http://www.coveredbridgeprofessionalhomeinspections.com

steve@cbphi.com

(802) 249-1097 · (802) 505-5100

1540 Spaulding Rd 
St Johnsbury VT 05819

Inspector: Steven Dukette

VT Lic # 143.0112728, NH Lic # 0056, ASHI # 245583

Property Inspection Report For:

Client(s):	Bar / Restaurant Sample
Property address:	Mountainside Dr. & Condo Unit A Vermont Ski Resort
Inspection date:	Thursday, March 1, 2012

This report published on Monday, November 22, 2021 11:18:53 AM EST

This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.

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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

Table of Contents

General information
Exterior
Roof
Attic / ceiling areas
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Water supply
Basement
Fireplaces, woodstoves and chimneys
Kitchen /Bar areas / Coolers etc.
Bathrooms
Interior rooms
Condo

View summary

General information

Table of contents

Report number: Bar / Rest. Sample

Structures inspected: Ground level condominium and commercial bar / restaurant

Type of use: Commercial space and condo

Estimated age: 1970's +/-

Source for building age: Inspector's estimate going by state approval documentation on the old boiler .

Time started: 10AM

Time finished: 1:30PM

Payment method: Check

Present during inspection: Client(s), Property owner(s), Family member(s)

Occupied: No, but furnishings and stored items are present

Weather conditions: Partly cloudy

Temperature: Cool 50+/-

Ground condition: Dry

Front of building faces: East

Items absent to inspect: Crawlspace, Garage

Foundation type: Finished basement

The following items are excluded from this inspection: Sprinkler systems

1) Overview,

Electrical and LP gas resources were turned off at the time of inspection and many stored items prevented a fully evaluation of those related areas.

Overall the building and condo appeared in good condition, mostly deferred maintenance noted. Structures appeared adequate.

Biggest concerns were, roof age, condition and current leaks / potential of mold mildew presence, skylight conditions, activation of restaurant and heating appliances need to be done and repair / replacement as needed, hot water tank condition / venting is inadequate, combustion clearance around the furnaces should be reviewed, stucco siding / window repairs.


Safety, preventive maintenance and thermal recommendations rounded out this report.

2) Recommend clients note the difference between photo electric smoke detectors and ionization types. Most homes in VT & NH have the ionization type.

For more information please see the following study by the Barre, VT Fire Dept.

http://video.google.com/videoplay?docid=-2480234992402193093&hl=en

3) Recommend all clients visit the Efficiency Vermont website ( http://www.efficiencyvermont.com/pages/Residential/ ) for information on energy conservation, rebate programs and tax incentives on appliances, insulation, etc. They have excellent thermal tips and good information. Their website lists contractors who are certified by Efficiency Vermont for relevant work.

Efficiency Vermont not only is a leader in Vermont energy conservation but the in the nation. A very valuable resource for all homeowners across the state.

4) Propane was not available during the inspection (tank empty, shut off valve turned off, no tank installed, etc.). As a result, some appliances such as water heater(s), forced air furnace(s), gas fireplace(s), stove(s), range(s) and/or gas supply lines weren't fully evaluated. The inspector was unable to test for gas leaks.
We recommend a qualified contractor and or the gas company restore gas resource and repair, replace, trouble shoot all appliances as needed. Also check pressures, leaks / defects etc. prior to closing.

5) Recommend sprinkler systems review repairs as needed by a qualified contractor as needed, per VT state requirements.

6) Recommend clients consult with state and local officials (AWJ, Authority with Jurisdiction) on all requirements for the building.

7) Some or all sections of this property's plumbing system were off at the time of the inspection (building has been vacant for several months). Items were turned on just for the inspection. This is not under normal conditions of having pressurized supply lines and drain lines active on a daily basis. Client should monitor area for leaks that may not have been evident the day of inspection and have a qualified plumber repair as / if needed in the future.

8) Many wall, floor and/or ceiling surfaces were obscured by large amounts of furniture and/or stored items. Some areas couldn't be evaluated.

9) Structures built prior to 1978 may contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection. The client(s) should consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit these websites:

• The Environmental Protection Association (http://www.epa.gov)
• The Consumer Products Safety Commission (http://www.cpsc.gov)
• The Center for Disease Control (http://www.cdc.gov)

10) For more information on the VT Lead Reduction program please see;
http://www.leadsafevermont.org/download/EMP%20and%20Law%20Changes.pdf
http://www.vhcb.state.vt.us/leadtraining.html

11) We invite and encourage all clients to inform themselves ( if not already informed) about radon gas and it's effects. If elevated levels are found in the home it is not the end of the world, it can be dealt with. The radon content can be reduced drastically by a professional mitigator for a reasonable cost. Better air quality in the home and less moisture in the basement are additional benefits of a mitigated home.
We are Certified Radon Measurement Specialists (NRSB)), we can help you with questions and head you in the right direction. Please call or email with any questions comments or concerns.

For more information on radon please see;

http://www.epa.gov/radon/realestate.html
http://healthvermont.gov/enviro/rad/Radon.aspx#fix
http://www.nrsb.org/
www.neha-nrpp.org/

Certified mitigators in VT & NH can be found on these websites;

http://www.radongas.org/mitigation_template/VT.shtml
http://www.radongas.org/mitigation_template/NH.shtml

12) To better serve our clients this report is highly interactive, it is not a basic report like many. Hyperlinks are included within the report to assist the client and to better describe certain items. We have searched the internet for quality sites found to be beneficial to our clients. How to videos, safety items, etc. We encourage the client(s) to review the report on line first, if possible then printing out the report for review. Please visit our website for many useful items including maintenance tips etc. at www.cbphi.com

13) All exterior items or issues should be reviewed with the condo association for repair / maintenance, typically this is an association responsibility. Proactive associations may have scheduled repairs, maintenance items budgeted for already.

14) The purpose of a home inspection is to identify major visually observable defects which 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 prevent further deterioration of the property and to increase the safety of the home by recommendations of the inspector.
Whenever these conditions exist it is recommended that a qualified repair contractor be consulted to make necessary or recommended repairs. The inspection is limited to readily accessible areas of the property. The inspection is not to be considered a code compliance inspection.
The inspection is a snap shot in time of the home's condition on the day of inspection. The inspection and report do not constitute a home warranty, an insurance policy or a guarantee of any kind.

15) A separate "summary report" is available on the first page of your home inspection report. It is highly recommended the client (and other parties granted permission by the clients) review the long version of this document in it's entirety. Full benefit of this report will not be gained by looking at the summary report only.

16) The inspection process and the report meet or exceeds The American Society Of Home Inspectors Standards of Practice.
To view please visit :http://www.ashi.org/inspectors/standards/standards.asp

17) This report is confidential; the report is prepared for the client's own information and should not be relied upon by any other person. The Inspector is not liable for any third party claims arising from unauthorized distribution of the inspection report. The client may distribute copies of the inspection report to the seller and the Realtors directly involved in the transaction although they 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 maintains the ownership of the report.

Exterior

Table of contents

Foundation material: Concrete block

Apparent wall structure: Wood frame

Sidewalk material: Poured in place concrete

Exterior door material: Solid core wood, Glass panel

Window type: Double panes, Slider, Casement, Fixed Pane, Skylight

18) Stucco finish is worn and or deteriorated in one or more areas. Recommend a qualified contractor fully evaluate and repair as needed to prevent water intrusion and future deterioration.

19) Windows appeared in adequate condition, maintenance / repair needed in one or more areas. Recommend repairs / replacements where needed by a qualified contractor.

20) One or more flights of stairs with more than two risers have no handrail installed. This is a safety concern. A qualified contractor should install graspable handrails that your hand can completely encircle at stairs where missing, and as per standard building practices.

21) One or more exterior electric receptacles aren't waterproof or rated for use in wet areas. Repairs should be made as necessary, and by a qualified electrician if necessary, so all exterior receptacles are waterproof as per standard building practices.

22) Exterior door is deteriorated, recommend repair / replacement by a qualified contractor.

23) Soffit, fascia, rake and or trim boards are peeling or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs as necessary.

24) All exterior door thresholds were inspected and found to be in good condition. Recommend threshold transition piece be installed to prevent a trip hazard.

25) One or more trip hazards were found in sidewalk and/or patio sections due to cracks, settlement and/or heaving. A qualified contractor should evaluate and repair or replace sidewalk and/or patio sections as necessary to eliminate trip hazards.

26) 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.

27) Caulk is missing or deteriorated in some areas and should be replaced and/or applied where necessary. For more information on caulking, visit www.reporthost.com/_docs/FPL_Caulking_Ins_Outs.pdf

28) The foundation was covered by insulation board or other materials. A full evaluation from the exterior was not possible due to this condition.

Roof

Table of contents

Roof inspection method: Traversed, Viewed from ground with binoculars

Roof type: Gable, Shed

Roof covering: Asphalt and or fiberglass composition shingles, Metal, Membrane over condo area

Estimated age of roof: Original construction over the bar / restaurant , 5+- membrane, asphalt awning roofs 5+-, asphalt front side of condo 15+-

Gutter & downspout material: None

Roof ventilation: Soffit only

29) The metal roof surface material appears to be near the end of its service life and will likely need replacing in the near future, even with repairs. The client(s) should budget for a replacement roof surface, and should have a qualified roofing contractor evaluate and repair to extend the life of the current roof if replacement is not an option now.

30) One or more sections of roof flashing are inadequate. Leaks may occur as a result. A qualified roofing contractor should evaluate and replace flashing where necessary.

31) Rust and/or corrosion is visible on one or more sections of metal roofing. A qualified roofing contractor should evaluate and either replace or repaint panels as necessary. For more information on roof paints please visit; http://www.calbarroofpaints.com/

32) Recommend kick out flashing be installed in one or more areas by a qualified contractor to prevent water intrusion.

33) Recommend monitoring for loosened screw fasteners in the future and making repair as / if needed.

34) Asphalt roof over bar area appeared in adequate condition, some wear noted, monitor repair as needed in the future.

35) Membrane roof over the condo appeared to be in good overall condition. Some patches noted, possible repairs done in the past.

36) Soffit venting noted only, recommend ridge cap venting be added if / when roof surface is changed.

Attic / ceiling areas

Table of contents

Inspection method: No access

Roof structure type: Rafters 2x10" in visible areas

Ceiling structure: Ceiling beams

Insulation material: Fiberglass roll or batt

Insulation depth: 6" +-

Estimated R- Value: R-22

Vapor barrier: Craft faced

Ventilation: Inadequate, no ill effects noted

37) Recommend all areas that have connection to the thermal envelope be insulated and air sealed for better thermal performance and energy cost savings. Recommend sealing by a qualified thermal contractor if needed.

38) One or more areas of the roof structure were wet or had elevated levels of moisture at the time of the inspection. There are active leaks in the roof. A qualified contractor should evaluate fully and repair as necessary.

39) Cathedral ceilings in the building, no attic space.
Attic / roof structure appeared adequate from the inside of the home (ceiling areas) and at the roof's ridge line outside. No significant deflection noted.

Electric service

Table of contents

Primary service type: Underground

Primary service overload protection type: Circuit breakers

Service amperage (amps): 400 appeared to be, confirm with electrician or power supplier, could not access service entry box areas, sealed off.

Service voltage (volts): 3 phase, 4 wire, 120/208

Location of main service switch: In basement, At outside electrical cabinet

Location of subpanel: Kitchen area

Location of main disconnect: At fuse panels and breaker panel in the basement

Service entrance conductor material: Copper

System ground: Ground rod(s) in soil

Main disconnect rating (amps): 100 x 3

Branch circuit wiring type: Non-metallic sheathed, (BX) Armor clad

Solid strand aluminum branch circuit wiring present: Not visibly seen

Smoke detectors present: Yes

40) One or more pointed and/or too-long screws are used to fasten the cover to the main service panel. These types of screws are more likely to come into contact with wiring inside the panel than stock screws from the manufacturer, and can damage wiring insulation. This is a safety concern. Long and/or pointed crews should be replaced as necessary with the correct screws, and if necessary by a qualified electrician.

41) Many breakers were turned off at the time of inspection. Mostly to kitchen equipment items. We cannot activate any resources per ASHI standards of Practice and our insurance company's insistence. All items de-energized could not be fully evaluated. We recommend all breakers / fuses be activated by a qualified electrician and make all necessary repairs of breakers, wiring, and or equipment prior to closing.

42) Drain line above panel should be moved or at least monitored for leaks near the panel.

43) One or more wires in the main service panel appear to be undersized for their over-current protection devices (circuit breakers or fuses). This is a safety concern. A qualified electrician should evaluate and repair as necessary.

44) Neutral and equipment ground conductors are combined at one or more sub-panels. This should only occur in the main service panel, and is a safety concern. Neutral conductors should be attached to a "floating" neutral bar not bonded to the panel, while grounding conductors should be attached to a separate grounding bar bonded to the sub panel. A qualified electrician should evaluate and repair as necessary. Should not be a large repair.

45) The legend for over-current protection devices (breakers or fuses) in the main service panel is missing, unreadable or incomplete. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.

46) Rust was noted in one or more areas of the service panel. It appeared to be from condensation in the basement. Whenever rust is noted in a panel we recommend a qualified electrician evaluate and repair if needed as a precautionary measure.

47) Grounding and polarity were good throughout the buildings receptacles. Random representative receptacles were checked, not all.

48) Main electrical shut(s) off locations.

49) Recommend receptacle safety covers for folks who will have young curious children in the home.
For more information please visit: www.safetycaps.com

Water heater

Table of contents

Estimated age: three tanks ranging form 1985 to 1996

Type: LP gas fired tanks and one storage tank.

Energy source: Propane

Capacity (in gallons): 75, 100 and 105

Manufacturer: Rheem, A.O. Smith and Mueller

Model: See photos

Water temperature: N/A

50) The hot water system was turned off at the time of the inspection. For example, circuit breaker turned off, gas supply turned off or pilot light turned off. The inspector was unable to fully evaluate the water heater(s).
Inadequate exhaust ventilation, scaling noted in multiple areas, chimney is currently capped. Recommend a full review by a qualified heating contractor and repairs / replacements as needed per standard building practices prior to closing.

51) The estimated useful life for most water heaters is 8 to 12 years. Some of the water heaters appeared to be in poor condition. Recommend replacements as needed.

Consider thankless hot water systems in the future when replacing.
http://www.foreverhotwater.com/
http://www.boschhotwater.com/
http://www.houseneeds.com/

52) Recommend maintaining the thermostat should so the water temperature doesn't exceed 120 degrees. For more information on scalding dangers, visit http://www.tap-water-burn.com/

Heating and cooling

Table of contents

Estimated age: Rinnai units 10+/-, Empire unit, 20+/-, Renzor top floor furnace / AC 20+-, Snyder general right of front entrance 15+/- , Boiler in basement 1970 original (appeared abandoned).

Primary heat system type: Forced air, Direct vent LP gas space heater

Primary heating system energy source: Propane gas

Primary A/C energy source:

Primary Air conditioning type: Split system

Distribution system: Sheet metal ducts, Metal pipe

Manufacturer: Snyder General, Renzor, Rinnai, Empire

Model: See photos.

Filter location: At the base of the furnace

53) Recommend installing set back thermostats where possible for fuel cost savings. See the following links for more information;

http://yourhome.honeywell.com/Consumer/Cultures/en-US/Products/Thermostats/Programmable/Default.htm

http://www.hammerzone.com/archives/hvac/controls/tstat1/replace.htm

54) Recommend combustion clearance review by a qualified heating contractor around both furnaces. Repair as needed.

55) All heating systems were shut off at the time of the inspection. For example, the gas / oil supply was shut off, the pilot light was out, and/or the electric supply was turned off. As a result, the inspector was unable to fully evaluate these units. Recommend resources be activated by a qualified heating contractor and all heating systems be fully reviewed, repaired and operational per standard building practices. Units appeared to have serviceable life left, eventual replacement likely in the future.

56) Vegetation such as trees, shrubs and/or vines are too close to the outdoor condensing unit. Standard building practices require that there be at least 12 inches of clearance on all sides and at least four to six feet above. Inadequate clearances around the condensing unit can result in reduced efficiency, increased energy costs and/or damage to equipment. Vegetation should be pruned and/or removed as necessary to maintain these clearances. Much debris noted in and around the unit, recommend review and repairs as needed by a qualified contractor. Do not operate unit reviewed, it could damage the unit. It was shut off the day of inspection.

57) Servicing the space-heaters should be performed per the manufactures recommendation in the future. Typically these units require little maintenance.

58) For safety /efficiency reasons, and because these systems are fueled by gas or oil, this servicing should be performed annually in the future. For more information visit: http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html

59) The filter(s) for the heating/cooling system should be checked monthly and replaced or washed as necessary.

60) Because of the age of the furnaces, we recommend that a qualified heating and cooling technician inspect the heat exchangers and perform a Carbon Monoxide tests when the are serviced. Recommend budgeting for a replacements as needed in the future.

61) Return air opening was found where a gas or oil-fueled furnace is installed. This is a safety concern due to the possibility of exhaust gases being pulled into the air supply ducts. A qualified heating and cooling contractor should evaluate and make repairs as necessary.

62) The outdoor air temperature was below 60 degrees Fahrenheit during the inspection. Because of this, the inspector was unable to operate and fully evaluate the cooling system.

63) Once the heating system has been serviced / repaired as needed, the qualified heating company who conducted the repairs should sign off or provide a document stating the condition of the system is OK and fully functioning as intended. There is no need for the inspector to come back for a re-inspection as a professional has evaluated and repaired the system.

Plumbing and laundry

Table of contents

Water pressure: 50+-

Main water shut off location: Ceiling area of the mens room in the basement.

Location of water meter: None found or visible.

Location of main fuel shut offs: At LP gas tank outside

Service pipe material: Copper

Supply pipe material: Copper

Vent pipe material: Cast iron

Drain pipe material: Plastic, Cast iron, Copper

Waste pipe material: Cast iron

64) No grease trap collection area found in the basement, only typical open drain area near the sink area drain above, recommend review and installation as / if needed. Maybe present, not visible many stored items in the basement.

65) Some minor corrosion was visible on one or more areas of copper water supply pipes. No leaks evident the day of inspection. Recommend monitoring and repairing in future as /if needed.

66) 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.

67) Drainage appeared adequate the day of inspection.

Water supply

Table of contents

68) If on a municipal or community water system recommend obtaining a copy of recent testing to view content.

69) Main shut off valve for the water is in the mens room ceiling.

Basement

Table of contents

Insulation material underneath floor above: None visible

Pier or support post material: Wood, Bearing wall

Beam material: Built up wood

Floor structure above: Solid wood joists, 2X10", Plywood

70) Cover plate(s) are missing or broken from one or more electric boxes, such as for receptacles, switches and/or junction boxes. Cover plates should be installed where needed.

71) Recommend the use of a low temperature Energy Star rated dehumidifier in areas below grade as / if needed to reduce moisture content and the possibility of mildew growth, particularly in summer months

72) 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. What could be seen appeared in good condition.

73) Basement appeared dry the day of inspection. No visible water intrusion noted the day of inspection. Evidence of past intrusion was noted in the form of efflorescence.
The client(s) should review any disclosure statements available about 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

74) Evidence of mice was found in the form of feces or traps, a presence not an infestation.

75) Many stored items in basement prevented a full evaluation of these areas. Clients should check areas not available to the inspector the day of inspection at the final walk through when stored items are removed.

Fireplaces, woodstoves and chimneys

Table of contents

Fireplace type: Masonry with a metal liner

Chimney type: Masonry with a terracotta liner, Metal

76) The masonry chimney is significantly deteriorated and requires repairs, such as rebuilding, replacing bricks, and/or replacing the crown. Recommend having a qualified chimney service contractor or mason evaluate chimney and repair as necessary.

77) No pilot light was on in the LP gas fireplace, the LP gas supply was turned of the day of inspection, it appeared serviceable. Recommend unit be fully operational as intended and by a qualified heating contractor as needed.

78) Inspector's recommendation not a material defect:

One or more chimney flues do not have a screened cover installed. Screened covers prevent the following:
* Fire concern from wood fire sparks and embers exiting flues
* Wildlife (birds, rodents, raccoons, etc.) entering flues
* Rainwater entering flues and mixing with combustion deposits, creating caustic chemicals which can corrode flues
* Rainwater entering flues and causing damage to terracotta flue tiles from freeze-thaw cycles

A qualified chimney service contractor should install stainless steel screened cover(s) where missing and per standard building practices.

79) Recommend LP gas fireplace be serviced per manufactures instructions.

80) The chimney(s) and flue(s) were inspected and found to be in good condition from very limited vantage points. Not all areas could be seen visibly, limiting the inspection. What could be seen appeared in good condition.
Client may wish to have a chimney service contractor (preferably with a video scope) perform an inspection for a more comprehensive evaluation.

81) Direct vent and air intake area for the furnace appeared adequate.

Kitchen /Bar areas / Coolers etc.

Table of contents

82) Appliance resources were shut off the day of inspection, electric and or gas supply was turned off, they were not evaluated. Recommend all resources be restored and all appliances be fully operational as intended prior to closing. Many items, in multiple kitchens some active some not, clients need to sort through when resources are restored and remove unwanted items.
Recommend a qualified appliance contractor review and repair as needed per clients needs.

83) Recommended upgrade,
One or more electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety concern. A qualified electrician should install GFCI receptacles or circuit breaker(s) as needed.
GFCI's were may not have been required or available at the time of construction, however it is a safety recommendation of the Inspector now.

84) One or more faucets leak by handle(s) or at their base when turned on. another would not stop running after turning it on. A qualified plumber should evaluate and repair as necessary.

85) One or more kitchen appliances appear to be near, at, or beyond their intended service life of 10 to 15 years. Recommend budgeting for replacements as necessary.

Bathrooms

Table of contents

86) Caulking and or grout should be maintained in bathroom areas to prevent water intrusion and damage to wall and floor structures.

87) Bathroom(s) have exhaust fans installed.

88) Sinks were operational with no leaks the day of inspection.

89) Toilets / urinals were securely mounted and operational, they were draining properly the day of inspection.

Interior rooms

Table of contents

90) One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.

91) Gaps larger than four inches were found in one or more guardrails. This is a safety concern, especially for small children. A qualified contractor should make modifications as necessary so gaps in guardrails do not exceed four inches. For example, installing additional balusters or railing components.

92) Current smoke detector appeared older than 10 years. Recommend evaluation and replacement with photoelectric type sensors as needed per new State of VT standards (Jan 1st 2009 ) by a qualified electrician.

Information on smoke alarm requirements http://www.dps.state.vt.us/fire/smoke/fact_sheet.pdf
http://www.dps.state.vt.us/fire/smokedetectorchart4.pdf

VT Division of Fire & Safety homepage;
www.dps.state.vt.us/fire/

93) No visual functioning CO monitor noted. Recommend units be added as needed by a qualified contractor to reflect VT Dept. of Fire & Safety rules.

For more information on VT Division of Fire and Safety standards please see: http://www.dps.state.vt.us/fire/carbonmonoxidedetectorchart4.pdf

94) Open wire splices and cover plate(s) are missing or broken from one or more electric boxes, such as for receptacles, switches and/or junction boxes. Cover plates and work boxes should be installed where needed.

95) Extension cords are being used as permanent wiring in one or more areas. They should only be used for portable equipment on a temporary basis. Extension cords should be removed as necessary, or a qualified electrician should evaluate and make repairs as necessary. For example, install additional circuits and/or electric receptacles.

96) As noted prior in the roof / attic sections. Stains and elevated levels of moisture were found in one or more ceiling areas. The stain(s) appear to be due to roof leaks. A qualified contractor should evaluate and repair as necessary. This includes intrusive measures to the water damaged areas, evaluating for mold / mildew, wet insulation. Areas should be dried thoroughly before cosmetic repairs as complete. If mold is present a qualified mitigator should evaluate and repair as needed.

97) Seals between 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 evaluate and 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.

98) One or more flights of stairs with more than two risers have no handrail installed. This is a safety concern. A qualified contractor should install graspable handrails that your hand can completely encircle at stairs where missing, and as per standard building practices.

99) Glass in one or more windows is broken or cracked. A qualified contractor should replace glass where necessary.

100) A mildew like substance was visible in one or more interior areas of the home. Not a large area but mildew should be properly cleaned and or removed and by a qualified contractor if needed.
For more information on mold please see: http://www.epa.gov/iaq/molds/moldguide.html

101) One or more windows that were built to open, will not open, or open only minimally due to their being painted shut, damaged and/or deteriorated in some way. Repairs should be made as necessary, and by a qualified contractor if necessary so windows open fully, and open and close easily.

102) Mechanisms on one or more windows are missing and/or damaged so that they are inoperable. Repairs should be made by a qualified contractor or service technician so that windows work properly.

103) A good maintenance practice is to lock all windows when not in use, to keep openings from compressing / warping. This also will provide better thermal retention in winter months.

104) Primary or back up batteries in all the smoke and carbon monoxide alarms should be replaced bi-annually (time change in spring and fall) in the future.

105) Wood flooring in one or more areas is worn, damaged and/or cupping. Recommend having a qualified contractor evaluate and refinish wood flooring as necessary.

Condo

Table of contents

106) Interior rooms:

* Bathroom and bedroom thermostats are broken, recommend replacement and repairs as needed. Electric heat supply breakers were shut off at the panel.
* Living room heat activated and was operational.
* Sprinkler heads are above the sheetrock, owner states they are the pop down type sprinklers. Sprinklers are covered in the inspection process, we cannot activate or evaluated them. Recommend a qualified contractor review to insure there effectiveness.
* Electric panel is a sub-panel, main most likely is located in the lock door area next to the unit. It appeared professionally installed.
* Living room windows have gaps to the outside and should be repaired or eventually replaced for better thermal protection.
* No secondary means of egress for the bedroom area, access to the outside is the door or living room areas only.
* Fire and CO combination alarm appeared to meet he Vt state standards,.

107) Kitchen area:

* Loose cabinet faceplate, repair as needed by a qualified contractor.
* Sink has an active leak, repair as needed.
* Refrigerator opening is too short it is tipped into place, it is not level repair as needed.
* Recommend GFCI installation near at counter top areas.
* Appeared to be an old leak plumbing?, not conformed over the kitchen counter coming from the light area. Recommend review and repairs as needed to stained areas and leak if still present, it was dry the day of inspection.
* Dishwasher is not securely mounted, recommend securing properly as needed.

108) Bathroom area:

* Fan can be heard but only a light fixture is present, recommend review and repair of this area by a qualified contractor.
* GFCI receptacle has reversed polarity, (black and white wires are back wards) recommend repair by a qualified electrician.
* One or more light were not working, replace bulbs and repair as needed.

109) Recommend clients ask / review exterior items found in the report with the condo association and or owners, typically these items are managed and repaired by the condo's maintenance team. Scheduled repairs maybe already planned.

110) Hot water supply was not in the condo unit and it was turned off the day of inspection, it was not evaluated. It probably provided and maintained by the condo association, tanks could be in the locked utility room. Recommend consulting with owner and or the condo association about the hot water supply.

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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 5 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.