can come in contact with the heating element(s). Correct for safety.
Security system noted: Yes - not tested. Have alarm company test the system
Was a smoke detector noted in each bedroom and hallway: Yes
Were carbon monoxide monitors noted on each floor?: No, add for safety
Age of refrigerator appears to be: Newer to mid-life
Options noted on refrigerator: Ice maker
Operated refrigerator: Refrigerator did not appear to be on or working correctly
Apparent age of range: Newer to mid-life
Type of range: Electric
Operated range: All burners turned on and gave heat
Oven Type: Electric
Oven is: Part of the stove / range unit
Apparent age of oven: Newer to mid-life
Range hood vents: Back into the interior
Operated range hood / vent: Appears to be working
Estimated age of dishwasher: Newer to mid-life
Operated dishwasher: Does not appear to be working correctly
Age of built-in microwave: Newer to mid-life
Operated Microwave: Heated up, appears to be working
Ground Fault Interrupt outlet installed near sink(s) in kitchen: Yes
Kitchen counters appear to be made of: Solid surface (Corian, Soapstone, and the like)
Kitchen floor appears to be made of: Tile
General condition of the interior rooms: Good - floors ceilings and walls mostly in good condition. There may be some small cracks, holes or nail pops that are cosmetic and need repair.
Signs of roof or plumbing leaks in the interior: None noted at the time of inspection
Wall insulation: Unknown, not seen. Add more as needed.
Interior floors consist of: Wood or wood laminate
When floors were bounced on noticed: A normal amount of bounce
Door types: Wood
Types of windows: Double Hung, Wood
Window glazing: Windows are uninsulated glass
Skylights: None noted
Inspection was limited by (but not restricted to) the following conditions. Have areas further evaluated or inspected, hidden damage may exist: Clutter, furniture or stored items prevented access or observation of areas, Drop ceiling blocks observation of areas
55) No carbon monoxide detectors (or detectors of the plug-in variety which may or may not be present upon moving in) noted, make sure there is at least one working detector on each floor before moving into the home. Follow manufacturers instructions as to placement and installation. Go to http://www.epa.gov/iaq/co.html for more info.
56) Counter-balances (holds windows in place) on some windows are not working and need repair for safety. When raised windows could slide down unexpectedly, causing injury.
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57) Hand rail or guard rail at stairs loose, not returned to the wall, needs correction for safety. Contact carpenter or appropriate contractor for repair.
59) Second floor closet missing a light, add as needed.
60) Wood flooring in one or more rooms is worn or damaged. The client may want to have this flooring refinished and/or repaired.
61) Some doors do not open, close, or latch correctly, need adjustment or repair.
62) Paint on window(s) and/or sill(s) peeling and needs repair.
63) Glass in window(s) broken. Recommend replacing glass.
Small cracks in window frames. Repair as needed.
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64) Noted missing or broken locks and / or hardware on the windows, needs replacement or repair.
65) One or more of the windows will not open and needs repair or replacement.
66) Weatherstripping at the window(s) is deteriorated and needs repair / replacement.
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67) Screen(s) missing from windows, correct as needed.
68) Right side door lock missing hardware, needs correction.
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69) The dishwasher, refridgerator and/or freezer was not turned on at the time of inspection, unsure if they work properly.
70) Noted tilt and/or gaps in sections of the floor. Could be caused by a slow settling of the home over time or by an unseen structural defect. Recommend evaluation by a carpenter or structural contractor, repair as needed.
71) Noted peeling paint at conference room wall under window. Tested with moisture meter, dry at time of inspection.
Windows here damaged. Mullion / stile broken.
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72) Security system noted in home, it was not tested and is not part of this inspection report. Contact the alarm company before moving in to test the system (especially smoke and carbon monoxide detectors), repair as needed. Have any codes changed the day you move in.
73) Window(s) older and do not appear to have insulating glass. Upgrading will be a significant expense but will save on heating and cooling costs.
74) Remove this paper before using the microwave oven.
Attic flooring: Most of the attic has flooring, some areas not floored.
Roof framing: Rafters
Roof decking: Planks
Water stains observed in attic: Yes
Water observed in attic: Yes, roof and / or flashings need repair
Observed water stains in the attic in the following areas: Throughout the attic, many areas
Ventilation noted from inside attic: Little soffit-type vents in the walls. Windows, Add more ventilation to the attic to prolong the life of the roof and to decrease the possibility of ice dams in the winter
Whole house fan noted: No
Attic fan noted: No
Insulation material: Fiberglass roll or batt
Insulation location(s): Floor
Vapor barrier or retarder noted: Yes
Approximate insulation R value (will probably vary in areas): Varies from area to area
Any gaps / deterioration / missing pieces found in the insulation: Yes, needs repair
Was enough insulation noted in the attic: No, needs correction
Inspection was limited by (but not restricted to) the following conditions. Have areas further evaluated or inspected, hidden damage may exist: Noted limited access to attic, areas not observed, Insulation obscures areas from observation, Low headroom prevents full access and observation
75) Add hand rail to attic stairs for safety.
76) The attic area needs further evaluation by a mason (chimney), roofer, and a carpenter. Lots of rotted wood here. Leaks and water noted inside attic. Areas of metal roof noted at ceiling area through broken and deteriorated sheathing.
Water was noted leaking through the roof, on the framing or on the surface below the roof. Contact roofer for evaluation and repairs.
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77) Recommend you add more ventilation in the attic. This will a) make the house cooler in summer, b) increase the lifespan of the roof covering, and c) reduce the possibility of ice dams on the roof in the winter. Go to http://www.onthehouse.com/wp/20030929 for more info. Contact roofing contractor for advice, add attic fan, soffit, gable, and / or ridge vent(s) as needed.
78) While the amount of insulation found in the attic may of been sufficient when the home was built most experts now agree that more insulation here would result in added energy savings. The Department of Energy recommends at least R-38 insulation for the attic in this part of the country. Recommend adding more insulation and / or vapor barriers to the area as needed to increase energy efficiency, reduce air flow, block moisture and help prevent ice dams on the roof. Go to www.owenscorning.com for recommendations and advice.
No insulation or weatherstripping is installed on the attic access door. Recommend installing insulation and weatherstripping on door for better energy efficiency and help prevent mold / mildew in the attic.
Insulation / vapor barrier is missing, fallen, damaged, or uneven in areas. Recommend fixing and installing additional insulation where necessary. Block all air gaps between the attic and the living areas for maximum energy efficiency and to help prevent ice dams on the roof and help prevent mold / mildew in the attic.
79) One or more exhaust ducts (e.g. bathroom fan, clothes dryer) in the attic were not insulated. This can result in moisture forming inside the duct or "sweating" on the outside of the duct depending on the surrounding air temperature and the exhaust air temperature. Recommend that a qualified person install insulation on exhaust ducts per standard building practices (typically R-4 rating), or replace uninsulated ducts with insulated ducts.
Wrong type of ventilation duct noted in attic. A smooth metal duct (bath fan) will move more air than a foil duct.
80) Cracked, missing or damaged brick and/or mortar was noted on the chimney in the attic or the basement. Have a mason or chimney contractor evaluate the chimney and make any needed repairs.
Photo 80-1 Photo 80-2
Photo 80-3 Photo 80-4
81) Noted bee or wasp nest(s) in attic. Contact pest control person for removal. Add or repair all screens as needed to prevent entry to attic.
82) Noted gaps or cracks in the attic walls where water may be able to penetrate. Could cause moisture damage. Correct as needed.
83) Water stains noted in the attic. Leaks may be active or previously repaired, no way to tell without observation during a rain. Recommend you have a roofer evaluate for leaks, make any repairs as needed. At a minimum you should go in the attic during a rain to check for any active leaks so they can be repaired promptly.
This inspection report is intended as a general guide to help you make an evaluation as to the overall condition of the home. It is not intended to place a value on the home nor make any representation as to the advisability of purchase. It is not a guarantee or warranty. It is not an insurance policy.
The report reflects the opinion of the inspector(s), based upon visual impressions of conditions that existed at the time of inspection. The inspection is not intended to be technically exhaustive or to imply that every component in the home was inspected. No disassembly of equipment, opening of walls, moving of furniture or stored items was performed or is compulsory by state requirements. Any and all components which were concealed or obscured from observation at the time of inspection (including those concealed by clutter and stored items) are necessarily excluded from the report. I recommend that any systems or components be made accessible and inspected by a professional prior to expiration of the inspection contingency period - hidden damage may exist. Unless noted otherwise the house exterior was inspected from the ground. Only a representative sampling of parts and components (windows, electrical outlets, roof shingles, exterior wall trim and cladding, etc.) were examined and are within the scope of this inspection. Unless noted otherwise roofs and roofing materials may be inspected from the ground with binoculars, from the roof edge when possible, or from windows overlooking the roof.
Environmental hazards are not within the scope of the inspection and are excluded from the report. Hazards not covered or within the scope of the inspection include but are not limited to radon gas, uranium, pesticides, VOC's, arsenic, carbon monoxide, lead and lead paint, buried storage tanks, asbestos, vermiculite, Chinese (sulfur) drywall, urea formaldehyde, and mold. Also excluded from the report are heating system heat exchangers, heat-recovery and energy recovery ventilators, solar heating systems, heating / cooling adequacy or distribution balance, pools, hot tubs, spas, fountains, exterior lighting, water wells (including yield and recovery), zoning ordinances, intercoms, playground equipment, sports courts, elevators, outbuildings (gazebos, barns, sheds, etc.), ponds, wetlands, septic tanks and sewage systems, water treatment equipment, security systems, sprinkler systems (both fire and lawn), bridges (over culverts, streams, ponds, etc.), generators, docks and sea walls, boathouses, greenhouses, invisible fencing, low voltage lighting systems and central vacuum systems. Condo common areas are excluded. This is not an inspection for insects (including wood destroying), rodents birds, or other infestations. Re-inspection or additional testing is not included and will incur an additional fee if needed. No warranty or guaranty of the home or components is implied by Allied Home Inspections. Any comments made regarding excluded components are a courtesy only.
This inspection does not include testing or evaluation of any water well systems. Any above-ground and observable well components that may need repair will be remarked upon in this section as a courtesy. Evaluation by a licensed well contractor is always advised. Water testing is advised on a yearly basis.
This inspection report is not a compliance inspection for any government codes or regulations, nor as a property or land survey. It does not include a search for proper construction permits, certificates of occupancy, or proof of having passed a final inspection from local authorities. The types of water supply (public supply or private well) and waste disposal (public sewer or private septic system) cannot be accurately determined by a home inspection and were not part of your home examination. I recommend you check with your local Town Hall or other source of building records / permits to verify your type of system before purchase.
