Summary

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.

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.

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

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.

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.

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.

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.

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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.

41) Cover plates are cracked in one or more areas, recommend covers be replaced as needed by a qualified electrician.

42) Panel(s) appeared in satisfactory overall condition.

Some recommendations made. Please see photos.

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.

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.

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.

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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.

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.

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.

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.