This report published on Monday, November 22, 2021 11:24:43 AM EST
Covered Bridge Professional Home Inspections
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
Structures inspected: Restaurant and three rental units
Type of building: Three unit (two active) and commercial restaurant space
Age of building: 1900's +/-
Source for building age: Client
Time started: 9 AM
Time finished: 1 PM
Present during inspection: Client(s)
Occupied: Yes
Weather conditions: Clear
Temperature: Cold 20
Ground condition: Frozen, Snow covered
Front of building faces: South
Items absent to inspect: Garage, solid fuel devices.
Foundation type: Unfinished basement
1) Overview,
Overall the building appeared in fair to good condition. Much deferred maintenance noted during the inspection.
Bigger concerns were, structure, from the basement to the roof should be reviewed by an Engineer and or a qualified contractor, repair costs could be significant, roof age and condition, replacement likely. Boilers are working but are very old, inefficient and deteriorated, replacements needed, old hot water tanks, water intrusion / sump pump discharge, tightening up the building thermally. Kitchen appliances need servicing / repairs, apartments needs smoke / co's hardwired and other safety improvements.
Safety, preventive maintenance and thermal recommendations rounded out this report.
2) Recommend asking owners (if possible) for all available information / documentation on the home. Meaning paints and stains used, warranty's on siding, roof, windows, heating, hot water systems, appliances, thermal efficiency ratings, etc. all items that are applicable with the home for future use if needed.
3) Recommend clients consult with local officials (AWJ, Authority with Jurisdiction) on all requirements for the building.
For general information / guidelines concerning multi-unit complexes please see the following links:
4) If mold is found in area areas of the home the source of the moisture should be found and repaired by a qualified contractor. We are limited as the inspection is visual, non intrusive. Water stained areas even if dry could contain a mildew like substance behind finished wall,ceilings or other areas. We recommend professional clean up if needed on large areas other than common household mold / mildews. For more information on mold please see: http://www.epa.gov/mold/moldguide.html EPA approved cleaning solution: http://www.cleanertoday.com/Mold-Cleaner-p/moldstat32.htm
5) Structures built prior to 1979 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:
6) During the inspection process we cannot observe underground and/or concealed pipes, drains, etc., hazardous materials are beyond the scope of the home inspection, including asbestos, underground storage tank contamination, etc. and that if these items are of concern recommend an appropriate expert for evaluation and review of sellers disclosure concerning this subject.
If the tank(s) are present and haven't been decommissioned or removed, then the client(s) may be liable for decommission and/or cleanup of contaminated soil in the future. Recommend the following:
Have any non-decommissioned, abandoned underground oil tanks legally decommissioned or removed as necessary.
Have the soil tested for oil contamination.
Have contaminated soil removed as necessary
7) 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
8) 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.
9) 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.
11) 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.
12) 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.
13) Recommend clients note the difference between photo electric smoke detectors and ionization types. Most home have the ionization type. Best scenario for ultimate protection is upgrading to a combo photo electric / ionization type if not already present.
For more information please see the following study by the Barre, VT Fire Dept.
14) Current smoke detectors do not meet the new law stated for January 1st, 2009. Recommend evaluation and repairs as / if needed per new state of VT law standards by a qualified electrician.. For more in formation see below.
17) 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.
18) Additional information concerning the environment near the property can be gained by EDR Neighborhood Environmental Reporting. CBPHI offers this service ask a representative for more information if of interest.
Exterior door material: Solid core wood, Steel insulated
20) Recommend grading and sealing up around the bulkhead. Past water intrusion noted or currently leaking. Recommend an air tight and insulated door be added for better thermal retention. Much heat loss, fuel costs can be reduced. Recommend review and repair by a qualified contractor.
Photo 20-1 Recommend reducing water intrusion and building an insulated door or cover for the bulkhead area.
21) * Deteriorated roof surface has been patched. * Bowing / deflection noted in roof line down to the basement. * Recommend additional support as describe to the client the day of inspection. Cross bracing attic purlin area and additional vertical support in the basement. * One or more large trees on the property are close to the structure, and are a safety concern. Potential for tree or branches falling causing damage to the structure or injury. Recommend consulting with a qualified contractor to determine if tree(s) need to be removed and/or pruned.
Photo 21-1
22) One or more major cracks (more than 3/4 inch wide) were found in the foundation. These could be a structural concern, and may indicate that settlement is ongoing. Recommend a qualified engineer and or contractors review and advise on repairs and costs involved.
Photo 22-1 Photo 22-2 Daylight can be seen here.
Photo 22-3 Photo 22-4
23) Siding is damaged and/or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs and/or replace siding as necessary to prevent water intrusion. Structural components should be reviewed / repair as /if needed when repairing the siding.
Photo 23-1 De-lamination of Masonite siding. Photo 23-2 Potential for water damage behind the siding is present. Siding is less than 6" from grade.
Photo 23-3 Overall the siding was in good condition. Areas near grade had damage.
24) Leaning and/or bowing were found in one or more retaining walls. A qualified contractor should evaluate and repair or replace wall(s) as necessary.
Photo 24-1
25) Rot was found in one or more areas in roof overhang section of the porch. A qualified contractor should evaluate and make repairs as necessary, replacing all rotten wood.
26) Deck / porch support is surface mounted in one or more areas and subject to earth movement. A qualified contractor should fully evaluate make repairs as necessary per standard building practices.
Photo 26-1 Photo 26-2 Improper support / leaning, etc.
27) Handrail(s) at some stairs are ungraspable and are a safety concern. Handrails should be sized and shaped so your hand can encircle them. A qualified contractor should make repairs or modifications as necessary. For example, replacing existing handrails or installing additional handrails.
Photo 27-1
28) 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.
29) One or more guardrails are too low. This is a safety concern due to the risk of falling. Standard building practices require that guardrails above drop-offs be 42 inches high in a multi unit home. A qualified contractor should evaluate and modify or replace guardrails where necessary, and especially above drop-offs higher than 30 inches.
Photo 29-1
30) One or more plumbing vent pipes terminate less than three feet above a window or door that opens. This is a safety concern due to the risk of sewer vent gas entering living spaces. A qualified contractor should make repairs as necessary so vent pipes terminate at least three feet above openings to living spaces, but preferably above the roof surface.
31) Some areas around the windows are decayed under the paint. Recommend a qualified contractor evaluate and repair as needed.
Photo 31-1 Second floor apartment bedroom near roof area where the inspector walked the roof.
32) Soil is in contact with or less than six inches from siding and/or trim. This is a conducive condition for wood destroying insects and organisms. Wood siding and/or trim is rotten in some areas as a result. A qualified contractor should evaluate and repair as necessary, replacing all rotten wood. Also, the soil should be graded and/or removed as necessary so there is space between the siding and trim and the soil below.
33) The perimeter grading slopes toward the structure in one or more 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 so it slopes down and away from the structure.
34) 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.
36) The exterior finish in some areas is failing in one or more areas. A qualified contractor should prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint or restain areas as needed and as per standard building practices.
37) Recommend removal of all exterior hoses prior to winter season.
38) Soffit, fascia and eave areas appeared to be in good condition.
39) All exterior door thresholds were inspected and found to be in good condition.
Roof inspection method: Traversed, Viewed from ground with binoculars
Roof type: Gable
Roof covering: Asphalt and or fiberglass composition shingles
Estimated age of roof: 30 +-
Gutter & downspout material: None
Roof ventilation: Adequate, Soffit, Gable, Ridge cap
40) One or more plumbing vent pipes terminate less than six inches above the roof surface below. Debris or snow may block openings, and may result in sewer gases entering living spaces. A qualified contractor should evaluate and make repairs as necessary so vent pipes terminate at least six inches above roof surfaces.
41) Preventive Maintenance:
* Recommend annual inspection of all roof penetrations and flashing. Repair / replace as needed by a qualified contractor. * Recommend keeping all excessive snow loads of roof surfaces with the aid of a plastic tip snow rake to help avoid ice dam issues.
42) The roof surface material is beyond or at the end of its service life. The client(s) should consult with a qualified roofing contractor to determine replacement options and costs.
Photo 42-1 Photo 42-2 Moss / curling shingles.
Photo 42-3 Wear Photo 42-4
Photo 42-5 Photo 42-6
Photo 42-7 East side of roof. Photo 42-8 West side. Poor single conditions, dramatic deflection in the roof line. Engineer should review when evaluating the foundation. Significant repairs costs possible.
Insulation material: Cellulose loose fill, Fiberglass roll or batt
Insulation depth: 12" +-, 6" +-
Estimated R- Value: R-38, R-19
Vapor barrier: Craft faced, None
43) Area of roof deflection noted earlier, engineer review / repair is highly recommended.
Recommended thermal upgrade,
The ceiling insulation's R rating over the apartments is significantly less than what's recommended for this area. Recommend having a qualified contractor install additional insulation as per standard building practices for better energy efficiency.
Photo 43-1 Area where most bow is in the roof and in the home. Photo 43-2
44) * Loose electric panel and wires, inadequate installation. Recommend complete review and repairs as needed by a qualified electrician.
* No weatherstrip or insulation is installed around the attic access hatch. Weatherstrip and insulation should be installed around the hatch to prevent heated interior air from entering attic.
Interior air leaking into the attic results in heating and cooling losses, increased energy costs, and a possible increase in moisture levels in the attic due condensation forming on the underside of the roof sheathing during cold weather.
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. For more information please see; http://www.energystar.gov/index.cfm?c=home_sealing.hm_improvement_sealing
Photo 45-1
46) Some wiring is loose, unsupported, or inadequately supported. Standard building practices require non-metallic sheathed wiring to be trimmed to length, attached to runners or to solid backing with fasteners at intervals of 4-1/2 ft. or less. Fasteners should be installed within 12 inches of all enclosures. A qualified, licensed electrician should evaluate and repair as necessary. For example, trim wire to length and/or install staples as needed.
47) Water stains or damage noted around chimney or other roof penetrations in the attic. Recommend qualified roofing contractor evaluate and repair as needed.
Photo 47-1
48) 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.
49) Evidence of mice was found in the form of feces or traps, a presence not an infestation. Consult pest professional for preventive maintenance.
50) Attic structure, ventilation and insulation appeared in good condition in some areas.
Photo 50-1 Photo 50-2
Photo 50-3 Plywood has been installed over the original roof sheathing, good to see. Photo 50-4 Additional support has been added to the original structure in one or more areas.
Primary service overload protection type: Circuit breakers
Service amperage (amps): 100, 200 and 400
Service voltage (volts): 120/240
Location of main service switch: In basement, At meter outside.
Location of subpanel.: First floor, Second floor, Third floor, Basement
Location of main disconnect: Breaker at top of main service panel, At Meter
Service entrance conductor material: Aluminum
System ground: Ground rod(s) in soil, Cold water supply pipes
Main disconnect rating (amps): 100, 200
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: Yes
51) The main service panel cover is missing or not installed. Exposed, energized wiring and equipment exists as a result and is a safety concern due to the risk of shock. The panel cover should be reinstalled or replaced, and by a qualified electrician if necessary.
Photo 51-1
52) Exposed wiring and/or bus bars exist in the main service panel due to closure covers missing (slots where circuit breakers fit through the panel cover). This is a safety concern. Closure covers should be installed where missing to eliminate exposed wiring, and by a qualified electrician if necessary..
Photo 52-1
53) One or more screws are missing from the main service panel cover and should be replaced. Because energized wiring may exist behind the holes with the missing screws, recommend that a qualified, licensed electrician replace these screws, or that care be taken to ensure that the new screws do not come in contact with wiring inside the panel when they are installed. Stock screws from the panel manufacturer should be used, or their equivalent.
54) Panel(s) appeared in good overall condition. Some spaghetti / non organized wiring noted. Recommend review and repairs as needed by a qualified electrician.
Photo 54-1 North end of building 100 amp panel. Photo 54-2 Apartment 1
Photo 54-3 Apartment 2 Photo 54-4 Apartment 3
Photo 54-5 Apartment meters and breakers Photo 54-6 Meter for 200 amp panel in basement.
55) 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.
56) This property has "knob and tube" wiring, which was commonly installed prior to 1950. It is ungrounded. Over time, the wire's insulation may become brittle and fall apart or wear thin, resulting in exposed conductors and a risk of shock and/or fire. This wiring is also easily damaged by covering it with insulation (a common practice), and incorrectly tapping new wiring into it.
The inspector did not find any energized knob and tube wiring during the inspection. However this is no indication that all the knob and tube wiring has been abandoned. It is not within the scope of this inspection to determine what percentage of this property's wiring is of the knob and tube type, or to determine what percentage of the knob and tube wiring is energized vs. abandoned. A qualified electrician should evaluate this wiring and make repairs or replace wiring as necessary.
57) Grounding and polarity were good throughout the home. Wiring appeared to be updated pretty much throughout the building.
58) Recommend receptacle safety covers for folks who will have young curious children in the home. For more information please visit: www.safetycaps.com
Estimated age: Twin tanks for apartments 1989, State tank 1999
Type: Tank, Instantaneous, coil in boiler
Energy source: Electricity, Oil
Capacity (in gallons): 40
Manufacturer: State & Sears
Model: Power miser 8's and State Select
Water temperature: 140
59) The hot water temperature is greater than 120 degrees Fahrenheit. This is a safety concern due to the risk of scalding.
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. The will help reduce the chances of possible legionnaires disease. All newly installed hot water systems are required to have this feature present.
Photo 59-1 140 degrees is good for restaurant temp due to bacteria.
60) Much corrosion was found on fittings and/or water supply lines for the hot water supply off the boiler. It appeared to be old and in poor condition. A qualified plumbing contractor should fully evaluate and repair as necessary.
Photo 60-1 Active leak from hot water coil area on the steam boiler.
61) The estimated useful life for most water heaters is 8 to 12 years. These were made in 1989. These water heaters may need replacing at any time. Recommend budgeting for a replacements now or in the near future.
Photo 61-1 Sears Power Misers 9's made in 1989.
62) Hot water tank appeared to be in good condition and was providing hot water the day of inspection.
Photo 62-1
63) Hot water from coil in both boiler appeared active for restaurant use.
Distribution system: Sheet metal ducts, Flexible ducts, Metal pipe, Copper, Radiator
Manufacturer: HB Smith, York
Model: Boilers appeared to be HB Smith cast iron boilers, Air condition is a York
Filter location: In return air duct above furnace
64) Both boilers appeared to be past their expected life span and are in poor condition. Much corrosion on both units. Recommend a full evaluation and repairs and or replacements as needed. Changing out to more efficient models of today should impact the fuel oil costs. Consult with eating professional for replacement costs / repairs.
Photo 64-1 Photo 64-2 Different angle from photo 25.
Photo 64-3
65) Insulation is missing on one or more heating/cooling ducts in unconditioned spaces. A qualified contractor should evaluate and install insulation as necessary and as per standard building practices.
66) Recommend installing digital thermostats where possible for fuel cost savings. See the following links for more information;
67) Baseboard heat boiler was providing heat to all intended areas, the steam boiler had only one radiator in each apartment active, handle have been removed these radiator could not be evaluated due to this condition. Each apartment had three radiators. Recommend handles and review by a qualified contractor to ensure they are working and repairs as needed. Third floor radiator on the south side was on. Heating unit on the third floor will need repair if unit will be rented in the future.
Photo 67-1 Active radiator in restaurant. Photo 67-2 Active steam pipe in apartment, recommend covering to prevent burns.
Photo 67-3 Repairs needed on the third floor, apparent remodeling in process or was in process.
68) Old oil tank is rusty, new tank legs are rusted. No leaks detected the day of inspection. Recommend proper sump pit installation. Recommend review by a qualified fuel supplier and repairs or replacement as needed of the old tank.
New tank was good but the rusting legs from standing water.
Photo 68-1 Sump pit is in same area as oil tank. This water will accelerate the rusting of the tanks. Recommend installing a lined pit below this surface so that water will run directly into the pit and not pool up around the leg of the tanks. Sump presently discharges onto the floor that runs into another sump pump then it discharges to the outside. Recommend direct discharge into septic line or outside. Photo 68-2 Rust under tank in the north end of the building.
69) Corrosion noted on one or more heat distribution pipes, recommend repairs as needed by a qualified plumber and or heating contractor.
Photo 69-1
70) 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. Recommend review and repairs as needed by a qualified contractor, unit appeared unused. Recommend maintenance per manufactures instructions.
Photo 70-1 AC distribution in the restaurant. Photo 70-2 Lines leading to the compressor, AC is mounted on the other side of the wall.
Photo 70-3 York AC unit could not be fully accessed due to stored items. Photo 70-4
Photo 70-5 Condenser outside.
71) Steam boiler water level sight glass is broken or dirty. Recommend a qualified heating contractor evaluate and repair as needed.
Photo 71-1
72) The filter(s) for the cooling system should be checked monthly when in use and replaced or washed as necessary.
73) The last service date of these systems appear to be more than one year ago a qualified heating and cooling contractor should inspect, clean, and service the systems, and make repairs as necessary. For safety /efficiency reasons, and because this system is 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
74) The estimated useful life for air conditioning compressors is 8 to 15 years.
75) CO check done at exhaust area, none present.
Photo 75-1
76) Electric heat is present in the restaurant bathrooms.
Main water shut off location: In basement two locations
Location of water meter: In basement Two location
Location of main fuel shut offs: At oil tank in basement, At LP gas tank outside
Water service: Public
Service pipe material: Copper 3/4" and 1/2"
Supply pipe material: Copper
Vent pipe material: Plastic, Cast iron
Drain pipe material: Plastic
Waste pipe material: Plastic, Cast iron
77) Pin holes and/or corrosion were visible on multiple areas of copper water supply pipes. A qualified plumber should evaluate and replace water supply components as necessary.
Photo 77-1 Active gate valve leak over twin hot water tank area.
78) Trap maintenance. A qualified plumber should evaluate and repair as necessary.
Photo 78-1 One or more traps appeared to need cleaning out.
79) Wet area around old basement septic line. It appeared to be coming from the service entry line conduit. Recommend a qualified plumber and or contractor evaluate and repair as needed.
Photo 79-1
80) LP gas tank farm on west side of building.
Photo 80-1
81) 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.
Photo 81-1
82) Plumbing supply and waster pipes appeared to be mostly updated some cast iron drain lines remain.
83) Water meter and shut off locations.
Photo 83-1 Photo 83-2
84) Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection per ASHI Standards of Practice.
Insulation material underneath floor above: Fiberglass roll or batt In bump out crawlspace area
Pier or support post material: Wood, Concrete, Steel
Beam material: Solid wood, Built up wood
Floor structure above: Solid wood joists, Standard boards
85) Low headroom to back basement, careful when using. Recommend review / repair by a qualified contractor as needed.
Photo 85-1
86) One or more electric receptacles and/or the boxes they are installed in are loose and/or not securely anchored. A qualified electrician should evaluate and repair as necessary.
Photo 86-1
87) Non conditioned spaces. Recommend vapor barriers, floor insulation in crawlspace areas and insulation on water pipes.
Photo 87-1 Photo 87-2
Photo 87-3
88) Some areas of the building had insulation caps, meaning the side walls in some areas have been dense packed.
Photo 88-1
89) Recommended upgrade,
Recommend a insulated door and seals be installed in the bulkhead door entrance for better thermal performance and retention.
90) Recommend R-19 or high density board insulation be installed in the home's perimeter rim joist where possible. This will enhance the home's ability to reduce heat loss and increase it's efficiency.
Photo 90-1 Heat loss at the band joist. Photo 90-2 Seal up basement windows in winter months.
91) Basement had standing water and or appeared wet and damp the day of inspection. 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
Ideally, water should not enter the basement, but if water must be controlled after it enters the basement, then typical repairs include installing sump pump(s) or interior perimeter drains.
For more information and examples of repairs made by professionals try: www.tristatebasements.com 802 498 0806 Advanced Basement Technologies 1866 796 8938
Photo 91-1
92) French drains in both basements are present to collect perimeter water intrusion. Some concrete areas need review / repair by a qualified contractor.
Photo 92-1 Photo 92-2
93) Inadequate vertical support in one or more areas. Recommend evaluation, repair / replacement by a qualified contractor.
Photo 93-1 Reverse angle of next picture, could be an old stairwell opening. Photo 93-2 Vertical support for beam has fallen over.
94) Recommended upgrade, No sump tank or pit liner is visible for the sump pump. Standard building practices call for a sump tank to be installed, made from polyethylene, clay, tile, steel, concrete or fiberglass. Sump tanks are normally 18 inches in diameter and vary from two to three feet deep. Sediment may accumulate and shorten the life of the pump if the sump pump is installed in an unlined pit. A qualified contractor should install a sump tank as per standard building practices. For more information on sump pump installations, visit http://www.hometips.com/cs-protected/guides/sumps.html
95) The sump pump appeared to be inoperable. A qualified contractor should evaluate and repair as necessary.
Photo 95-1
96) Sloping floors noted in home, consistent with other structural concerns noted in the foundation, attic etc. Area appeared stable but should be reviewed and repaired as needed by a qualified contractor.
Photo 96-1 Recommend solid supports to floor joist. Small blockers used... Photo 96-2
Photo 96-3 Photo 96-4 Supplemental supports have been added.
Photo 96-5
97) Insulation is falling down in the crawlspace on the west side of the building, it is also upside down. Vapor barrier should be towards the heated space, c raft faced paper is flammable and should not be exposed. Recommend repairs as needed by a qualified contractor.
Photo 97-1
98) 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.
Photo 98-1
99) Additional support has been added to the structure, good continuity from the footing to the large spanned beams in the restaurant area, very well done.
Chimney type: Masonry with no liner, Masonry with a terracotta liner
100) The masonry chimney's mortar is deteriorated and should be repaired to prevent further, significant deterioration. Recommend having a qualified chimney service contractor or mason evaluate chimney and repair as necessary.
Photo 100-1 Photo 100-2
Photo 100-3
101) The oil fired boiler uses a masonry chimney for a flue, and no stainless steel or "cast-in-place" liner is installed. These types of liners ensure a correct draft, and prevent damage to the masonry flue from corrosive exhaust deposits and moisture in the exhaust gases. A qualified chimney service contractor should evaluate and install a liner as necessary per standard building practices. For more information, visit http://www.csia.org/homeowners/relineoil.html and http://www.csia.org/homeowners/liners.htm
Photo 101-1
102) 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.
Photo 102-1 Photo 102-2 Crown repair needed.
Photo 102-3
103) Insert cover in active chimney is inadequate, recommend a qualified contractor seal hole properly. Photo 28's chimney area, north part of building.
104) The masonry chimney crown is deteriorated (cracked or broken) and needs repairs or replacement. The crown is meant to keep water off of the chimney structure. The chimney can be damaged by wet masonry going through freeze-thaw cycles. A qualified chimney service contractor or mason should evaluate and repair or replace the crown as necessary.
105) 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.
106) The oven and/or broiler door handle(s) are loose and/or missing. Repairs should be made as necessary, and by a qualified appliance technician if necessary, such as tightening or replacing handles.
Photo 106-1
107) 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.
Photo 107-1 Photo 107-2 Third floor kitchen area, part taken from stove. In active area.
108) Dish washer in second kitchen appeared in operable.
109) 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.
Photo 109-1
110) Shelving or other components are missing from one or more cabinets. Missing shelving and/or components should be replaced, and by a qualified contractor if necessary.
Photo 110-1 Photo 110-2
111) Kitchen cabinets and drawers were inspected and found to be in operable condition the day of inspection. Some maintenance is needed.
112) One or more faucets leak by handle(s) or at their base when turned on. A qualified plumber should evaluate and repair as necessary.
Photo 112-1
113) Restaurant equipment and compressors appeared operational, some are new, some are older, some are no longer in use. Recommend a qualified contractor perform routine maintenance on all items.
Photo 113-1 Photo 113-2 Grease trap. Recommend proper maintenance. Unit appeared newer.
Photo 113-3
114) Kitchen appliances are fully operational per owner.
116) Vinyl flooring in one or more "wet" areas is damaged and/or deteriorated. The wooden sub-floor below may be damaged by water intrusion. A qualified contractor should evaluate and replace or repair the damaged flooring.
Photo 116-1 Mothers apartment.
117) The enamel coating on one or more sinks is damaged and/or deteriorated. For example, chipped or worn, and/or rust on some exposed steel. However, no leaks were found due to the deterioration. Client should consider replacement. Mothers apartment.
118) Recommended upgrade,
One or more bathrooms with a shower do not have an exhaust fan installed. Moisture accumulation can occur. Even if the bathroom has a window that opens, it likely does not provide adequate ventilation, especially during cold weather when the window is closed. A qualified contractor should install exhaust fans as per standard building practices where missing in bathrooms with showers. A window is present meeting the ventilation requirement for older homes.
Photo 118-1
119) One or more toilets have no water supply and could not be fully evaluated. The shut-off valve(s) may be turned off, or repairs may be necessary. The client(s) should ask the property owner(s) about this, and have a qualified plumber evaluate and repair if necessary. Water damage area around the toilet noted, review and repair as needed.
Photo 119-1 Loose floor tiles, recommend review and repairs as needed.
120) Shelving or other components are missing from one or more cabinets. Missing shelving and/or components should be replaced, and by a qualified contractor if necessary.
Photo 120-1 Cover to GFCI is missing.
121) 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.
122) Caulk should maintained around shower area prevent water intrusion and damage to wall and floor structures.
123) Bathroom(s) are protected by GFCI's in apartments.
124) Restaurant bathrooms appeared in good condition.
125) Recommend all smoke (photo electric type) and CO detectors be hardwired with a battery back up in the rental units by a qualified electrician as needed per standard building practices. Consult with local and or labor and industry authorities on all requirements for the building.
Photo 125-1 Apartment CO detectors must be hard wired per VT State standards. Photo 125-2 Old smokes should be replaced with hardwired photoelectric detectors.
126) One or more exterior entrance doors are damaged and/or deteriorated and should be repaired or replaced by a qualified contractor.
Photo 126-1 Photo 126-2
127) The weatherstrip around one or more exterior entry doors is missing and/or deteriorated. Weatherstrip should be installed where missing and/or replaced where deteriorated, and by a qualified contractor if necessary.
128) One or more bedroom windows do not meet today’s standards for egress in the event of a fire due to the opening size being too small and/or being unable to open. Bedroom windows should be easy to open, stay open by themselves, and have:
A minimum width of opening of 20 inches
A minimum height of opening of 24 inches
A minimum net clear opening of 5.7 square feet (5 square feet for ground floor).
Recommend having a qualified contractor make modifications as necessary, such as moving or replacing window(s) to comply with these recommendations. For more information, visit http://www.taunton.com/finehomebuilding/pages/h00100.asp
Windows appeared adequate to escape from if needed. This is a common item with older homes. The above requirement was not in effect at the time of construction. Keep the above requirements in mind if/ when installing replacement windows.
Photo 128-1
129) Stains were found in one or more ceiling areas. The stain(s) appear to be due to roof and or plumbing leaks past or present (frozen conditions the day of inspection). A qualified contractor should evaluate and repair as necessary. No wet areas found the day of inspection. Roof replacement has been recommended.
Photo 129-1 Photo 129-2
Photo 129-3 Photo 129-4
Photo 129-5
130) Glass in one or more windows is broken or cracked. A qualified contractor should replace glass where necessary.
Photo 130-1
131) One or more ceiling area have loose ceiling tiles or need repair. Recommend repairs as needed.
Photo 131-1 Photo 131-2
Photo 131-3 Appeared to be an area where smoke from kitchen has left dark lines near the ceiling area. Recommend cleaning and repairs as needed. No apparent access noted to this attic space between buildings to investigate further. Photo 131-4 Sagging acoustical tiles.
132) Vinyl flooring or carpeting has duct tape at the seam. A qualified contractor should replace or repair the damaged flooring. Mother's apartment.
Photo 132-1
133) Third floor is not an active, some areas appeared to be under construction. Recommend repair / capping electrical areas that are open by a qualified electrician.
Photo 133-1 Photo 133-2
134) Extension cord use in the apartments, recommend additional receptacles as need to avoid the use of these items.
Photo 134-1
135) One or more baseboard heater covers need maintenance.
136) 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.
Photo 136-1 Photo 136-2
Photo 136-3 Photo 136-4
137) Batteries in all the smoke alarms should be replaced bi-annually (time change in spring and fall) in the future.
138) Older double pane windows in home appeared to be in good condition. Some windows are cracked as noted earlier.
139) Screen(s) in one or more windows are missing. The client(s) should ask the property owner(s) about this. Screens are often removed for window cleaning and they may be stored somewhere. If not, then recommend installing screens where missing.
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.
