Summary

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.

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.

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.

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.

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.

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/

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.

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.

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.

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.

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.

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.