This report published on Thursday, November 4, 2021 11:35:19 AM EDT
NOTICE TO THIRD PARTIES: This Report is the exclusive property of Covered Bridge Professional Home Inspections, LLC and the Client(s) listed above and is not transferable to any third parties or subsequent buyers.Our inspection and this Report have been performed with a written contract agreement that limits its scope and usefulness. Unauthorized recipients are therefore advised not to rely upon this Report, but rather to retain the services of an appropriately qualified home inspector of their choice to provide them with their own inspection and report.
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
Safety concern needs to be corrected, icon is reserved for more immediate issues
Evaluate
Further review and or evaluation by a specialist prior to the end of the inspection contingency
Repair/Replace
Repair or replacement needed
Repair/Maintain
Repair or maintenance needed
Minor Defect
Correction likely minor expense or repair
Maintain
Requires on - going maintenance
Energy / Cost Savings
Energy and / or cost savings option
Monitor
Monitor now and in future
Adequate
Appears adequate / satisfactory (capable of function will show normal wear)
Comment
For your information / Inspector's recommendation
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 inspection: Client(s), Realtor(s), Family member(s)
Client present at end?: Yes
Occupied: No, but furnishings and stored items are present
Weather conditions: Cloudy, Recent rain
Temperature: Cool, 58
Ground condition: Damp
Front of building faces: East
Main entrance faces: East
Items absent to inspect: Crawlspace
Foundation type: Finished basement
The following items are excluded from this inspection: Security system, Sound system, Outbuildings, Washer & Dryer (if present), Low voltage wiring cable / phone etc., Private and Public sewage disposal systems, Fire suppression
1) The purpose of a home inspection is to identify major visually observable defects that are present at the time of the inspection and to provide information regarding the condition of the home's systems and components. The inspection is non-invasive. The inspection is intended to provide information that can be used to prevent further deterioration of the property and increase the safety of the home by recommendations of the inspector. Whenever such conditions exist it is recommended that a qualified contractor be consulted for any necessary repairs.
Any recommendation made for further evaluation or repair/replace action (icons or text ) by a specialist should be investigated prior to the close of the transaction so that the client possesses a clear understanding of the magnitude of the condition, repair options, and repair costs.
The inspection is limited to readily accessible areas of the property. The inspection shall not be considered a code compliance inspection. We are generalists, not specialists holding licenses of each discipline needed to construct a home. The inspection is a snapshot in time of the home's condition on the day of inspection. The inspection and report shall not be construed to constitute a home warranty, insurance policy, or guarantee of any kind.
The inspection is supplemental to the Sellers property information (SPIR) report, where all known defects are supposed to be fully disclosed and documented by the seller.
2) We encourage all clients to educate themselves about radon gas and its effects. If elevated levels are detected, changes can be made to mitigate the issue. Radon content can be reduced dramatically by a mitigation professional for a reasonable cost. Better air quality in the home and less moisture in the basement are additional benefits of a mitigated home. A home with an existing mitigation system should be considered an asset, not a liability. We have considerable experience and we are certified in radon measurement. By phone or email, we can help you with questions and turn you in the right direction. Radon Protocols, Buyer's and Seller's Guide: https://www.epa.gov/sites/production/files/2015-05/documents/hmbuygud.pdf
Whether or not a radon test was conducted by CBPHI we recommend clients consider long term testing (+90 days). Typically 48 hours tests are conducted for real estate transactions (due to time constraints), an accepted method per EPA protocol. However, this is a small snapshot in time.
The State of VT has a free test kit program.
Photo 2-1 Professional radon monitor deployed, results in 48 hours. Report sent by PDF after retrieval.
3) We do not inspect or test for mold, mildew, or any potential environmental hazards. If moisture intrusion concerns are included in the report then the client should investigate the potential for mold. Mold can develop within 48 hours under the right conditions. We note any patent mold-like substances that are found. The home inspection is limited to visual, non-intrusive methods of observation. Water-stained areas, even if dry, can indicate hidden damage and contain a mildew-like substance behind finished walls, ceilings, or other areas. If mold is found in any area of the home, the source of the moisture should be found and repairs made by a qualified contractor. We recommend professional evaluation/clean up if needed on large areas other than common household mold / mildews.
4) Recommended client consultation with owners regarding obtaining any building permits that may apply to the home. This is outside the scope of the home inspection.
5) CBPHI doesn't conduct WDI / WDO inspections (wood-destroying insects and organisms). However, any visible deteriorated wood will be reported (probing or investigation inside walls/soils / etc. is not included). We will point out any patent (visible to anyone) WDI /WDO if found / visible. If clients want a licensed WDI inspection we recommend a pest control professional evaluate the home in addition to the home inspection.
7) We do not inspect or investigate for recalls on product defects of any kind. For more recall information, see the following link: https://www.cpsc.gov/Recalls
8) CBPHI does NOT inspect private or public wastewater systems. We feel this is best left to the proper knowledge and tools of qualified septic professionals who are best equipped to provide an analysis of the system. Private Septic Systems: We highly recommend a septic inspection by an expert contractor, inspector, or engineer, preferably one with a scope and camera. We also recommend pumping every three years or fewer in accordance with the advice of a septic professional and the usage of the septic system.
9) Note: This is only a courtesy comment. The inspection does not include evaluation for animal infestation or waste. We will point out any patent evidence of pests found in the course of the inspection. Evidence of rodent presence was found in one or more areas, including the basement. We recommend following guidelines in the CDC's "Clean Up, Trap Up, Seal Up" article for eradicating rodents, cleaning up their waste and nesting materials, and preventing future infestations. More information: http://www.cdc.gov/hantavirus/hps/prevention.html
Recommended evaluation for animal exclusion and clean up from a licensed pest control company as needed.
Photo 9-1 Mousetrap in the boiler room. The home appeared to be maintained by a professional, perhaps for the entire complex. Photo 9-2 Traps/bait stations noted at the exterior.
10) Congratulations! This is a Residential Energy Building Standards (REBS) rated home that will save fuel costs for many years and reduce its carbon footprint. Information is on the electric panel and/or mechanical room signifying this achievement. http://publicservice.vermont.gov/energy_efficiency/rbes
Photo 10-1 Energy certificate REBS is at the panel in the boiler room. Photo 10-2 Congratulations it is an Energy Star Rated home.
11) Furniture and/or stored items obscured some closets, wall, floor, and/or ceiling surfaces, prohibiting some areas from a full evaluation. Recommended review of these areas at the final walk-through for possible defects the inspector was unable to observe.
Photo 11-1
12) This home inspection meets or exceeds both Vermont's and New Hampshire's Standards of Practice (SOP) and Codes of Ethics (COE). S.O.P's and COE's are provided to the clients prior to the inspection in the initial email confirming the inspection time and date. They are referenced in our agreement and also at the links below. We HIGHLY RECOMMEND the client review your appropriate state's document for a full understanding of the limitations of a home inspection, what is included in one, and what does not fall within our liability. Feel free to call us with any questions you have.
As home inspectors, we are not licensed to provide structural integrity and design evaluation of the property. We have licensed VT & NH Home Inspectors who are trained generalists. Our intent is to point out any major items of concern for possible evaluation and repair by a specialist.
Think of us as a general practitioner, we have training and knowledge of each area of discipline needed to build a home or building. We are not experts in each field holding those licenses, (aka electrician, heating contractor, etc.). When we identify an issue we will refer you to that particular specialist / professional for further review/repairs.
We do have a working knowledge of code, however, the inspection IS NOT code compliance inspection, which is out of the scope of this inspection. Home/building inspectors are not code enforcers and have no authority. Consult local and or state Authorities with Jurisdiction for more information.
We highly recommend all clients hire a structural engineer and or architect in addition to our inspection for a professional/licensed evaluation of the property if major renovations and/or modifications are planned.
13) This report is confidential. It is prepared for the client's own information and should not be relied upon by any other party. "Client" refers to the person(s) named at the beginning of the report who signed the contract. All other persons are warned to not rely upon the information in the report.
The inspector is not liable for any third-party claims arising from the unauthorized distribution of the inspection report. The client may choose to distribute copies of the inspection report to the seller and the real estate agent directly involved in the transaction, although these parties are not the intended beneficiaries of this report. The report is not to be re-sold or given to other potential buyers. Covered Bridge Professional Home Inspections LLC retains ownership of the report.
14) This was a relatively well-maintained townhouse condominium.
The most significant concerns were: balconies repairs, minor electrical, vegetation, roof shingle repair, aging hot water tank, missing sediment trap at the boiler, past plumbing leaks/ ceiling repairs.
Safety, preventive maintenance, and thermal recommendations rounded out this report.
15) Hi folks, We normally get a chance to talk with clients on-site about our inspection process, you were not able to attend, completely understandable. What I would have discussed is our reporting/inspection process is very detailed. Don't be shocked by the number of items, this is typical of our process.
Many additional photos likely have been added to give you a better "visual" experience from not being able to attend. Our overall opinion is in the "Overview " section. Please take your time to read over the report in its entirety and call or email with any questions you might have and we will follow up with you.
The electronic report is best supported verbally to ensure proper conveyance of the report findings. We are requesting the opportunity to go over the entire report (if that is what's needed) with you if, at all possible, it's very important to us and the overall process of the inspection. Please give us a call to set up a review time so we can converse and go over any questions you might have.
16) Many hyperlinks are included in the report to assist the client(s) and to better describe certain items. We have a large illustration library (like the one below), how-to videos, and safety items in these links. It is best to review our reports online to gain the full benefit of the inspection process. The report is detailed by design.
Please visit our website and or Facebook page for many useful items including maintenance tips etc. We enjoy a large referral and repeat customer base over 15 years of business. We certainly hope you have found your inspection service valuable if so we would be grateful if you continue to help us build our base by leaving us a review in the links below.
Photo 16-1 Thank you from our home inspector team, Steve, Barry, AJ & Chicky.
17) A separate "summary report" is at the end of the PDF file sent to you. It is highly recommended the client (and other parties granted permission by the clients) review the long version of this document in its entirety. The full benefit of this report will not be gained by looking at the summary report only. Some items may be left off the summary report as it is driven by the icons in the report. We employ our best judgment when selecting icons that indicate the severity of the item, your opinion may be different than ours. They are just a guide, not a replacement for the text described in the report. Please read the full document to ensure all intended information is gained. This report has a lot of detail including small items, it's not a quick read. This is typical of our inspection process. The volume of data is not intended to overwhelm you but to fully inform you. We include thermal improvements/cost saving suggestions inside each report as well if needed.
Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items, or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents, and windows are often high off the ground and maybe viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement. Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sports courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; seawalls, docks, and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only. Inspection is limited to the visual /accessible areas of the home/building. Whenever decay is noted it should be evaluated by a qualified contractor for further potential structural damage that is not visible to the inspector.
Footing material: Not visible
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Wood shingle, Vertical wood
Driveway material: Asphalt
Sidewalk material: Stone
Exterior door material: Solid core wood, Glass panel
Window type: Double panes, Casement, Awning
18) One or more areas of balconies and or railing repairs are needed. Recommend review and repairs as needed by a qualified contractor. Please see photos.
Recommend all decks/balconies be reviewed annually for, pier movement, levelness, separation, loose railings/handrails, decay, etc. and repaired as needed by a qualified contractor. Deck safety, http://www.safestronghome.com/resources/video-hsc-deck.asp
Photo 18-1 Missing baluster noted. This is a safety concern. Photo 18-2 Balcony railings were decayed in one or more areas, recommend a qualified contractor evaluate and repair/replace as needed.
Photo 18-3 Cracked blocking at one or more balcony bolts. Recommend review/repair as necessary by a qualified contractor. Photo 18-4 Large eave design is helping to protect the deck area components below, a good design.
Photo 18-5 Photo 18-6
19) Recommend clients ask/review exterior items found in the report with the condo association. maintenance team and or owners, typically these items are managed and repaired by the condo's maintenance team. Scheduled repairs maybe already planned.
20) One or more light fixtures are loose/missing or installed in a substandard way. A qualified contractor or electrician should evaluate and make repairs as necessary so light fixtures/wiring are installed in accordance with the manufacturer's installation instructions.
Photo 20-1 Missing fixtures noted at back basement bedroom overhang. Photo 20-2 Loose low voltage equipment here as well.
21) 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.
Photo 21-1 Back of the home. Minor cost/ repair.
22) Double pane windows in the home appeared to be in satisfactory condition overall.
Seals between one double-pane glass in one or more windows appear to have failed based on condensation or stains between the panes of glass. A qualified contractor should repair/replace glass where necessary.
The client(s) should be aware that evidence of broken seals may be more or less visible from one day to the next depending on the temperature, humidity, sunlight, etc. Windows or glass doors other than those that the inspector identified may also have failed seals and need glass replaced too. Please see photo.
Photo 22-1 Living room fixed window location of gas seal failure. Photo 22-2 Good quality windows and conditions elsewhere.
Photo 22-3 Photo 22-4
23) Vegetation such as trees, shrubs, and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood-destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one-foot clearance between it and the structure's exterior.
Trees are overhanging roofs and are within 10 feet of the roof vertically. Trees should be pruned so they are at least 10 feet above the roof, or don't overhang the roof.
Photo 23-1 Trees were in contact with roof. Photo 23-2 Shrubs were in contact with home.
24) The foundation was covered by a stone veneer. A full evaluation of the foundation from the exterior was not possible.
Photo 24-1 Steel lintels at windows appeared adequate. Photo 24-2
25) Overall the exterior finish was adequate however, some areas are peeling. A qualified contractor should repair, prep (pressure wash, scrape, sand, prime caulk, etc.), and repaint or re-stain areas as needed and as per standard building practices.
Photo 25-1 Some peeling was noted in trim areas. Normal maintenance should be applied. Photo 25-2
Photo 25-3 The faux stone veneer was in good condition. Photo 25-4
26) Soffit, fascia, and eave areas appeared to be in satisfactory condition. Recommend annual review and maintenance as/if needed.
Photo 26-1
27) Maintaining subsurface drainpipe areas (condo maintenance team) will help keep the water table around the home lower, if it becomes plugged, the water table could rise and cause basement water and or moisture when there was none before. Image of a footing drain / grading:http://coveredbridgeprofessionalhomeinspections.com/blog/wp-content/uploads/2019/02/1885.jpg
http://coveredbridgeprofessionalhomeinspections.com/blog/wp-content/uploads/2019/02/1887.jpg Recommend viewing the home or building during a significant rainstorm. Walking around the home 360 degrees to observe where roof runoff water is being placed. If water is running or pooling at or near the building, appropriate diversionary tactics should be taken. Water is the number one enemy of a structure and can cause significant damage if left unattended. Once shedding from the roof surface water should continue to shed away from the home. This is the most important maintenance tip we can give in this report if anything is learned we hope it is this. See possible water intrusion areas below, not all homes are expected to have items noted in the image.
The perimeter grading appeared adequate but flat in some areas. This can result in water accumulating around the structure's foundation. Accumulated water is a conducive condition to wood destroying insects and organisms. Recommend grading soil as needed in the future so it slopes down and away from the structure.
28) Standard recommendation : Recommend client consult qualified pest control contractor for carpenter ant evaluation (WDI) as good preventive maintenance.
Recommend annual treatment by a professional. If we see patent evidence of carpenter ants it will be noted in the report. Ants can go undetected out of eyesight. Wood Destroying Insects (WDI) inspection is beyond the scope of this inspection.
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Roof material manufacturer specifications or installation instructions compliance are not included in the inspection. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts, and extensions performed adequately or were leak-free.
Roof inspection method: Viewed via camera pole extension
Roof type: Hipped
Roof covering: Architectural asphalt fiberglass composition shingles, metal
Estimated age of roof: Original construction
Roof ventilation: None visible at exterior.
33) The roof appeared to be in satisfactory condition overall with some areas needing repairs. Recommend a qualified roofer review and repair as needed.
See photos for more information.
Photo 33-1 Loose shingle sitting on the lower roof in front. Recommend repair as necessary by a qualified contractor. Photo 33-2 Repairs were noted at ridge caps. Mountain climate, roofs should be reviewed annually and repaired if needed.
35) Flashing appeared to be in satisfactory condition in areas that were visible. Recommend annual review and repairs if needed, preventive maintenance.
36) Because of the roof covering type, weather conditions, and/or the configuration of the roof, the inspector was unable to traverse the roof safely or without possible damage to the surface. The Inspector and wasn't able to fully evaluate the entire roof. The method of the inspection was the use of binoculars, view from eaves, windows, and or camera pole extensions.
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access (a letter is sent to all parties requesting full and complete access if at all possible, prior to all inspections); areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind, and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing. The minimum size opening should be 22"x30" for the inspector or others to access per standards.
Inspection method: Viewed from hatch, access limited due to low height or no walk way.
Restrictions limiting the inspection: Yes
Roof structure type: No access, could not evaluate
Ceiling structure: Joists
Insulation material: Cellulose loose fill
Insulation depth: No access, not visible
Estimated R- Value: R-50, Per certificate
Vapor barrier: Plastic
Ventilation: No access, could not evaluate
37) Sloped ceilings in some areas of the home, no attic access in these areas. Attic/roof structure appeared adequate from the inside of the home (ceiling areas) and at the roof's ridgeline outside. Uncertain of structural components used, insulation values, vapor barrier, and ventilation performance. These areas were not visible to the inspector and are excluded from this inspection. For an illustration of a typical vaulted ceiling structure (there are several different types/configurations) please see: https://res.cloudinary.com/internachi/image/upload/f_auto,q_auto:best/gallery-images/insulation_and_energy/general/roof-ventilation-vaulted-ceilings.jpg
Photo 37-1 Great room Photo 37-2
38) The attic access waslimited due to the low headroom/ductwork. The inspector was unable to fully evaluate the attic, non-visible areas are excluded from this inspection. The inspection was done from the hatch area via camera. Attic/roof structure appeared adequate from what could be seen inside and at the roof's ridgeline outside.
Photo 38-1 Photo 38-2
39) Insulation levels and conditions appeared adequate.
Photo 39-1 Some fiberglass noted. Photo 39-2 Roof structure was packed with loose fill in a plastic vapor barrier. R-50 per energy certificate.
40) Attic/roof structure appeared adequate on the day of inspection form what was visible. Monitor, maintain as needed in the future.
Photo 40-1 Structure was not fully visible/evaluated due to low headroom/insulation. What was visible and the roof ridglines appeared adequate. Photo 40-2 Ventilation was not visible/evaluated due to low heights/insulation.
Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; Any low voltage wiring such as phones, pet fences, Cat 5, coaxial cables, low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle but instead tests a representative number of them per various standards of practice. When furnishings, stored items, or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110-volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The power source and placement of smoke and carbon monoxide alarms is not determined as part of this inspection, see VT or NH standards for more information. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan smokes should be replaced every 10 years, CO's every 5 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service amperage (amps): 200
Service voltage (volts): 120/240
Meter location: At meter bank
Location of main service switch: At meter outside.
Location of subpanel: Basement
Location of main disconnect: At Meter
Service entrance conductor material: Multi - Strand Aluminum
System ground: Ground rod(s) in soil
Main disconnect rating (amps): 200
Branch circuit wiring type: Romex, three wire, copper
41) Cover plates are cracked in one or more areas, recommend covers be replaced as needed by a qualified electrician.
Photo 41-1 Photo 41-2
42) Panel(s) appeared in satisfactory overall condition.
Some recommendations made. Please see photos.
Photo 42-1 Basement panels. Photo 42-2 Left hand panel.
Photo 42-3 One or more over-current protection devices (circuit breakers) are "double tapped", where 2 or more wires are clamped in a terminal designed for only one wire. This is a safety concern since the bolt or screw may tighten securely against one wire, but leave others loose. Very common items found during home inspections. A qualified electrician should evaluate and repair as necessary.
Photo 42-4 Recommend review of wire gauge sizes by a qualified contractor. Possible oversized wire noted at double tapped breaker.
Photo 42-5 Right hand panel. Photo 42-6 200 amp Main service disconnect at meter bank on the front of the home.
44) Recommend receptacle safety covers for folks who will have young curious children in the home. For more information please visit: www.safetycaps.com
Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains; condition of anode rod; operation of any safety devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
Estimated age: Original/2006
Type: Indirect fired off boiler / coil in tank
Energy source: Propane
Capacity (in gallons): 80
Manufacturer: Super Stor
Serial#: (21)126M29111
Water temperature: 120
TPRV safety device installed: Yes
TPRV drained properly?: Yes
45) The estimated useful life for most water heaters is 8 to 15 years. This water heater appears to be at this age or older and rusty and may need replacing at any time. Recommend budgeting for a replacement in the near future.
Photo 45-1 15 year old Superstor indirect fired hot water tank. Photo 45-2 Some rust/corrosion was noted at the base and other areas of the tank.
46) Recommend maintaining the water so the temperature doesn't exceed 120 degrees. For best results, the water temperature should be 140 degrees coming from the tank with a mixing valve reducing to 120 degrees to the faucets. They will help reduce the chances of possible legionnaires disease. All newly installed hot water systems are required to have this feature present.
49) The estimated useful life for most water tank heaters is 8 to 15 years. Dependent on water quality, maintenance/environment some may last much longer.
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not analyze flue gas or conduct carbon monoxide testing, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens, and living/dining rooms). Oil/kerosene tank inspection is limited to the visual/accessible areas. Tanks can rust from the inside out, which is not visible, the age of oil tanks is not determined. Recommend an initial baseline evaluation of tanks and all related equipment by the fuel supplier, and annual inspections while servicing the heating equipment. VT requires a tank inspection by the fuel supplier for new customers.
Estimated age: 2015
Primary heat system type: Baseboard FHW, Radiant FHW
Secondary heat source(s): LP gas fireplace insert
Primary heating system energy source: Propane gas
Primary A/C energy source: Electricity
Primary Air conditioning type: Split system
Distribution system: Copper, Pex tubing
Manufacturer: NTI
Serial#: 73558
50) The boiler heating system was providing heat to all intended areas on the day of inspection.
No drip leg is installed on the furnace or boiler gas supply line. Drip legs are intended to trap oil, scale, water condensation and/or debris from the gas supply lines before they reach and damage the furnace or boiler components. A qualified contractor should install a drip leg as per standard building practices.
No condensate line to discharge condensate from the heating system to the drain noted. Recommend drain line and or condensate pump installation as needed by a qualified heating contractor to properly dispose of the condensate and avoid unwanted moisture. The above is the proper way to dispose of condensate.
However, condensate drains on the floor into what looks like a subsurface drain in the slab. This likely is adequate, improve with direct condensate lines to the drain as/if needed. If installing lines, it could present a trip hazard.
The last service date of this system appears to be more than one year ago, or the inspector was unable to determine the last service date. A qualified heating contractor should fully inspect, clean, service this system and all related equipment, and make repairs as /if necessary. For safety /efficiency reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future.https://www.energystar.gov/index.cfm?c=heat_cool.pr_maintenance
Additional thermostatic sensoring was installed/noted by owner. Likely through the security system. Recommend asking owner about the nature of the sensors and best practices/operation.
Photo 50-1 Photo 50-2
Photo 50-3 6 year old NTI high efficiency gas boiler. Photo 50-4
Photo 50-5 No visible drip leg noted at gas supply line to the boiler.
51) The outdoor air temperature was below 65 degrees Fahrenheit during the inspection. Because of this, the inspector was unable to operate and fully evaluate the cooling system. This is the industry standard used as not to damage the equipment. Consult owners and or a cooling contractor about the AC systems operation prior to the end of the inspection contingency to ensure operation.
Recommend maintenance per manufacturer's instructions.
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.
Recommend cover / and or protection for outside AC units in winter months. Preventive maintenance.
Photo 51-1 Interior air handlers. Installed three years ago per owner. Photo 51-2 Outdoor condensers Age:2012/2020
Photo 51-3 Insulation at refrigerant lines was deteriorated.
52) The method of inspection for radiant floor heat was to view outgoing and return heating lines at the manifolds for temperature rise on each side when activating the thermostats. We do not wait for the floor surfaces to heat up as this can take several hours. Radiant heat was operational on the day of inspection. When using radiant heat it is best to find a temperature that meets the client's comfort levels and leave it set there. Radiant heat is a nice form of heat that heats floor mass but does not heat up or cool down as quickly as traditional baseboard or furnace heat.
Photo 52-1 Radiant heat was operational at time of inspection. Photo 52-2
53) The gas meter location appeared to be satisfactory on the day of inspection.
Photo 53-1 Side of the home.
54) Estimated life expectancies for typical heating systems are:
Boiler - 20-30 +- years Furnace - 20-25 +- years Space-heaters - 20+- years Pellet stoves - 10- 15 +-
Note: Many variables dictate the life span of equipment, such as; quality of the equipment; maintenance practices, water quality, proper installations, the environment in which the device is in are a few.
55) No date was noted for the last service of the unit. For safety /efficiency reasons, and because this heating system is fueled by gas or oil, servicing should be performed annually per the manufacturer's instructions in the future. For more information visit: https://www.energystar.gov/index.cfm?c=heat_cool.pr_maintenance
We recommend a thorough evaluation of all HVAC equipment by a qualified heating, cooling, and ventilation specialists who the clients will be using for the home. This includes performance-based evaluation, repair of defects, maintenance, exhaust systems, etc. Regardless of what our inspections of the systems reveal. Our inspection is only supplemental to a licensed professional's review, evaluation, and advisement. Heating, cooling, and ventilation contractors provide more specialized perspectives on equipment, design, adequacy of systems, diagnostic tools, etc.
While one company may report that a system is in healthy condition, another may argue for major repairs. There are large inconsistencies in these fields of service. Design, adequacy, analytics, code compliance, and other particulars fall outside the generalist scope of the home inspection, per VT & NH's standards of practice.
We are trained generalists in these areas. We activate thermostats and review areas to inspect for heat, cooling, and or ventilation. We advise specialist services when we note evident defects or inoperable areas.
56) Home has digital set back thermostats. Fuel cost savings can be realized if used, some studies suggest an annual savings of $2-300 per year if used properly.
Photo 56-1 Baseboard thermosats in the interior rooms. Photo 56-2 Radiant heat thermostats in the boiler room.
Limitations: The following items are not included in this inspection: private/shared wells and related equipment; any part of a private sewage disposal system; main, side and lateral sewer lines; gray water systems; trap primers; incinerating or composting toilets; hot tubs or spas; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized and does not determine the existence or condition of underground fuel tanks. A camera inspection of the main sewer line is not performed, recommend this be done by a qualified contractor if there are any concerns, lines are old or have many trees around it.
Water pressure: 40 psi+-
Water Service: Public water source
Main water shut off location: In basement at pressure tank
Location of water meter: In basement
Location of main fuel shut offs: At LP gas tank outside
Service pipe material: Not visible
Supply pipe material: Copper, Pex tubing
Vent pipe material: Plastic
Location: Roof top
Drain pipe material: Plastic
Waste pipe material: Plastic
Location: Basement
Dryer Duct Type: Corrugated metal
57) Neither the clothes washer nor dryer (if present) was operated or evaluated. They are excluded from this inspection per VT / NH & ASHI Standards of Practice. The machines are not moved to inspect behind them. The client may wish to operate these devices prior to the final walkthrough to ensure operation if they convey with the home.
59) Dryer ducts should be cleaned annually, or more often if necessary in the future. See link for maintenance:https://www.facebook.com/coveredbridgeinspections/posts/1430958000415662?__xts__[0]=68.ARC0FHZwy6qwxNMKYgyIKiWyVLl_eXdDstTMjRkoJtVNFPUQ8bZ7LKQojIuPGoRApwrslU0LOjxahz_CGcS6ceHB49-22FCgXkH0Vb2RcRlTHJo9ztcqJPCqyjdNtsY9tOgTqbajZoU-EqrDYZnPlxaFso75CKENzFN_ZHL2z0oBVOGtWOGm4e56a6OWnDySbtSSevYgnZizEZDrPziDG3ShZfnZUIzu7Rr-xX2izp7duJvQ2KoEWWoFxwbO3EDe-v4CUdisS-AD5LLpgFWV2ycQTs2K6EEKm3tp3AvwQwdsrE0aXMt7_EFqmLRUXd6YQ8mpfp07tJl8DSaJyR-1Lm4cSQ&__tn__=-R
Photo 59-1 Some lint noted at dryer vent cap.
60) The inspector performed a "functional flow test" during the inspection, where multiple fixtures are run simultaneously and found there to be adequate flow. For example, the shower flow did not decrease significantly when the toilet was flushed. At the same time, a functional drainage test is performed and no slow drains were found unless noted herein. Long term drainage is not performed.
Limitations: Structural components such as joists and beams, and other components such as piping, wiring, and/or ducting that are obscured by under-floor insulation are also excluded from this inspection. Note that the inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning, or spacing. If there are any questions about the structure the clients should consult a structural engineer to evaluate, to concur, or to contest our findings. The inspector does not guarantee or warrant that water will not accumulate in the basement in the future. Access to the basement during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so. The inspector does not determine the adequacy of the basement floor or stairwell drains, or determine if such drains are clear or clogged. Note that all basement areas should be checked periodically for water intrusion, plumbing leaks, and pest activity. We do not inspect for mold-like substances, we cannot see behind finished basement walls. Hidden defects and mold/mildew could be present. If the client has any concerns about possible basement mold we strongly recommend they have the area tested by a qualified mold company.
Insulation material underneath floor above: Not visible
Pier or support post material: Not visible
Beam material: Laminated wood LVL
Floor structure above: Engineered wood joists
62) The basement area had completely or partially finished walls and or ceilings. Foundation walls, some structural areas could not be accessed, preventing a full evaluation of the area. Inspection is non-intrusive. The basement support structure appeared adequate the day of inspection, in areas that were visible. Monitor, maintain as needed in the future.
Photo 62-3 LVL beam noted in the boiler room. Photo 62-4 Engineered wood joists noted in the boiler room.
63) Recommend the use of a low-temperature Energy Star rated dehumidifier in areas below grade as needed to reduce moisture content and the possibility of mildew /mold growth. Preventive maintenance, if no water accumulates in the dehumidifier then it may not be needed. If water is present it's needed, particularly in summer months when heat and humidity are their highest levels of the year. Older homes can be without exterior damp proofing and drainage. Mold growth can develop within 48 hours under the right circumstances.
64) Note for buyers purchasing a home with a basement: Please be aware that basements are space located below grade and cannot be assumed to be waterproof, even if it is currently performing and there are no leaks visibly present. Think of your basement as a concrete or masonry boat. Soil surrounding your basement is always going to be moist and during heavy rain events or thaw more wet than usual. Basement walls are always subject to moisture trying to get in. Often this water is handled by a sump pump (similar to a boat bilge pump) which needs to be kept in operational condition. We also recommend a battery backup sump pump as one of the first things to go out in a storm is electricity. Other times water may find a new defect (all foundation walls and floors have defects) to enter your basement. Keeping a basement water resistant is an ongoing effort as water is always trying to locate a new way in, and as a basement owner, this must be understood.
65) No visible water intrusion noted on the day of inspection. However, the client(s) should review any disclosure statements available about any past accumulation of water in the basement. The basement should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, a qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in the basement include:
Repairing, installing, or improving rain run-off systems (gutters, downspouts, and extensions or drain lines)
Improving perimeter grading
Repairing, installing, or improving underground footing and/or curtain drains
Finished basement walls are present, we cannot see behind these walls. Potential for mold-like substances and hidden defects are present even though no evidence of mold was found on the day of inspection. Inspection is limited to readily accessible areas of the home. If there are any concerns for basement mold we recommend the clients have a qualified mold professional test and advise.
Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues, except where visible. Per ASHI and or NH's Standards of Practice Inspector are not required to inspect interiors of flues. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood-burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
Fireplace type: Metal prefabricated
Chimney type: Masonry with metal liner
67) LP gas stove and or fireplace was operational the day of inspection. Recommend servicing/maintaining gas fireplace(s) and or stove(s) per the manufacturer's instructions.
Photo 67-1 LP fireplace was operational. Photo 67-2 Instructions noted in kitchen for fireplace operation.
68) The metal flue(s) were inspected from very limited vantage points. Not all areas could be seen visibly including internally, limiting the inspection. We recommend a qualified licensed heating contractor perform an inspection as needed in areas not visible for a more comprehensive evaluation. This is done by some professionals when servicing the equipment, not always.
No opening to the chimney flue area was accessible.
Photo 68-1 Metal caps noted in masonry chimney area. The area appeared adequate with limited/camera only inspection. Photo 68-2
Limitations: Per NH Rules the following items are not included in this inspection: household appliances such as stoves, ovens, cooktops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of the operation of appliances. The inspector does not note appliance manufacturers, models, or serial numbers and does not determine if appliances are subject to recalls (a link to recalls is at the beginning of each report). Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection. We do not dismantle appliances to gain more information. In VT were are required to run at least one function on each built-in device, not on any portable equipment, however.
69) Note: Dishwashers (if present) are run through a cycle and drained looking for leaks. We do not put in dishes, soap, etc. to evaluate its effectiveness. Disposals are activated (if present) to hear the device activate. We do not know the effectiveness of the device(s) without kitchen waste which we do not do.
The client may wish to further evaluate with items needed prior to the end of the home inspection contingency to ensure complete, proper operation.
70) Kitchen appliances were operational on the day of inspection. Recommend maintenance to items per manufacturer's instructions.
Photo 70-1 Photo 70-2
Photo 70-3 Photo 70-4
Photo 70-5
71) The kitchen is protected by GFCI's.
Photo 71-1
72) Kitchen cabinets and drawers were inspected and found to be in an operable condition the day of inspection.
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are watertight, or determine the completeness or operability of any gas piping to laundry appliances.
73) The water stopper mechanism is not sealing, missing, or needs adjustment or repair to hold water. Stopper mechanisms should be installed where missing and/or repairs should be made so stoppers function properly.
Photo 73-1 Lower floor non jetted tubs. Photo 73-2
74) Combination exhaust fan/heat units were operational. Clean/maintain fans annually or per manufacturer's instruction. Potential for fire if not cleaned regularly or maintained.
Photo 74-1 Fan/heat combos were operational. Photo 74-2
75) Caulking and or grout should be maintained in all bathroom areas to prevent water intrusion and damage to wall and floor structures.
Photo 75-1
76) GFCI(s) were present and functioning in one or more bathrooms.
Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stairlifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation, or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Water and radon testing is available for additional fees and are separate from the home inspection. Some items such as windows, drawers, cabinet doors, or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor, and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors, and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.
78) One or more light fixtures appear to be inoperable. Recommend further evaluation by replacement of bulb(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.
Photo 78-1 Great room Photo 78-2 Basement hall.
79) The ceiling has been repaired in one or more areas. Past plumbing leaks were noted by the owner. Likely the reason behind ceiling work in lower floors. Some areas require finish coat of paint. Recommend paint by a qualified contractor.
Photo 79-1 Ceiling disturbed/repaired in basement. Photo 79-2
Photo 79-3 Some ceiling areas require topcoat of paint.
80) Vertical horizontal ceiling and or wall cracks noted in one or more areas, they appeared along taped seams. They appeared to be drying cracks, recommend repairs as needed, and monitor for future movement. If cracks reappear recommend a qualified contractor review and advise.
Photo 81-1 Bedroom smoke detctors noted. Photo 81-2 Smoke/CO detectors noted in the hallways near bedrooms.
82) The life span of smoke detectors is 10 years or sooner. According to the National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. For more information visit; http://www.nfpa.org/public-education/by-topic/smoke-alarms
CO monitors should be replaced after 5 years, the expected life span of the units.
Primary or Backup batteries in all the smoke and carbon monoxide alarms should be replaced bi-annually (time change in spring and fall) in the future.
87) Vehicle garage door opener(s) were operational on the day of the inspection and all safety devices were operating properly. Maintain as needed. See image for components;
Water stains are visible on the vehicle door. This is a sign of water intrusion. No significant repairs appear to be needed, but gaps should be sealed with caulk to prevent water damage. Exterior surfaces should be maintained with paint, stain, or finish as necessary.
Photo 87-1 Water stains noted at bottom of garage door. Photo 87-2
89) On behalf of all of us here at Covered Bridge Professional Home Inspections, we thank you very much for allowing us to inspect your new investment. If we can improve our services in any way please let us know.
We hope the entire realm of the inspection process, from the initial call to the final report met or exceeded your expectations. This is our ultimate goal, to provide our clients with the very best building inspection experience possible.
Thank you for considering feedback information, references/referrals are the best compliments we can receive. If you are inclined to do so, a Google review would be greatly appreciated!
If we can answer any questions or concerns please call or email us.
Best regards from our CBPHI team,
Steve & Sue Dukette, AJ Houlne, Barry Sykes, Matt "Chicky" Staples, & Steve Gilman
Photo 89-1 Thank you from our family to yours.
SCOPE AND LIMITATIONS OF THIS INSPECTION This inspection is limited to a visual observation of the exposed and readily accessible areas of the home. The concealed and inaccessible areas are not included. The following locations are considered inaccessible due to limited height and excluded from this inspection unless otherwise stated:
Crawl space areas less than 18 inches in height
Attic spaces less than 5 feet in height
Spaces under outdoor decks less than 3 feet high
Observation includes operation of the systems or components by means of the normal user controls. Dismantling of equipment, and destructive testing is not included. Some specific items are also excluded, and these are listed in the following section. If you feel there is a need for evaluation of any of these items, then you will need to arrange for specific inspections.
Items not Included
Recreational, leisure, playground or decorative equipment or appliances including but not limited to pools, hot tubs, saunas, steam baths, landscape lighting, fountains, shrubs, trees, and tennis courts;
Cosmetic conditions (wallpapering, painting, carpeting, scratches, scrapes, dents, cracks, stains, soiled or faded surfaces on the structure or equipment, soiled, faded, torn, or dirty floor, wall or window coverings etc.);
Noise pollution or air quality in the area;
Earthquake hazard, liquefaction, flood plain, soil, slide potential or any other geological conditions or evaluations;
Engineering level evaluations on any topic;
Existence or non-existence of solder or lead in water pipes, asbestos, hazardous waste, radon, urea formaldehyde urethane, lead paint or any other environmental, flammable or toxic contaminants or the existence of water or airborne diseases or illnesses and all other similar or potentially harmful substances (although the inspector may note the possible existence of asbestos in ceiling texture and furnace duct tape);
Zoning or municipal code (e.g. building, fire, housing (existing buildings), mechanical, electrical, plumbing, etc. code) restrictions or other legal requirements of any kind;
Any repairs which relate to some standard of interior decorating;
Cracked heat exchangers or similar devices in furnaces;
Any evaluation which requires the calculation of the capacity of any system or item that is expected to be part of the inspection. Examples include but are not limited to the calculation of appropriate wattage or wiring of kitchen appliances, appropriate sizing of flues or chimneys, appropriate ventilation to combustion-based items (e.g. furnaces, water heaters, fireplaces etc.), appropriate sizing, spacing and spanning of joists, beams, columns, girders, trusses, rafters, studs etc., appropriate sizing of plumbing and fuel lines, etc.;
Washers and dryers;
Circuit breaker operation;
Specialty evaluations such as private sewage, wells, solar heating systems, alarms, intercom systems, central vacuum systems, wood and coal stoves, pre-fab and zero clearance fireplaces, space heaters, sprinkler systems, gas logs, gas lights, elevators and common areas unless these have been specifically added to the inspection description above but only to the degree that the inspector is capable of evaluating these items;
Items that are not visible and exposed including but not limited to concealed wiring, plumbing, water leaks, under bathtubs and shower stalls due to faulty pans or otherwise, vent lines, duct work, exterior foundation walls (below grade or covered by shrubs or wall/paneling, stored goods etc.) and footings, underground utilities, and systems and chimney flues;
Evaluations involving destructive testing;
Evaluation which requires moving personal goods, debris, furniture, equipment, floor covering, insulation or like materials;
Design problems and adequacy or operational capacity, quality or suitability;
Fireplace drafting;
To prevent damages to units, air conditioning when outside temperature below 60 degrees F or if the unit has not been warmed up or on for at least 24 hours prior to inspection;
Any evaluation which would involve scraping paint or other wall coverings;
Heating system accessories (e.g. humidifiers, electronic air cleaners etc.);
Legal description of property such as boundaries, egress/ingress, etc.;
Quality of materials;
Conformance with plan specifications or manufacturers specifications;
Flood conditions or plains;
Any other characteristics or items which are generally not included in a building inspection report on a regular basis.
It is beyond the scope of this inspection and report to supply you with accurate repair costs. Such estimates should be supplied by contractors who specialize in this type of work. We strongly suggest you obtain one or more written bids from a licensed contractor(s).
Evaluations are made as to the present age, and remaining economic life of an item, i.e. water heaters, roofs, plumbing, furnaces, etc. These evaluations are based on visual observation, industry averages and prior experience. THEY ARE NOT OFFERED AS A WARRANTY OR CERTIFICATION OF REMAINING LIFE.
Disclaimer In some cases we may recommend your consulting a specialist such as a structural engineer or licensed electrician. Hiring a specialist can be a prudent means of providing some protection of your financial investment in this property. WE DO NOT MAKE ANY TYPE OF WARRANTY OR GUARANTEE AS TO THE CONDITION OF THE PROPERTY. SOME THINGS MAY REMAIN HIDDEN OR BECOME DEFECTIVE AFTER THE INSPECTION. IT IS NOT POSSIBLE TO DETECT EVERY DEFECT WITHIN A BUILDING DURING THE COURSE OF A GENERAL INSPECTION. THIS REPORT SHOULD BE USED IN CONJUNCTION WITH, AND NOT A REPLACEMENT FOR , A PRE-CLOSING WALK-THROUGH BY THE CLIENT. THIS INSPECTION IS NOT AN INSURANCE POLICY AGAINST HIDDEN DEFECTS, OR CONDITIONS THAT ARE NOT VISIBLE AND READILY APPARENT AT THE TIME OF INSPECTION.
THE COST OF THIS INSPECTION DOES NOT ENTITLE YOU TO ANY TYPE OF PROTECTION FROM HIDDEN FLAWS AND DEFECTS.
