This report published on Wednesday, October 4, 2023 9:10:44 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 systems and components observed on the day of the inspection that are significantly deficient or are at the end of their service lives. 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, and an earnest effort was made on your behalf to discover all visible defects - but 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 President 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.
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), Realtor(s)
Was building occupied at the time of inspection: No
Past weather: Rain
Weather conditions at start of inspection: Clear, then some rain, then clear
Overnight temperature prior to inspection (approximate): In the 60's
Approximate temperature at start of inspection: In the 80's
Ground condition: Dry
Main entrance to home faces: Northwest
Real estate listing on internet and/or disclosure documents state build date or age of the home as: 2007
Square footage, as stated by Realtor, buyer, or real estate listing (not confirmed by home inspector): 1659
Type of building, as reported by Realtor and/or client: Condo
Foundation type: Finished basement / garagew
General construction material: Wood
1) Before purchasing a condo it is always a good idea to have your attorney find out A) what components you pay to fix and what the association pays to fix and B) if there are any assessments planned that will cost you money.
Grading at the rear of the home: Flat (drain noted at rear)
Driveway material: Asphalt
Trees, shrubs and plantings need to be cut back or pruned from structure: Plants close to or growing on home need to be cut back
Foundation materials: Poured in place concrete
Amount of foundation wall exposed and able to be inspected: Only a small amount of the foundation was visible and able to be inspected.
Siding / wall covering: Vinyl / plastic
Trim materials (includes eaves, soffits, fascias, window and door trim): Vinyl / plastic
Storm doors noted?: No, add storm doors as needed
Front stoop or porch made of: Concrete
Retaining walls: Blocks
Fences made of: None noted
Deck is made of: None noted
Patio made of: Concrete
Window wells made of: None noted
2) One or more retaining walls higher than 3 feet exists on this property and no guardrail is installed above. This is a safety hazard. Recommend installing adequate guardrails or some other form of protective barrier (dense shrubbery) above all retaining walls higher than 3 feet.
Photo 2-1
3) Noted cracks and deterioration of the stoop and driveway, repair as needed by appropriate contractor.
Photo 3-1 Photo 3-2
4) One or more sections of the siding and/or trim are warped (front entry) and need correction. Have a contractor make the needed repairs.
Siding or trim at exterior goes all the way down to the ground in areas, should be corrected. The house foundation should be exposed in all areas so as not to provide shelter or a pathway indoors for insects.
Photo 4-1 Photo 4-2
5) 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.
6) Need to caulk or seal gaps at trim / siding to prevent air and water penetration to the home.
Photo 6-1 Photo 6-2
7) Hose spigot at garage does not operate, appears to be shut off. Open valve or repair as needed.
8) Underground sprinkler system noted - not operated or included as part of this home inspection. It will need to be winterized (drained) each winter to keep pipes from breaking or cracking. Contact condo association or landscaping company for evaluation, advice and service.
9) Storm doors were not noted on all of the exterior doors - add as needed.
Roof inspection method: Viewed from ground using binoculars
Roof type(s): Gable
Roof covering: Asphalt shingles
Estimated stage of life for roof: Age appears to be mid-life
Roof conditions noted: Roof appears clean, Roofing appears flat and smooth, Fresh color noted (good, not yet faded by age), Square corners noted on roofing shingles (good, not yet eroded or worn)
Roof ventilation seen from exterior: Ridge Vent, Soffit Vents, Gable Vent(s)
Roof penetrations noted and flashings: Plumbing vent pipes
Vent pipe material: Plastic
Gutter & downspout material: Aluminum
Gutters / downspouts discharge to: Pipe buried in ground, could not determine where pipe exits
Number of chimneys: None noted
10) Noted stains on gutters and / or home which may indicate blockage, that the system is not large enough to handle the rainwater, or that the gutters need adjustment to direct rainwater to the downspouts. Have contractor repair as needed. Add kickout flashing as needed to keep water in gutters and downspouts and off the house siding.
11) Noted a gutter downspout from the main or higher roof draining to a lower roof. High volume of water will discharge here, may overwhelm the lower gutters or cause damage to surrounding building materials if it does not drain properly. Need to monitor during a heavy rain, correct as needed.
Grading at driveway directs water away from garage: Yes
Garage Floor: Concrete
Garage walls on the interior made of: Sheetrock, Masonry
Observed overhead in garage: Closed in ceiling
Number of auto doors: 1
Electric openers noted: Yes
Operated garage auto door(s): In working condition
Are garage auto door safety devices installed and working: Yes
Garage windows: None noted
Evidence of water penetration noted: Water stains on floor - need to monitor for water penetration, correct as needed
Inspection was limited by (but not restricted to) the following conditions. Have areas further evaluated or inspected, hidden damage may exist: Areas blocked from view by stored items
12) Noted cracks in the garage floor and walls, repair as needed.
13) Signs of water penetration in the garage exist. Looks like weather stripping at door is worn. Correct as needed.
Inspection method for basement: Basement was traversed
Lower level interior: Basement finished, framing and foundation blocked from view by sheetrock, paneling, carpeting, etc.
Pier or support post material: Not visible
Beam material: Not visible
Floor framing (representative sample measured): Not Visible
Interior foundation walls were made of: Concrete
Amount of foundation wall exposed and able to be inspected: Little or none at all
Water Penetration: None noted. But be advised: it is impossible to predict severity or frequency of water penetration on a one-time visit to a house. Virtually all basements and crawl spaces will exhibit some signs of water or moisture penetration and will leak at some point in time.
Dampness: Not noted
Floor drains noted in basement / crawlspace: None Noted
Sump pump: None noted
Inspection was limited by (but not restricted to) the following conditions. Have areas further evaluated or inspected, hidden damage may exist: Finished areas of basement prevent observation of framing, foundation, plumbing, electric, etc. in areas
Checked electrical outlets that were accessible and not in use and noted the following: No defects noted
Branch wiring observed in main panel: Copper
Probable grounding for the main electrical panel observed: Grounding appears to be through cable buried in soil at exterior
Main panel bonded to grounding system: Yes, appears serviceable
Any "double-taps" noted on the circuit breakers or bus bar in the main electrical panel: No, appears serviceable
Was a minimum of twelve circuits found in the electrical main panel to service the home: Yes
Is the kitchen wired with at least one 20AMP circuit?: Yes, good.
Number of 110 / 120v 15AMP breakers noted in main panel: 7
Number of 110 / 120v 20AMP breakers noted in main panel: 9
Number of 220 / 240v 30AMP breakers noted in main panel: 1
Is each 240v breaker correctly tied together: Yes, appears serviceable
Location of electrical sub panel(s): None noted
14) Wrong type of screws noted on the front cover of the electrical panel(s). Pointed screws should never be used here as they may pierce wiring inside the panel. Have an electrician install the proper screws.
Photo 14-1
15) The electrical meter and/or electrical disconnect switch for the unit is not properly marked, no way to ascertain what equipment services each unit. Contact condo association or electrician for proper labeling and evaluation.
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: Furnace room
Location of Water Meter: Unknown, not visible. Contact condo association for location.
Water entry pipes appear to be made of: Copper
Location of water shut-off valve (main): Furnace room
Water treatment equipment noted (not tested or evaluated): None noted at the time of inspection
Interior water supply pipes made of: CPVC
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: Minimal decrease in flow, appears normal
Ran water at kitchen sink: No leaks noted
Kitchen sink made of: Porcelain
Garbage disposal noted at sink: No
Waste ejectors noted?: No
Waste pipe material: Plastic
Waste clean-outs observed?: Yes
Location of laundry area: In or near bedroom
Turned washer on: Washer advanced through cycles, heard water come in, splash, spin and pump out
Washer discharges to: Drain pipe
Tested dryer: Heard dryer spin and felt it warm up
Dryer powered by: Gas
Dryer vented to: Exterior
Dryer duct material made of: Metal Foil (replace for safety)
Inspection was limited by (but not restricted to) the following conditions. Have areas further evaluated or inspected, hidden damage may exist: The insides of pipes, fixtures, and drains were not observable
17) 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.
Photo 17-1
18) Noted improperly hung water supply pipes. Some pipes are not correctly supported to the walls. Hangars are missing. Repair as needed.
Photo 18-1
19) Washing machine is installed on, adjacent to, or over finished living space and no catch-pan or drain is visible. If there is no drain or pan I recommend having a qualified contractor install a catch pan (and drain, if possible) to prevent water damage to finished interior spaces if the washing machine leaks, overflows or is drained.
20) Noted signs in the home (plunger) that the plumbing waste drain in this area may be prone to clogging. May need repair or maintenance in the future. Recommend monitoring for any clogs, repair as needed.
Compressor / condenser build date (if listed): 2008
Location of compressor: Exterior
Estimated stage of life: Mid-life to older.
Air supplied to furnace / boiler from: Interior
Oil or Gas entry location: Left Side
Fuel leaks noted at time of inspection: No
Location of fuel shut-off: On the gas line
Tags or labels indicating annual servicing of heating system visible: No - find out if owner has any paperwork indicating unit has been serviced and maintained
Heat exchanger / combustion chamber: Heat exchangers / combustion chamber are located inside the unit, obscured from view, not visible to inspect without dismantling unit. Have a heating contractor evaluate, especially if the unit is midlife or older.
Distribution system: Ducts
Location of heating / cooling air filter(s): At basement furnace
Heating filter type and condition (clean or replace at least twice a year): Disposable
Filter Size (as listed on existing filter): 16x25
Flue pipes and joints secure: Yes
Humidifier noted on system?: No
Number of zones noted: Two
Location of thermostats: 1st floor, Master bedroom
Boiler / furnace / air handler came on when thermostat was turned on: Yes
Heat felt in all rooms that have a heat source?: Yes
Heat in use at start of the inspection: No
Tested central cooling system: In use at time of inspection, interior of house was cool
When air conditioning system was turned on the house seemed to cool: Quickly
Individual room air conditioning units observed: No
Inspection was limited by (but not restricted to) the following conditions. Have areas further evaluated or inspected, hidden damage may exist: Heat exchanger for furnace / air handler not accessible or inspected
21) Last service date of this heating system is more than two years ago or is unable to be determined. Recommend asking seller when it was last serviced. If unable to determine or if more than two years ago, recommend that this system be inspected, cleaned, serviced and repaired if necessary by a qualified heating and cooling technician. Recommend that this servicing be made every two years in the future.
22) The gas meter for the unit was not marked, no way to ascertain which meter feeds the condo. Recommend contacting the condo association or the gas company for more information.
Bathroom ventilation noted: Fan that vents to unknown location, cannot determine termination, needs to vent to the exterior. Correct as needed.
Received hot and cold water at sink, shower or bath: Yes
Flushed toilet(s): Working
Number of sinks: One
Sinks attached securely: Yes
Shower / tub surround made of: Tile, Plastic / Fiberglass
Floor: Tile
Ground fault interrupt circuit(s) noted: Yes, tested and working at time of inspection
23) Shower stall leaks, needs repair.
Photo 23-1
24) Leaks were noted at the shower head. Needs adjustment or repair.
Photo 24-1
25) Tub stopper missing or not working correctly, needs correction.
26) The drain connection under the sink is slightly loose, tighten as needed.
Photo 26-1
27) After examination it could not be determined if the bathroom vent exhausts to the exterior. The moist air from the bathroom should always discharge to the exterior of the home and not into the attic, roof soffits, interior rooms, etc. Correct as needed.
Bathroom ventilation noted: Window, Fan that vents to unknown location, cannot determine termination, needs to vent to the exterior. Correct as needed.
Received hot and cold water at sink, shower or bath: Yes
Flushed toilet(s): Working
Number of sinks: One
Sinks attached securely: Yes
Shower / tub surround made of: Plastic / Fiberglass
Floor: Tile
Ground fault interrupt circuit(s) noted: Yes, tested and working at time of inspection
28) Towel bar(s) loose, needs tightening.
29) Tub stopper missing or not working correctly, needs correction.
30) After examination it could not be determined if the bathroom vent exhausts to the exterior. The moist air from the bathroom should always discharge to the exterior of the home and not into the attic, roof soffits, interior rooms, etc. Correct as needed.
Was a smoke detector noted in each bedroom and hallway: Yes
Smoke detectors were tested by: Pushing the test button
Were carbon monoxide detectors noted?: Yes
Operated refrigerator: Appears operational
Type of range: Gas
Operated range: All burners turned on and gave heat
Oven Type: Gas
Oven is: Part of the stove / range unit
Range hood vents: Back into the interior
Operated range hood / vent: Appears to be working
Operated dishwasher: Heard water come in, splash, pump out, appears to be working
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: Granite
Kitchen floor appears to be made of: Wood or wood laminate
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.
Interior walls appear to be made of: Sheetrock
Wall insulation: Unknown, not seen. Add more as needed.
Interior floors consist of: Wood or wood laminate, Wall to wall carpet
When floors were bounced on noticed: A normal amount of bounce
Door types: Wood
Types of windows: Double Hung, Vinyl
Window glazing: Windows appear to be insulated glass
Random tested a sampling of windows and found: Windows open and close under normal pressure
Were "fogged" window(s) noted (leaking seal between glass panes): None noted at the time of inspection. Note that evidence of broken seals may be more or less visible from one day to the next depending on the weather (temperature, humidity, sunlight, etc.), and that windows may have bad seals and not be able to be detected.
Skylights: None noted
31) One or more windows extend to within 18" of the floor and don't appear to be made of tempered glass. Recommend replacing the glass in these windows with tempered glass and installing some sort of protective barrier to prevent children from falling out.
Photo 31-1 Photo 31-2
32) No air gap noted at dishwasher drain. Best practice is for the drain hose to be higher than the drain to prevent possible siphoning of dirty water from the sink trap back into the dishwasher. Needs correction.
33) Noted some lights that did not light when the switch was flipped or some switches where the use could not be ascertained. This is common, the switch may actually control an outlet or some other device not seen by the inspector. Bulbs may be burnt-out. If not, it may need repair.
Interior ceilings, walls, trim, etc. will need some cosmetic work (cracks, nail pops, paint, peeling wallpaper, small holes, missing trim, or the like).
Interiors generally need painting when you move in. Once the paintings or pictures are removed from walls you'll see outlines.
Some small gaps and scratches seen in flooring.
Carpeting in one or more rooms is loose or buckled. Recommend having a qualified carpeting installation contractor re-stretch carpet as necessary.
Some areas of subfloor under carpet loose, attach tightly to floor joists to prevent bounce or squeaks as needed.
34) Ice maker on fridge turned off at time of inspection. Turned on but no ice seen, unknown if it is working or if the fridge is hooked up to a working water supply.
Inspection method: Partially traversed, some access blocked
Attic access: Hatch or scuttle-hole
Attic flooring: No flooring
Roof framing: Trusses
Roof decking: Plywood, OSB / Particleboard
Evidence of rafter spreading noted on roof rafters: No, appears serviceable
Were plumbing vent pipes observed in the attic extending through the roof: Yes
Water stains observed in attic: No
Ventilation noted from inside attic: Ridge Vent, Soffit Vents
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): R38
Any gaps / deterioration / missing pieces found in the insulation: No, appears serviceable
Was enough insulation noted in the attic: Yes
Inspection was limited by (but not restricted to) the following conditions. Have areas further evaluated or inspected, hidden damage may exist: Trusses noted that prevent full access and observation, Lack of flooring in areas, limited access
35) One or more exhaust ducts (bathroom fan) 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 un-insulated ducts with insulated ducts.
Photo 35-1
36) Looks like the roofer missed the attic roof joists a few times when attaching the plywood to the joists, repair as needed.
Photo 36-1
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 this 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 inspection are heating system heat exchangers, humidifiers, heat-recovery and energy recovery ventilators, solar heating systems, heating / cooling adequacy or distribution balance, pools and related equipment, hot tubs, steam showers and saunas, spas, fountains, high-tension towers and power lines, exterior lighting, water wells (including yield and recovery), zoning ordinances, intercoms, playground equipment, sports courts, elevators, outbuildings (gazebos, barns, sheds, cabanas, storage buildings, etc.), ponds, wetlands, septic tanks and sewage systems, water treatment equipment, security systems, heated driveways, sprinkler systems (both fire and lawn), bridges (over culverts, streams, ponds, etc.), generators and related accessories, docks and sea walls, boathouses, greenhouses, invisible fencing, electric gates, low voltage lighting systems, wine cellar fans / refrigeration and associated apparatus, trash compactors, and central vacuum systems. Condo common areas are excluded. This is not an inspection for insects (including wood destroying), rodents birds, or other infestations. Damage may exist to the home inside of walls and finished areas that was inaccessible to the inspector and not visible at time of inspection. Re-inspection or additional testing is not included and will incur an additional fee if needed. If operated components / appliances are energized by using normal operating controls to activate the primary function only. No warranty or guaranty of the home or components is implied by Allied Home Inspections LLC. Any comments made regarding excluded components are as a courtesy only - they should be evaluated by a qualified professional.
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 before purchasing a home and 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.
Allied Home Inspections LLC 2016 CT License #HOI445 NY License #16000012630
