This report published on Thursday, November 4, 2021 11:25:54 AM EDT
NOTICE TO THIRD PARTIES: This Report is the exclusive property of Covered Bridge Professional Home Inspections, LLC and the Client(s) listed above and is not transferable to any third parties or subsequent buyers.Our inspection and this Report have been performed with a written contract agreement that limits its scope and usefulness. Unauthorized recipients are therefore advised not to rely upon this Report, but rather to retain the services of an appropriately qualified home inspector of their choice to provide them with their own inspection and report.
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
Present during inspection: Septic Inspector, Representative property manager
Client present at end?: No, will follow up with client after report delivery
Occupied: No, but furnishings and stored items are present
Weather conditions: Clear
Temperature: Hot 90 degrees
Ground condition: Dry
Front of building faces: West
Main entrance faces: North
Items absent to inspect: Crawlspace, Air conditioning
Foundation type: Partially finished basement
The following items are excluded from this inspection: Outbuildings, Washer & Dryer (if present), Low voltage wiring cable / phone etc., Private and Public sewage disposal systems
1) The purpose of a home inspection is to identify major visually observable defects that are present at the time of the inspection and to provide information regarding the condition of the home's systems and components. The inspection is non-invasive. The inspection is intended to provide information that can be used to prevent further deterioration of the property and increase the safety of the home by recommendations of the inspector. Whenever such conditions exist it is recommended that a qualified contractor be consulted for any necessary repairs.
Any recommendation made for further evaluation or repair/replace action (icons or text ) by a specialist should be investigated prior to the close of the transaction so that the client possesses a clear understanding of the magnitude of the condition, repair options, and repair costs.
The inspection is limited to readily accessible areas of the property. The inspection shall not be considered a code compliance inspection. We are generalists, not specialists holding licenses of each discipline needed to construct a home. The inspection is a snapshot in time of the home's condition on the day of inspection. The inspection and report shall not be construed to constitute a home warranty, insurance policy, or guarantee of any kind.
The inspection is supplemental to the Sellers property information (SPIR) report, where all known defects are supposed to be fully disclosed and documented by the seller.
2) We encourage all clients to educate themselves about radon gas and its effects. If elevated levels are detected, changes can be made to mitigate the issue. Radon content can be reduced dramatically by a mitigation professional for a reasonable cost. Better air quality in the home and less moisture in the basement are additional benefits of a mitigated home. A home with an existing mitigation system should be considered an asset, not a liability. We have considerable experience and we are certified in radon measurement. By phone or email, we can help you with questions and turn you in the right direction. Radon Protocols, Buyer's and Seller's Guide: https://www.epa.gov/sites/production/files/2015-05/documents/hmbuygud.pdf
Whether or not a radon test was conducted by CBPHI we recommend clients consider long term testing (+90 days). Typically 48 hours tests are conducted for real estate transactions (due to time constraints), an accepted method per EPA protocol. However, this is a small snapshot in time.
The State of VT has a free test kit program.
Photo 2-1 Professional monitor deployed, results in 48 hours.
3) We do not inspect or test for mold, mildew, or any potential environmental hazards. If moisture intrusion concerns are included in the report then the client should investigate the potential for mold. Mold can develop within 48 hours under the right conditions. We note any patent mold-like substances that are found. The home inspection is limited to visual, non-intrusive methods of observation. Water-stained areas, even if dry, can indicate hidden damage and contain a mildew-like substance behind finished walls, ceilings, or other areas. If mold is found in any area of the home, the source of the moisture should be found and repairs made by a qualified contractor. We recommend professional evaluation/clean up if needed on large areas other than common household mold / mildews.
4) Recommended client consultation with owners regarding obtaining any building permits that may apply to the home. This is outside the scope of the home inspection.
6) CBPHI doesn't conduct WDI / WDO inspections (wood-destroying insects and organisms). However, any visible deteriorated wood will be reported (probing or investigation inside walls/soils / etc. is not included). We will point out any patent (visible to anyone) WDI /WDO if found / visible. If clients want a licensed WDI inspection we recommend a pest control professional evaluate the home in addition to the home inspection.
8) If needed, we recommend requesting the owners all available information/documentation on the home. Such information includes paints and stains used, warranties on siding, roof, windows, heating, hot water systems, appliances, thermal efficiency ratings, and all items that are applicable to future home use.
9) CBPHI does NOT inspect private or public wastewater systems. We feel this is best left to the proper knowledge and tools of qualified septic professionals who are best equipped to provide an analysis of the system. Private Septic Systems: We highly recommend a septic inspection by an expert contractor, inspector, or engineer, preferably one with a scope and camera. We also recommend pumping every three years or fewer in accordance with the advice of a septic professional and the usage of the septic system.
Photo 9-1 Septic cap at side yard. Septic inspection was taking place at the time of the home inspection.
10) Note: This is only a courtesy comment. The inspection does not include evaluation for animal infestation or waste. We will point out any patent evidence of pests found in the course of the inspection. Evidence of rodent presence was found in one or more areas, including the basement. We recommend following guidelines in the CDC's "Clean Up, Trap Up, Seal Up" article for eradicating rodents, cleaning up their waste and nesting materials, and preventing future infestations. More information: http://www.cdc.gov/hantavirus/hps/prevention.html
Recommended evaluation for animal exclusion and clean up from a licensed pest control company as needed.
Photo 10-1 Electronic mouse deterrent noted in the basement.
13) Furniture and/or stored items obscured some closets, wall, floor, and/or ceiling surfaces, prohibiting some areas from a full evaluation. Recommended review of these areas at the final walk-through for possible defects the inspector was unable to observe.
Photo 13-1 Photo 13-2
14) This home inspection meets or exceeds both Vermont's and New Hampshire's Standards of Practice (SOP) and Codes of Ethics (COE). S.O.P's and COE's are provided to the clients prior to the inspection in the initial email confirming the inspection time and date. They are referenced in our agreement and also at the links below. We HIGHLY RECOMMEND the client review your appropriate state's document for a full understanding of the limitations of a home inspection, what is included in one, and what does not fall within our liability. Feel free to call us with any questions you have.
As home inspectors, we are not licensed to provide structural integrity and design evaluation of the property. We have licensed VT & NH Home Inspectors who are trained generalists. Our intent is to point out any major items of concern for possible evaluation and repair by a specialist.
Think of us as a general practitioner, we have training and knowledge of each area of discipline needed to build a home or building. We are not experts in each field holding those licenses, (aka electrician, heating contractor, etc.). When we identify an issue we will refer you to that particular specialist / professional for further review/repairs.
We do have a working knowledge of code, however, the inspection IS NOT code compliance inspection, which is out of the scope of this inspection. Home/building inspectors are not code enforcers and have no authority. Consult local and or state Authorities with Jurisdiction for more information.
We highly recommend all clients hire a structural engineer and or architect in addition to our inspection for a professional/licensed evaluation of the property if major renovations and/or modifications are planned.
15) This report is confidential. It is prepared for the client's own information and should not be relied upon by any other party. "Client" refers to the person(s) named at the beginning of the report who signed the contract. All other persons are warned to not rely upon the information in the report.
The inspector is not liable for any third-party claims arising from the unauthorized distribution of the inspection report. The client may choose to distribute copies of the inspection report to the seller and the real estate agent directly involved in the transaction, although these parties 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 retains ownership of the report.
16) Overview - The home appeared relatively well-maintained overall.
The most significant concerns were: grading, vegetation, 25-year-old roof wear: attic mold/mildew-like substance: aging water heater review /repair, CSST gas line bonding; rusty pressure tank; non-functional kitchen range hood, garage water damage repairs; smoke/CO detection,
Safety, preventive maintenance, and thermal recommendations rounded out this report.
17) Hi folks, We normally get a chance to talk with clients on-site about our inspection process, you were not able to attend, completely understandable. What I would have discussed is our reporting/inspection process is very detailed. Don't be shocked by the number of items, this is typical of our process.
Many additional photos likely have been added to give you a better "visual" experience from not being able to attend. Our overall opinion is in the "Overview " section. Please take your time to read over the report in its entirety and call or email with any questions you might have and we will follow up with you.
The electronic report is best supported verbally to ensure proper conveyance of the report findings. We are requesting the opportunity to go over the entire report (if that is what's needed) with you if, at all possible, it's very important to us and the overall process of the inspection. Please give us a call to set up a review time so we can converse and go over any questions you might have.
18) Many hyperlinks are included in the report to assist the client(s) and to better describe certain items. We have a large illustration library (like the one below), how-to videos, and safety items in these links. It is best to review our reports online to gain the full benefit of the inspection process. The report is detailed by design.
19) A separate "summary report" is at the end of the PDF file sent to you. It is highly recommended the client (and other parties granted permission by the clients) review the long version of this document in its entirety. The full benefit of this report will not be gained by looking at the summary report only. Some items may be left off the summary report as it is driven by the icons in the report. We employ our best judgment when selecting icons that indicate the severity of the item, your opinion may be different than ours. They are just a guide, not a replacement for the text described in the report. Please read the full document to ensure all intended information is gained. This report has a lot of detail including small items, it's not a quick read. This is typical of our inspection process. The volume of data is not intended to overwhelm you but to fully inform you. We include thermal improvements/cost saving suggestions inside each report as well if needed.
Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items, or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents, and windows are often high off the ground and maybe viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement. Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sports courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; seawalls, docks, and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only. Inspection is limited to the visual /accessible areas of the home/building. Whenever decay is noted it should be evaluated by a qualified contractor for further potential structural damage that is not visible to the inspector.
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Wood clapboard
Driveway material: Gravel
Sidewalk material: Stone
Exterior door material: Composite insulated, Glass panel, sliding glass
20) One or more trip hazards were found in the 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.
Guardrails are missing from one or more sections of stairwells with high drop-offs. This is a safety concern. Standard building practices require guardrails to be installed at drop-offs higher than 30 inches. A qualified contractor should evaluate and install guardrails as necessary and as per standard building practices. https://www.nachi.org/gallery/?level=picture&id=520
Photo 20-1 Missing guardrails at back stairs. Photo 20-2 Recommend handrails at steep stone step areas for added safety.
21) Windows overall appeared in satisfactory condition overall. Some repair, maintenance is needed. Recommend repairs as needed by a qualified contractor. Please see photos for more information.
Photo 21-1 Dining area. Seals between double-pane glass in one or more windows appear to have failed based on condensation or stains between the panes of glass. Recommend review and repairs or replacement as needed by a qualified contractor.
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. Photo 21-2 Additional gaskets/weatherstripping at some windows may be an indication of air gaps. Recommend review/repair as necessary by a qualified contractor.
Photo 21-3 A few windows would not open. May be humidity or otherwise. Recommend review/repair as/if necessary by a qualified contractor. Photo 21-4 Second floor front bedroom. Awning window hardware was loose. Recommend repair by a qualified contractor.
Photo 21-5 Screen(s) in many windows are missing. The client(s) should ask the property owner(s) about this. Screens are often removed for window cleaning or during winter months, they may be stored somewhere. If not, then recommend installing screens where missing. Photo 21-6 Some screens noted in the basement.
Photo 21-7 Second floor. One or more windows drop or slide down when opened, sash side tension is worn, and or is in need of repair or replacement. Recommend a qualified contractor review and repair / replace as needed.
22) Overall the exterior finish was adequate however, some areas are peeling or have decay. A qualified contractor should evaluate areas of decay, repair, prep (pressure wash, scrape, sand, prime caulk, etc.), and repaint or re-stain areas as needed replacing all rotten wood per standard building practices.
Photo 22-1 Some peeling paint/decay was noted at some window trim areas. Many appeared to be recently painted over. Recommend repairs as needed replacing all rotten wood by a qualified contractor. Photo 22-2 Fans vent outside.
Photo 22-3 Photo 22-4
23) The substructure of the deck and or porch was not fully evaluated due to no access. The inspection was via camera under the skirting. What could be seen appeared to be in good condition Recommend all decks be reviewed annually for, pier movement, levelness, separation, loose railings/handrails, decay, etc. and repaired as needed by a qualified contractor. Deck safety, http://www.safestronghome.com/resources/video-hsc-deck.asp
Photo 24-1 Some seams appeared deteriorated at copper gutters. Photo 24-2 Some gaps noted at seams.
25) The perimeter grading slopes toward the structure in some areas or appeared negative to flat. 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.
Photo 25-1 Grading appeared negative/pitched toward the home at the back.
26) Recommend finding day-lighted basement drains, perimeter, and or gutter drain pipe (if present) to ensure water is running from it in heavy rains/wet months. Clean out (snake out or Roto Router) as/if needed in the future. Maintaining drainpipe areas will help keep the water table around the home lower, if it becomes plugged, the water table could rise and cause basement water and or moisture when there was none before. Image of a footing drain / grading:http://coveredbridgeprofessionalhomeinspections.com/blog/wp-content/uploads/2019/02/1885.jpg
Some recommendations made. Please see photos.
Photo 26-1 Perimeter drainage pipes appeared damaged and/or missing sections at back stairs. Recommend review/repair by a qualified contractor. Photo 26-2 Left side entrance location.
27) Vegetation such as trees, shrubs, and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood-destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one-foot clearance between it and the structure's exterior.
Trees are overhanging roofs and are within 10 feet of the roof vertically. Trees should be pruned so they are at least 10 feet above the roof, or don't overhang the roof.
Photo 27-1 Ivy growing at chimney area. Photo 27-2 Cut back vegetation to allow sun and air in to dry the siding.
28) Recommend viewing the home or building during a significant rainstorm. Walking around the home 360 degrees to observe where roof runoff water is being placed. If water is running or pooling at or near the building, appropriate diversionary tactics should be taken. Water is the number one enemy of a structure and can cause significant damage if left unattended. Once shedding from the roof surface water should continue to shed away from the home. This is the most important maintenance tip we can give in this report if anything is learned we hope it is this. See possible water intrusion areas below, not all homes are expected to have items noted in the image.
29) Foundation appeared in satisfactory overall condition from the outside in areas that were visible. Many areas were not visible due to porche/stairs, and vegetation. Monitor for cracks in the future, seal if needed to prevent water from entering during freeze-thaw cycles.
Photo 29-1 Porch and vegetation obscured most foundation areas. Photo 29-2 Cut back vegetation as needed.
Photo 29-3 Areas that were visble appeared adequate.
30) 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 the winter months. Please note, gaps around windows and doors may be more or less prevalent due to thermal activity during seasonal changes. For example; on a very hot summer day, wood and vinyl materials around windows and doors are expanded and no gaps can be seen. High moisture content can also make doors bind when they didn't before. The same door or window at below zero temperatures will be contracted, gaps then may exist. We only view once, the day of inspection. Gaps or binding of door/windows not seen the day of the inspection may be more noticeable at a later date when temperatures and moisture levels change/fluctuate. Monitor, repair, and maintain as if needed in the future.
31) Soffit, fascia, and eave areas appeared to be in satisfactory condition. Recommend annual review and maintenance as/if needed.
Photo 31-1 Photo 31-2 Soffit venting noted.
32) Standard recommendation : Recommend client consult qualified pest control contractor for carpenter ants as preventive maintenance.
33) One or more hornet, bee, and/or wasp nests were found. These can pose a safety concern. Nest(s) should be removed as necessary.
Photo 33-1
34) Recommend keeping snow, vegetation, etc. away from all vents, near grade so they will function properly.
35) Ground fault circuit interrupter (GFCI) electric receptacles were operating outside the home.
Photo 35-1
36) All exterior door thresholds were inspected and found to be in satisfactory condition.
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Roof material manufacturer specifications or installation instructions compliance are not included in the inspection. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts, and extensions performed adequately or were leak-free.
Roof inspection method: Viewed via camera pole extension
Roof type: Cross gable
Roof covering: Architectural asphalt and or fiberglass composition shingles, porch roof - standing seam
Photo 37-1 Lower standing seam metal roofing appeared adequate. Photo 37-2 The steel roof is installed. Typically snow will not stay on it as long as an asphalt roof surface, a good maintenance feature keeping weight off the roof structure. It will however have larger than normal snow piles next to the home in the winter months. Recommend keeping the lower part of siding and or wooden trim work in these areas painted more often than the rest of the home to repel water/snow. Add snow guards/cleats where needed over entrances, roof penetrations, etc. if needed by a qualified roofing contractor. Sample of snow guards/cleats : https://www.alpinesnowguards.com/ http://snoblox-snojax.com/
Photo 37-3 West side. Main home asphalt roofing. Photo 37-4 Some cupping and curling beginning to show in shingles. Recommend repairs as necessary by a qualified contractor.
Photo 37-5 25-year-old roof wear noted. Loose shingles and one large area of missing shingles at the center of the ridge cap. Potential for water intrusion/hidden decay. The ridge cap is damaged in one or more areas, recommend a qualified contractor review and repair. Photo 37-6 The ridge cap is deteriorated and or has missing shingles in one or more areas and is in need of repair and or replacement. Recommend a qualified roofer review and repair as needed.
Photo 37-7 East side. Granular wear noted to the shingles in many areas. Monitor repair/replace as needed in the future. Photo 37-8
39) Flashing appeared to be in satisfactory condition in areas that were visible. Recommend annual review and repairs if needed, preventive maintenance.
Photo 39-1
40) Because of the roof covering type, weather conditions, and/or the configuration of the roof, the inspector was unable to traverse the roof safely or without possible damage to the surface. The Inspector and wasn't able to fully evaluate the entire roof. The method of the inspection was the use of binoculars, view from eaves, windows, and or camera pole extensions.
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access (a letter is sent to all parties requesting full and complete access if at all possible, prior to all inspections); areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind, and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing. The minimum size opening should be 22"x30" for the inspector or others to access per standards.
Inspection method: Viewed from hatch, access limited due to low height or no walk way., No walkway, inspector couldn't access entire area.
Restrictions limiting the inspection: Yes
Roof structure type: Rafters
Ceiling structure: Joists
Insulation material: Cellulose loose fill
Insulation depth: 12" +-
Estimated R- Value: R-38
Vapor barrier: Craft faced
Ventilation: Inadequate, mildew or moisture present issues noted
41) A mold/mildew like surface material is present in the attic space. Recommend a qualified mold contractor evaluate, test, and repair as needed, and repairs are made to the root cause by a qualified contractor to prevent it from coming back. Some recommendations made. Please see photos.
Photo 41-3 Ridge and soffit venting noted. Photo 41-4 Ventilation may have been upgraded to prevent further mildew growth. Recommend asking owners about any attic upgrades. Soffit baffle vents present. Air flows in from the soffit area.
42) No weatherstrip is installed around the attic access hatch. Weatherstrip should be installed around the hatch to prevent heated interior air from entering the attic.
Photo 42-1 Single sheet of drywall noted as attic hatch.
43) The attic access limited due to no permanent walkway. Walking in /on insulation would have damaged the insulation's original R-value and is unsafe. The inspector was unable to fully evaluate the attic, non visible areas are excluded from this inspection. The inspection was done from the hatch area via camera. Attic/roof structure appeared adequate from what could be seen inside and at the roof's ridgeline outside.
Photo 43-1
44) The attic roof structure appeared adequate on the day of inspection. Monitor maintain area as needed in the future.
Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; Any low voltage wiring such as phones, pet fences, Cat 5, coaxial cables, low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle but instead tests a representative number of them per various standards of practice. When furnishings, stored items, or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110-volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The power source and placement of smoke and carbon monoxide alarms is not determined as part of this inspection, see VT or NH standards for more information. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan smokes should be replaced every 10 years, CO's every 5 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service amperage (amps): 100
Service voltage (volts): 120/240
Meter location: At pole
Location of main service switch: In basement
Location of main disconnect: At Meter
Service entrance conductor material: Multi - Strand Aluminum
System ground: Ground rod(s) in soil
Main disconnect rating (amps): 100
Branch circuit wiring type: 3 wire, Romex, three wire, copper
45) Panel(s) appeared in satisfactory overall condition.
Main over-current protection devices (circuit breakers) was "double tapped", where 2 or more wires are clamped in a terminal designed for only one wire. This is a safety concern since the bolt or screw may tighten securely against one wire, but leave others loose. Very common items found during home inspections. A qualified electrician should evaluate and repair as necessary.
Electric panel(s) were noted in either a bathroom and or closet area. Standard practices state they should not be located in these areas. Recommend a qualified electrician for further review, advisement, and repairs per standard practices.
Some recommendations were made. Please see the photos.
Photo 45-1 The basement panel was in a bedroom closet. Photo 45-2
Photo 45-3 Appeared to be a surge protector connected to the main lug, recommend reviewing and installation per manufactures instructions by a qualified electrician. Photo 45-4 Surge protector taps at main lugs.
Photo 45-5 Neutral wires are doubled or bundled together on the neutral bar. This is unsafe due to the need to turn off multiple circuit breakers to work on any of the circuits using these wires. A qualified electrician should evaluate and repair as necessary. Photo 45-6 Neutral and equipment ground conductors are combined at one or more subpanels. 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 subpanel. A qualified electrician should evaluate and repair as necessary per standard practices.
Photo 45-7 Meters were not labeled. The assumption was made that the meter at left was assigned to the home, but recommend confirmation and labeling as needed. Photo 45-8 Main service disconnect switch. 100 amp.
46) Non-metallic sheathed wiring is routed in one or more areas so it is subject to damage, such as on wall or ceiling surfaces. The insulation can be damaged by objects coming in contact with it and/or it being repeatedly moved. A qualified electrician should evaluate and repair as necessary per standard building practices. For example, rewire using a decorative surface conduit, or re-routing through wall cavities.
Flexible lamp or extension cords were being used for permanent wiring in one or more areas. They should only be used for portable equipment on a temporary basis. Cords should be removed as necessary if used permanently, and or a qualified electrician should evaluate and make repairs as necessary. For example, installing additional circuits and/or electric receptacles. Image: https://coveredbridgeprofessionalhomeinspections.com/blog/wp-content/uploads/2020/04/E086C-Extension-Cord-Problems.jpg
Photo 46-1 Kitchen light cord was stapled under the cabinet. Photo 46-2 Track light wire was surface run in the kitchen.
48) Recommend receptacle safety covers for folks who will have young curious children in the home. For more information please visit: www.safetycaps.com
Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains; condition of anode rod; operation of any safety devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
Estimated age: 2004 per ANSI date.
Type: Tankless wall unit
Energy source: Propane
Capacity (in gallons): On demand
Water temperature: 120
TPRV safety device installed: Not visible
TPRV drained properly?: Not visible
Manufacturer: Takagi
Serial#: 28002462
49) The tankless hot water system was delivering hot water to all intended areas on the day of inspection. Recommend maintenance per manufacturer's recommendations by a qualified heating contractor as needed. Regular maintenance is important to keep your tankless water heater performing well. Keep the area around the exterior vent exhaust free of snow and ice.
Tankless water heaters typically are rated to last 15-20 years. Consult the owner's manual for more information. Clients should budget for a replacement in the future.
No visible temperature-pressure relief valve is installed on the water heater. This is a potential safety concern. A qualified plumber should install a temperature-pressure relief valve and drain line as per standard building practices/manufacturer's instructions. For more information, visit: http://coveredbridgeprofessionalhomeinspections.com/blog/wp-content/uploads/2019/02/1599.jpg
Some recommendations made. Please see photos.
Photo 49-1 17 year old Takagi gas/tankless water heater. Photo 49-2 Heat shielding noted at the joist. Recommend review of combustion clearances per manufacturers instructions by a qualified contractor.
Photo 49-3 Rust/heat markings noted at vent area. Recommend review/repair as necessary by a qualified contractor. Photo 49-4 No visible TPR valve at the water heater. TPR valve may be an internal device. Recommend review and installation as necssary per manufacturer's instruction by a qualified contractor.
50) 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. They will help reduce the chances of possible legionnaires disease. All newly installed hot water systems are required to have this feature present.
52) The estimated useful life for most water tank heaters is 8 to 15 years. Dependent on water quality, maintenance/environment some may last much longer.
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not analyze flue gas or conduct carbon monoxide testing, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens, and living/dining rooms). Oil/kerosene tank inspection is limited to the visual/accessible areas. Tanks can rust from the inside out, which is not visible, the age of oil tanks is not determined. Recommend an initial baseline evaluation of tanks and all related equipment by the fuel supplier, and annual inspections while servicing the heating equipment. VT requires a tank inspection by the fuel supplier for new customers.
Estimated age: 2019
Primary heat system type: Baseboard FHW, Radiant FHW
Secondary heat source(s): Wood stove
Primary heating system energy source: Propane gas
Primary A/C energy source: N/A
Primary Air conditioning type: N/A
Distribution system: Copper, Pex tubing
Manufacturer: IBC
Serial#: 051597-1902k01345
Last service date: None noted
53) The newer boiler was operational, delivering hot water to baseboards and radiant floor heat the day of inspection. Recommend annual maintenance per manufacturers instructions.
No drain line is installed for the relief valve. This is a potential safety concern due to the risk of scalding if someone is standing next to the boiler when the valve opens. A qualified plumber should install a drain line as per standard building practices. For example, extending to 6 inches from the floor. Minor repair. For more information, visit http://www.wattsreg.com/default.htm?/t&p/installation.htm
Photo 53-1 2-year-old high effiecny IBC gas boiler. Photo 53-2
Photo 53-3 Thermostats were operated, but no heat noted at baseboards in the home. Photo 53-4
Photo 53-5 Missing drain line.
54) The gas manifold and CSST flexible gas lines are not bonded to the electrical system. Typically a ground wire is run directly to the electric panel to the steel manifold. The purpose is to prevent damage to CSST during lighting strikes. Recommend a qualified electrician review and bond/ground gas lines per standard practice. For more information see:http://csstsafety.com/Images/CSST-Direct-Bonding-Tech-Bulletin.pdf
Regardless of any findings we discover, we recommend a licensed gas contractor review all connections for leaks, material types of plumbing, exhausts, gas pressures, regulators, tanks, shutoffs, bonding, etc. This is to ensure up to date materials and codes are present and have been reviewed by a licensed gas contractor. We do not quote gas codes, per VT & NH Rules. Quoting code is not a part of this inspection. We are generalists, not specialists holding licenses of each discipline needed to construct a home.
Photo 54-1 CSST gas line was not bonded, should be a minor fix. Photo 54-2 Regulator and shut off valve at the East side.
Photo 54-3 LP gas underground tank riser. Photo 54-4 Main LP gas shut off valve.
55) Estimated life expectancies for typical heating systems are:
Boiler - 20-30 +- years Furnace - 20-25 +- years Space-heaters - 20+- years Pellet stoves - 10- 15 +-
Note: Many variables dictate the life span of equipment, such as; quality of the equipment; maintenance practices, water quality, proper installations, the environment in which the device is in are a few.
56) For safety /efficiency reasons, and because this heating system is fueled by gas or oil, servicing should be performed annually per the manufacturer's instructions in the future. For more information visit: https://www.energystar.gov/index.cfm?c=heat_cool.pr_maintenance
Limitations: The following items are not included in this inspection: private/shared wells and related equipment; any part of a private sewage disposal system; main, side and lateral sewer lines; gray water systems; trap primers; incinerating or composting toilets; hot tubs or spas; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized and does not determine the existence or condition of underground fuel tanks. A camera inspection of the main sewer line is not performed, recommend this be done by a qualified contractor if there are any concerns, lines are old or have many trees around it.
Water pressure: 42 psi +/-
Water Service: Private water source
Main water shut off location: In basement at pressure tank
Location of main fuel shut offs: At LP gas tank outside
Service pipe material: Copper, Polyethylene
Supply pipe material: Copper, Pex tubing
Vent pipe material: Plastic
Location: Roof top
Drain pipe material: Plastic
Waste pipe material: Plastic, Cast iron
Location: Basement
Dryer Duct Type: Smooth Wall Steel
57) The kitchen sink drains slowly. Drain(s) should be cleared as necessary, and by a qualified plumber if necessary.
59) The clothes dryer exhaust duct appears to need cleaning. Significant amounts of lint build up was found. This is a safety concern due overheating from decreased air flow. This duct should be cleaned now and annually, or more often if necessary in the future. For more information see:https://www.facebook.com/coveredbridgeinspections/posts/1430958000415662?__xts__[0]=68.ARC0FHZwy6qwxNMKYgyIKiWyVLl_eXdDstTMjRkoJtVNFPUQ8bZ7LKQojIuPGoRApwrslU0LOjxahz_CGcS6ceHB49-22FCgXkH0Vb2RcRlTHJo9ztcqJPCqyjdNtsY9tOgTqbajZoU-EqrDYZnPlxaFso75CKENzFN_ZHL2z0oBVOGtWOGm4e56a6OWnDySbtSSevYgnZizEZDrPziDG3ShZfnZUIzu7Rr-xX2izp7duJvQ2KoEWWoFxwbO3EDe-v4CUdisS-AD5LLpgFWV2ycQTs2K6EEKm3tp3AvwQwdsrE0aXMt7_EFqmLRUXd6YQ8mpfp07tJl8DSaJyR-1Lm4cSQ&__tn__=-R
Photo 59-1 Lint build up noted in and around the dryer vent cap.
61) 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. At the same time, a functional drainage test is performed and no slow drains were found unless noted herein. Long term drainage is not performed.
Photo 61-1 Photo 61-2
Photo 61-3 42psi+- noted at pressure tank and exterior hose bibb. Photo 61-4
62) Drain/waste lines are made of cast iron at slab floor penetration in basement. Over time the inside deteriorates and accumulates debris reducing the diameter of the original pipe. This can result in reduced discharge/wastewater flow to the sewer or septic system. Drain in sinks and toilets overall appeared to drain properly with no restriction on the day of inspection. If slower draining is noted in the future the lines may have to be cleaned out (Roto Router). If this happens often, recommend changing out to PVC by a qualified plumber.
Photo 63-1 Pressure tank and main water shut-off valve. It was operational and is getting older. Photo 63-2 Rust noted at pressure tank. The estimated useful life for most steel pressure tanks is 15 to 25 years. This tank appeared to be approximately this age and will need eventual replacement. Clients should budget for replacement.
Water samples were taken for comprehensive water testing. Results are pending, the information will be forwarded ASAP.
Go to: Be Well Informed (http://xml2.des.state.nh.us/DWITool/) At the bottom of the screen you will click on "Enter Your Well Water Test Results". This will produce a comprehensive analysis of your results.
Photo 64-1 Well head was in the backyard. Cap was good, maintain as needed.
Limitations: Structural components such as joists and beams, and other components such as piping, wiring, and/or ducting that are obscured by under-floor insulation are also excluded from this inspection. Note that the inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning, or spacing. If there are any questions about the structure the clients should consult a structural engineer to evaluate, to concur, or to contest our findings. The inspector does not guarantee or warrant that water will not accumulate in the basement in the future. Access to the basement during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so. The inspector does not determine the adequacy of the basement floor or stairwell drains, or determine if such drains are clear or clogged. Note that all basement areas should be checked periodically for water intrusion, plumbing leaks, and pest activity. We do not inspect for mold-like substances, we cannot see behind finished basement walls. Hidden defects and mold/mildew could be present. If the client has any concerns about possible basement mold we strongly recommend they have the area tested by a qualified mold company.
Insulation material underneath floor above: None visible
Pier or support post material: Bearing wall, Steel
66) The 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. Inspection is non-intrusive. The basement support structure appeared adequate the day of inspection, in areas that were visible. Monitor, maintain as needed in the future.
Photo 66-1 Photo 66-2 2x10 joists noted in boiler room.
Photo 66-3 Bearing wall support noted in beam areas. Photo 66-4 Steel posts noted in other beam area.
67) One or more cracks were found in the foundation. Recommend sealing them to prevent water infiltration during freeze-thaw cycles and monitoring them in the future. Numerous products exist to seal such cracks including:
If cracks reappear recommend a qualified contractor evaluate and repair as needed.
Photo 67-1 Minor crack. Photo 67-2
Photo 67-3 Slab foundation floor appeared adequate where visible. Carpeting prevented a full evaluation.
68) Copper connections have blue or green oxidation/corrosion in some areas noted. Not all plumbing could be seen. This can be from past leaks that have sealed themselves, condensation, pH balance in the water supply, or other reasons. Recommend a qualified plumber review the copper supply system and repair it as/if needed in the future.
Water stains were noted from past leaks, none were noted on the day of inspection.
Photo 68-1 Oxidation noted, no leaks. Review water quality report for pH balance when sent to you.
69) Recommend the use of a low-temperature Energy Star rated dehumidifier in areas below grade as needed to reduce moisture content and the possibility of mildew /mold growth. Preventive maintenance, if no water accumulates in the dehumidifier then it may not be needed. If water is present it's needed, particularly in summer months when heat and humidity are their highest levels of the year. Older homes can be without exterior damp proofing and drainage. Mold growth can develop within 48 hours under the right circumstances.
70) Note for buyers purchasing a home with a basement: Please be aware that basements are space located below grade and cannot be assumed to be waterproof, even if it is currently performing and there are no leaks visibly present. Think of your basement as a concrete or masonry boat. Soil surrounding your basement is always going to be moist and during heavy rain events or thaw more wet than usual. Basement walls are always subject to moisture trying to get in. Often this water is handled by a sump pump (similar to a boat bilge pump) which needs to be kept in operational condition. We also recommend a battery backup sump pump as one of the first things to go out in a storm is electricity. Other times water may find a new defect (all foundation walls and floors have defects) to enter your basement. Keeping a basement water resistant is an ongoing effort as water is always trying to locate a new way in, and as a basement owner, this must be understood.
71) No visible water intrusion noted on the day of inspection. However, the client(s) should review any disclosure statements available about any 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
Finished basement walls are present, we cannot see behind these walls. Potential for mold-like substances and hidden defects are present even though no evidence of mold was found on the day of inspection. Inspection is limited to readily accessible areas of the home. If there are any concerns for basement mold we recommend the clients have a qualified mold professional test and advise.
Photo 71-1 Photo 71-2
72) Insulation has been installed in the home's perimeter rim joist. This will enhance the thermal performance of the building reducing heat loss.
Photo 72-1 Photo 72-2 Mixed materials noted insultaing the perimeter joist areas in boiler room.
Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues, except where visible. Per ASHI and or NH's Standards of Practice Inspector are not required to inspect interiors of flues. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood-burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
Woodstove type: Metal, Ceramic
Chimney type: Masonry with a metal liner
73) The chimney(s) and flue(s) were inspected from very limited vantage points. Not all areas could be seen visibly, limiting the inspection. What could be seen appeared adequate. We recommend a certified chimney service contractor (preferably with a video scope) perform an inspection for a more comprehensive evaluation. Resources - https://www.csia.org/
The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device (if present).
Photo 73-1 A metal liner for the woodstove is present. Insulation contact. Denting/damage noted. Recommend review and repair by a qualified chimney professional. Photo 73-2 Chimney appeared adequate from what was visible.
Photo 73-3 Vegetation on the brick chimney can cause moisture damage, recommend removal. Photo 73-4
74) All solid fuel-burning appliances, pellet stoves, wood stoves, and fireplaces, etc. (if present) should be inspected annually by a certified chimney /stove service contractor, cleaned and repaired as necessary. https://www.csia.org/
Photo 74-1 Hearthstone woodstove. A good brand. Client may wish to consider switching unit to an LP gas stove if renting the home. Photo 74-2
Limitations: Per NH Rules the following items are not included in this inspection: household appliances such as stoves, ovens, cooktops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of the operation of appliances. The inspector does not note appliance manufacturers, models, or serial numbers and does not determine if appliances are subject to recalls (a link to recalls is at the beginning of each report). Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection. We do not dismantle appliances to gain more information. In VT were are required to run at least one function on each built-in device, not on any portable equipment, however.
75) The range hood fan was inoperable. We checked breakers etc. A qualified contractor should evaluate and repair or replace the fan or the range hood as necessary.
Photo 75-1
76) Note: Dishwashers (if present) are run through a cycle and drained looking for leaks. We do not put in dishes, soap, etc. to evaluate its effectiveness. Disposals are activated (if present) to hear the device activate. We do not know the effectiveness of the device(s) without kitchen waste which we do not do.
The client may wish to further evaluate with items needed prior to the end of the home inspection contingency to ensure complete, proper operation.
77) Kitchen appliances were operational on the day of inspection. Recommend maintenance to items per manufacturer's instructions.
Photo 77-1 Photo 77-2
Photo 77-3 Photo 77-4
78) The kitchen is protected by GFCI's.
Photo 78-1
79) Kitchen cabinets and drawers were inspected and found to be in an operable condition the day of inspection.
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are watertight, or determine the completeness or operability of any gas piping to laundry appliances.
80) The water stopper mechanism is not sealing, missing, or needs adjustment or repair to hold water. Stopper mechanisms should be installed where missing and/or repairs should be made so stoppers function properly.
Photo 80-1 Upstairs tub
81) One or more sink stopper mechanisms are missing, or need adjustment or repair. Stopper mechanisms should be installed where missing and/or repairs should be made so sink stoppers open and close easily.
Photo 81-1 Photo 81-2
82) Bathroom(s) have exhaust fans installed. Recommend fan cleaning as needed and per manufacturer's recommendations. Potential for fire if not cleaned regularly or maintained.
Photo 82-1 Photo 82-2 Fans vent outside.
83) Caulking and or grout should be maintained in all bathroom areas to prevent water intrusion and damage to wall and floor structures.
Photo 83-1
84) GFCI(s) were present and functioning in all bathrooms.
Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stairlifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation, or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Water and radon testing is available for additional fees and are separate from the home inspection. Some items such as windows, drawers, cabinet doors, or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor, and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors, and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.
85) Smoke alarms appeared battery-operated, hard-wired smoke detection has been required since 1994 (1996 home). Recommend a qualified electrician review and repair per VT's standards. For more information see the links below. Please see the following links for more information on VT smoke detector requirements:
Photo 85-3 CO detector at second floor hall appeared to be 10 year lithium battery but not written on data plate. No visible CO detector near the basement bedroom.
86) One or more light fixtures appear to be inoperable. Recommend further evaluation by replacement of bulb(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.
Photo 86-1 Some track light fixtures were inoperable/dead bulbs. Photo 86-2
Photo 86-3 Lights in some closets were inoperable. Appeared to be battery operated. Recommend review/repair as necessary.
Photo 87-1 Main and basement stairwells hand no handrail returns.
88) This door will not shut or close easily. Repairs should be made by a qualified contractor if necessary.
Photo 88-1 Boiler room door.
89) Post and beam support areas appeared adequate. Normal checking of wooden beams and or floor joists noted. Checking is a normal drying process of the wood (tree) used. When the wood dries it cracks and wooden members can twist/turn to cause unlevel, high, low areas of flooring. This is normal and expected in this type of construction. Larger cracks should be monitored and repaired if needed in the future.
Photo 89-1 Photo 89-2 Some checking noted.
Photo 89-3 Photo 89-4 Some beam twisting noted. A natural part of the drying process. Recommend monitor of beam/floors and repair as necessary by a qualified contractor.
90) The life span of smoke detectors is 10 years or sooner. According to the National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. For more information visit; http://www.nfpa.org/public-education/by-topic/smoke-alarms
CO monitors should be replaced after 5 years, the expected life span of the units.
Primary or Backup batteries in all the smoke and carbon monoxide alarms should be replaced bi-annually (time change in spring and fall) in the future.
92) The garage overall structure appeared to be adequate with good quality structural components, however, water damage and decay were noted near the second-floor sliding door and window area. Recommend a qualified contractor review this area, find the root cause, repair, and replace all rotten wood.
Photo 92-1 Photo 92-2 Water damage near siding door which was sealed/ locked off. Significant water staining and decay were noted inside.
Photo 92-3 Weak floor, decay in this area only. The rest of the garage was fine. Photo 92-4
Photo 92-5
93) Siding and or trim areas of the garage have peeling and or decay in one or more areas. Windows appeared in poor condition. Recommend repairs as needed by a qualified contractor.
Photo 93-1 2 windows need repair/ replacement. Photo 93-2
94) One or more exterior entrance doors are damaged and/or deteriorated and should be repaired or replaced by a qualified contractor.
Photo 94-1
95) Stored items in the garage prevented a full evaluation of the area. Clients should review areas not available to the inspector on the day of inspection at the final walk-through when stored items are removed. Repair areas as if needed.
Photo 95-1 Photo 95-2
96) Vehicle garage door opener(s) were operational on the day of the inspection and all safety devices were operating properly. Maintain as needed. See image for components;
Photo 96-1
97) One or more cracks were found in the slab foundation. No significant visual movement noted, appeared to be typical settlements /thermal movement found in most buildings. Recommend monitoring and repairs if needed in the future by a qualified contractor.
98) The garage was protected by GFCI breakers.
99) The roof appeared in satisfactory condition on the day of inspection.
100) On behalf of all of us here at Covered Bridge Professional Home Inspections, we thank you very much for allowing us to inspect your new investment. If we can improve our services in any way please let us know.
We hope the entire realm of the inspection process, from the initial call to the final report met or exceeded your expectations. This is our ultimate goal, to provide our clients with the very best building inspection experience possible.
Thank you for considering feedback information, references/referrals are the best compliments we can receive. Google Reviews are greatly appreciated!
If we can answer any questions or concerns please call or email us.
Best regards from our CBPHI team,
Steve & Sue Dukette, AJ Houlne, Barry Sykes, Matt "Chicky" Staples & Steve Gilman
Photo 100-1 Thank you from our family to yours!
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 3 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.
