This report published on Monday, November 22, 2021 11:24:43 AM EST
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
General information
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.
Exterior
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.
Roof
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.
Attic
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
Electric service
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.
Water heater
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.
Heating and cooling
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
Plumbing and laundry
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
Basement
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
Fireplaces, woodstoves and chimneys
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.
Kitchen
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
Bathrooms
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.
Interior rooms
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.
