Ma Home Inspector License # 136 Radon NRSB RMS # 6ss0023
HOME INSPECTION REPORT
Client(s):
M Ayer
Property address:
1 Plain Eastham MA 02642
Inspection date:
Tuesday, April 11, 2023
This report published on Tuesday, May 2, 2023 3:25:58 PM EDT
This inspection and report are designed to conform to the standard Real Estate contract requirements and does not include an inspection of cosmetic or aesthetic items. The inspection will be performed only on readily accessible components of the home. This includes general systems and components and is aimed at identifying any system or component, which requires immediate attention or major repair.
The inspection is performed in compliance with accepted standards of practice and conforms to or exceeds the standards established by the National Association of Certified Home Inspectors (NACHI).and in accordence with the Massachusetts CRM 2.66 standards of practice. , The inspection is limited to visual observations of apparent conditions existing at the time of the inspection. When necessary and appropriate the inspector will perform simple mechanical tests to determine whether or not a system or appliance is in good working order.
The inspection and report are performed and prepared for the sole, confidential and exclusive use and possession of the customer and / or the customer's agent or delegate. If the inspector recommends consulting other specialized experts, any such consultation shall be at the customers sole discretion and expense.
This inspection and report is not an expressed or implied warranty of any items inspected. Deficiencies and defects, which are latent or concealed, are excluded from the inspection. The inspector is not required to move debris, furniture, equipment, carpeting or other items, which may impede access or limit visibility, or enter any area with less than 24 inches clearance.
PRE-CLOSING WALK THROUGH The walk through prior to closing is the time for Client to inspect the property. Conditions can change between the time of a home inspection and the time of closing. Restrictions that existed during the inspection may have been removed for the walk-through. Defects or problems that were not found during the home inspection may be discovered during the walk-through. Client should be thorough during the walk-through. Any defect or problem discovered during the walk-through should be negotiated with the owner/seller of the property prior to closing. Purchasing the property with a known defect or problem releases Lighthouse Home Inspection of any responsibility. Client assumes responsibility for all known defects after settlement.
Link to Mass. Home inspection standards of practice. PLEASE READ!
The pictures embedded in this report are to enhance the look of the report and the understanding of the items pictured but may only depict a representative sampling of a particular problem and not every issue in each category. For example, a home may have numerous electrical outlet problems but only one or two pictures of defective outlets was added to the 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
Poses a risk of injury
Major Defect
Correction likely involves a significant expense
Repair/Replace
Recommend repairing or replacing
Repair/Maintain
Recommend repair and/or maintenance
Minor Defect
Correction likely involves only a minor expense
Maintain
Recommend ongoing maintenance
Evaluate
Recommend evaluation by a licensed specialist
Serviceable
Item or component is in serviceable condition
Comment
For your information
Conducive conditions
Conditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)
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
Client present for discussion at end of inspection: Yes
Weather conditions: Cloudy
Temperature: Cool, 49
Ground condition: Dry
Inspection fee: 845.00
Payment method: Check
Type of building: Single family
Buildings inspected: 1
Number of residential units inspected: 1
Home description: Attic, Basement, Garage
Bedrooms: 6
bathrooms: 5
Age of building(s): 31
Square feet of home: 3332
Source for building age: Municipal records
Occupied: No, Furniture or stored items were present
The following items are excluded from this inspection: Private sewage disposal system, Irrigation system, Private well
Utilities On: Yes
1) Effective March 31-2006, all Massachusetts homes, new construction or units being sold that have enclosed parking or equipment such as boilers, furnaces and hot water heaters powered by gas, coal, oil or wood will be required to have carbon monoxide alarms. Carbon monoxide is a colorless, odorless and tasteless gas that can kill. The new regulations require carbon monoxide detectors on every level of the home and within 10 feet of each sleeping area and in habitable portions of basements and attics. If you are elderly and can not install a detector, ask for help. Start by calling your local senior center..
Dead squirrel in heating duct and borrow holes in insulation
Photo 2-1 Photo 2-2
Photo 2-3 Photo 2-4
Photo 2-5 Photo 2-6
Photo 2-7 Rodent hole Photo 2-8 Dead squirrel in duct work vent
3) Vermin and other pests are part of the natural habitat, but they often invade homes. Rats and mice have collapsible rib cages and can squeeze through even the tiniest crevices. And it is not uncommon for them to establish colonies within crawlspaces, attics, closets, and even the space inside walls, where they can breed and become a health-hazard. Therefore, it would be prudent to have an exterminator evaluate the residence to ensure that it is rodent-proof, and to periodically monitor those areas that are not readily accessible.
4) NOTE: THIS IS NOT A CODE COMPLIANCE REPORT. ANY REFERENCE TO THE BUILDING CODE OR CODE INFRACTIONS IS INTENDED TO PROVIDE A PERFORMANCE BENCHMARK OF WHAT CONSTITUTES ACCEPTABLE CONDITIONS. THE HOME INSPECTOR DOES NOT COVER ALL CODE COMPLIANCE ISSUES. YOU SHOULD CONTACT LOCAL OFFICIALS REGARDING CODE ISSUES
5) Some areas and items at this property were obscured by furniture, stored items. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.
6) This is a 31 year old (approximate age) home. As with all homes, on going maintenance is required and improvements to the systems of the home will be needed over time. Please remember that there is no such thing as a perfect home.
7) A) Clothes washers and dishwashers may leak if unused for extended periods of time. Use unneeded equipment monthly to help keep in the best working order possible. B) Clothes dryer vents and duct will eventually clog with lint, if clothes drying time seems excessively long, have dryer duct cleaned, this will also increase the life of the dryer. C) Refrigerator door seals eventually tear and need replacement. D) Kitchen range hood grease filters require cleaning on a regular basis, Jenn Air type exhaust fans have grease catching jars which need emptying and cleaning.
8) A) All windows and doors can be expected to require minor adjustments. B) We recommend replacing all exterior locks for security reasons. C) Test smoke detectors monthly, and for those with batteries, install new batteries in the spring and the fall when the time changes. D) Obtain all warranties and other applicable documents E] Install Carbon Monoxide Detectors on each floor and basement.
9) - - There are a number of environmental pollutants that can contaminate a home, the detection of which requires specialized testing equipment that is beyond the scope of my service. However, there are two pollutants about which I am frequently asked, carbon monoxide and asbestos. Carbon monoxide is a bi-product that results from the incomplete combustion of carbon-based fuels, such oil, propane, natural gas, and wood. Carbon monoxide is often referred to as the "silent killer" because it cannot be seen, smelled, or tasted. It is a by-product that is formed by the incomplete combustion of carbon based fuels such as gasoline, natural gas, oil, propane, and wood. It is slightly lighter than air, and can float in pockets at any level within a room, and whereas some concentrations are tolerable, others can be deadly. All fuel-burning appliances are capable of producing carbon dioxide, even modern ones, and particularly those in newer homes that are more weathertight and can have insufficient fresh air to support complete combustion. - - MOLD - - I do not inspect for mold or other toxins. Mold has been in existence since before recorded time, and most of it is benign, but some molds are toxic and can represent a serious health threat. However, not all molds can be detected by visual means, and indeed some may be hidden from view, or flourish suddenly in the presence of moisture, and the only person that could certify a residence is free of molds and toxins would be an environmental hygienist. Regardless, mold is rapidly replacing asbestos as one of the most litigious environmental issues. Therefore, an environmental hygienist or mold specialist can inspect the property before close of escrow. For further information, the buyer and seller should visit the website of the Environmental Protection Agency at http://www.epa.gov/iaq/molds/moldguide.html Or the Center for Disease Control and Prevention at www.cdc.gov
10) The U.S. Surgeon General, Richard Carmona, Issues National Health Advisory on Radon The Surgeon General of the United States issued a Health Advisory in January, 2005 warning Americans about the health risk from exposure to radon in indoor air. The Nations Chief Physician urged Americans to test their homes to find out how much radon they might be breathing. Dr. Carmona also stressed the need to remedy the problem as soon as possible when the radon level is 4 pCi/L or more. Dr. Carmona noted that more than 20,000 Americans die of radon-related lung cancer each year. Read the Surgeon General's News Release http://www.surgeongeneral.gov/pressreleases/sg01132005.html
11) This report shall supersede any written or verbal conversations, comments and or reports that were provided prior to providing this written report.
12) 17 Ways To Save Energy With the rising cost of energy cost, here are some easy to do tips to help lower your energy bill. 1. Get a home energy audit every couple of years from a Certified InterNACHI Home Inspector to find ways to cut costs. 2. Check with your utility company for rebated whenever you install energy-saving equipment. 3. Add more energy-efficient insulation to your attic, perferably with a resistance rating of R-21 to R-30 4. Turn down your home thermostat two degrees and save 24 -kilowatt hours a month. It might not sound like much, but it adds up. 5. Buy a programmable thermostat, especially if your home is vacant most of the day. Set it to turn on a half hour before anyone arrives home. 6. Adjust your thermostat to a comfortable temperature and wait. Turning your thermostat up or down dramatically wasted energy and increases your heating costs. 7. Lower you hot water thermostat 10 degress, but no less than 120 degrees. You'll still get all the hot water you need and save 25-kilowatt hours a month. 8. Fix leaky faucets. One drip a second is 20 kilowatts a month.
9. Invest in weather-stripping kits if you've got drafty doors, and windows. 10. Trade your standard incandescent bulbs for compact fluorescent bulbs. They are more energy-efficent, last for years instead of months, consume little power and generate little heat. 11.Turn off your computer when not in use, or use the energy-saving"sleep"mode. 12. Seal energy leaks. Caulk over cracks and small holes around windows and exterior walls. Look carefully around plumbing pipes, telephone wires, dryer vents, sink and bathroom drains and under counter tops. 13. Participate in your power company's special energy-saving program. Some programs shut down electric appliances for short bursts of time during peak hours. You hardly notice the difference at the time, but you will notice a difference when you get your bill. 14. Buy major appliances that sport the "Energy Star" sticker. That shows the appliance meets or exceeds standards set by the U.S. Department of Energy and the Environmental Protection Agency. 15. Consider a front-loading washing machine. They use 50 percent less energy and one-third less water. Plus, they remove far more water in the rinse cycle, and that translates into big savings in dryer time. 16. When building a home or replacing a roof, select a roof based more on energy efficiency than how it looks. Light-colored roofs, such a white, galvanixed metal or cement tile, do the best job of reflecting the sun, and cool quickly at night. 17. Landscaping with the right mix of trees and shrubs can lower your energy bills by blocking winter winds or the summer sun.
13) GENERAL COMMENTS: A. FREE or inexpensive ENERGY AUDITS by local utility companies are recommended to further identify & estimate areas in need of energy saving improvements. B. YOU should re-inspect the attic space after the owner has removed all possessions as hidden problems may exist. C. New homes are now required to have a light in the attic. D. New homes are required to have a vapor barrier of 1.0 perm or less installed on the warm side of walls, ceilings and floors enclosing a conditioned space. E. Typical insulation requirements for residential applications include: Ceilings (R = 30) 9" fiberglass or equivalent, walls & basement (R = 19) 3 +" fiberglass or equivalent. F. Typical ventilation requirements for new residential applications include: Attics with a ceiling vapor barrier barrier shall have a screened opening of at least 1 SF of free vent area for each 300 SF of ceiling space. Attics without a ceiling vapor barrier shall have a screened opening of at least 1 SF for each 150 SF of ceiling area. G. Buyers should ask the owner about any prior roof leakage and should monitor the attic to determine if corrective action is needed. Be advised that active roof or flashing leaks can occur at anytime regardless of the age or condition of the roof coverings and flashings. NOTICE: UNLESS THE ATTIC WAS VIEWED DURING RAIN, NO GUARANTY AGAINST ROOF LEAKS IS IMPLIED. YOU should monitor the attic area for signs of roof or flashing leakage after heavy rain or snow conditions.
Photo 13-1
14) Mice in the Home The common home mouse weighs less than one ounce and is from 1 to 1 1/2 inches in length. The body is grayish-brown above and lighter, never white below. Generally it is a permanent resident in homes and other buildings. Wild mice enter dwellings in late summer or fall and spend the winter and leave in the spring. As mice are excellent climbers and can in found at all levels of the house from the basement to the attic. Mice can be controlled. Always use gloves and masks when removing mice, for protection from contacting virus from mice, Pest Control Co. recommended!
OUTDOOR CONTROL METHODS Do not stack firewood next to buildings. Keep vegetation around buildings and wood piles trimmed. Remove all trash or rubbish or store it in containers with tight fitting lids Remove hay or straw mulches from around foundations. Do not leave pet food outside. Store bird feed in metal containers with tight fitting lids Clean up under and around bird feeders. Inside attached garages, install 1/8 inch or finer mesh wire screening over the opening where the roof rafters and the top wall plate meet. Use a pre-mix cement to grout the holes in top row of exposed foundation blocks in attached garages because mice climb through these holes.
INDOOR CONTROL METHODS Store food and pet food in glass or metal containers with tight fitting lids or in cabinets with snug fitting doors. Use standard single or multiple catch traps and glue boards. Bait the traps with a small dab of peanut butter. Poison baits are available but they should not be used near human or pet food supplies. In the garage, place traps next to the corners of the doors, the most likely entry point. As rodents move, one side of their body is kept in contact With a vertical surface. Therefore, set tram perpendicular walls where mice have been seen. Place traps 1/8 inch from the wall, 6 to 8 feel apart with triggers placed toward the wall http://www.ehow.com/how_4461253_mouse-proof-home.html?ref=fuel&utm_source=yahoo&utm_medium=ssp&utm_campaign=yssp_art
15) CONCERNED ABOUT RISING ENERGY COSTS? MASSSAVE or CAPE SAVE CAN HELP. There are so many great reasons to make energy-saving changes to your home. Reduced energy costs throughout the year, improved home comfort, and lower greenhouse gas emissions. - MassSave / Cape Save may provide you a no-cost home energy assessment to identify the energy-saving improvements that are right for you. - MassSave or Cape Save may provide money toward the cost of purchasing and installing approved energy-saving measures and money-saving rebates when you install qualifying energy efficient equipment. Get started today. Call MassSAVE at 866-527-7283 or Cape Save 508-398-0398 or www.masssave.com or www.capesave.com for more information or to schedule your home energy audit.
16) Radon test ELECTED BY CLIENT'. CRM test device was placed in basement room .And will be picked up within 48-72 hrs. The final data will be E-mailed to you. Questions about radon should be addressed to.The Mass. State Board of Health. 1-413-586-7525 x 1185. If high radon levels are measured, call lighthouse home inspection 508-428-1975 DISCIAIMER: We are certified to perform radon testing. Please understand that the validity of an unsupervised test site and unsecured test device may not be accurate as each may be tampered with. Nevertheless, testing is advised. For peace of mind, you should retest the home for radon levels after Purchase: as you were not present to validate the conditions during the test. For free consumer publications, go to: www.epa.qov/radon/pubs/ htp://|.surgeongeneral.gov/pressreleases/sg01132005.htmI
Photo 16-1 Radon monitor placed in basement . I will pick monitor Tuesday and email results to you that day.
17) HOW DOES RADON GET INTO YOUR HOME?
Radon is a radioactive gas. It comes from the natural decay of uranium that is found in nearly all soils. It typically moves up through the ground to the air above and into your home through cracks and other holes in the foundation. Your home traps radon inside, where it can build up. Any home may have a radon problem. This means new and old homes, well sealed and drafty homes, and homes with or without basements. Radon from soil gas is the main cause of radon problems. Sometimes radon enters the home through well water. In a small number of homes, the building materials can give off radon, too. However, building materials rarely cause radon problems by themselves. Nearly 1 out of every 15 homes in the U.S. is estimated to have elevated radon levels. Elevated levels of radon gas have been found in homes in your state. Contact your state radon office for general information about radon in your area. While radon problems may be more common in some areas, any home may have a problem. The only way to know about your home is to test. Radon can also be a problem in schools and workplaces. Ask your state radon office about radon problems in schools, daycare and childcare facilities, and workplaces in your area (also visit www.epa.gov/ radon).
RADON GETS IN THROUGH: 1. Cracks in solid floors. 2. Construction joints. 3. Cracks in walls. 4. Gaps in Suspended floors. 5. Gaps around service pipes. 6. Cavities inside walls. 7. The water supply.
Photo 17-1
18) You are advised to seek at least two professional opinions and acquire estimates of repair as to any defects, comments, improvements or recommendations mentioned in this report. We recommend that the professional making any repairs inspect the property further in order to discover and repair related problems that were not identified in the report. We recommend that all repairs, corrections and cost estimates be completed and documented prior to closing or purchasing the property. Feel free to hire other professionals to inspect the property prior to closing including HVAC professionals, Electricians, Engineers, Roofers and Carpenters.
Limitations: The following items are not included in this inspection: swimming pools, spas, hot tubs, water features and related equipment; playground, recreation or leisure equipment; landscape lighting; areas below exterior structures with less than three feet of vertical clearance; irrigation systems; invisible fencing; sea walls, docks and boathouses. Any comments made regarding these items are as a courtesy only. Note that the inspector does not test or determine the adequacy of drainage systems for grounds, walkways, below-grade stairs and roof downspouts. The inspector does not provide an evaluation of geological conditions and/or site stability, compliance of pool or spa fencing with municipal requirements, or determination that deck, balcony and/or stair membranes are watertight.
Condition of fences and gates: Required repairs, replacement and/or evaluation (see comments below)
Fence and gate material: Wood
Site profile: Level
Condition of driveway: Appeared serviceable
Driveway material: Asphalt
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete, Brick
Condition of decks, porches and/or balconies: Appeared serviceable
Condition of guardrails:
Deck, porch and/or balcony material: Wood
Condition of exterior stairs: Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Concrete
Condition of decks, porches and/or balconies: Required repairs, replacement and/or evaluation (see comments below)
Deck, porch and/or balcony material: Concrete
20) Fences were damaged or deteriorated in some areas. A qualified person should repair or replace sections as necessary.
Photo 20-1 Photo 20-2
21) Wooden deck surfaces were overdue for normal maintenance. Recommend that a qualified person clean and preserve as necessary. Where decks have been coated with a finish such as opaque stains or paint, it may be too difficult to strip the finish and apply anything but paint or opaque stain. Where transparent stain or penetrating oil has been applied in the past, recommend that a penetrating oil be used. For more information, visit: http://www.google.com/search?q=penetrating+oil+decks http://www.google.com/search?q=deck+maintenance
Photo 21-1 Photo 21-2
22) Mortar joints have eroded. Maintenance re-pointing (the application of new mortar) is needed to fill the mortar Joints and thereby prevent water infiltration. If water is allowed to enter the joints, additional deterioration can occur and frost expansion will cause the bricks to loosen in colder climates. I recommend re-pointing as needed to properly seal the mortar joints.
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Photo 22-3
23) Painted concrete deck surfaced needs to be repainted.
Photo 23-1 Photo 23-2
24) Trees were in contact with or were close to the building in one or more areas. Damage may result, especially during high winds. Vegetation can also act as a conduit for wood destroying insects. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.
Photo 24-1 Photo 24-2
25) Driveways and parking areas are commonly constructed of asphalt, concrete, brick or stone. These surfaces can rapidly deteriorate if maintenance is neglected. Over time and with constant exposure to the elements, moisture, and freeze-thaw cycles, degradation of any surface are inevitable. I advise that all driveway and parking area Surfaces should be maintained at regular intervals with sealers or suitable water repellents.
26) The substructure of the deck is excluded from the inspection due to limited access because of the low height.
Limitations: The following items are not included in this inspection: below-grade foundation walls and footings, or those obscured by vegetation or building components; exterior building surfaces or components obscured by vegetation, stored items or debris. Any comments made regarding these items are as a courtesy only. Some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determination the adequacy of sump pumps, seismic reinforcement, nor determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
Condition of wall covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Wood, Clapboard
Condition: Repair / Replace, Eval.
Condition of foundation and footings: Appeared serviceable
Foundation type: Unfinished basement
Foundation material: Poured in place concrete
Footing material: Poured in place concrete
Anchor bolts / straps for seismic reinforcement: Not determined
Condition of floor substructure: Appeared serviceable
Pier or support post material: Steel
Beam material: Built up wood
Floor structure: Solid wood joists, 2x10
Condition of the basement: Appeared serviceable
27) Dry rot is decomposition in seasoned wood caused by fungi / moisture Recommend repair of all affected area[s] as needed
Photo 27-1 Photo 27-2 At front door.
28) The steel basement bulkhead door is beginning to rust. I recommend painting/repair by a qualified contractor.
Photo 28-1 Photo 28-2
29) The exterior finish in some trim areas was failing. A qualified contractor should prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint or restain areas as needed and as per standard building practices.
Photo 29-1 Photo 29-2
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30) Poured concrete and concrete block foundation walls and floors often develop cracks as a result of normal settlement or material shrinkage. This is considered normal, and does not have an adverse effect on the foundation. The concrete floor exhibits random thin cracks. The cracks appear to be shrinkage type cracks caused by excessive water during the pouring of the concrete. Such cracks are common with concrete foundations and generally pose no major problem in terms of reduction in load bearing capacity. Hairline shrinkage cracks should be sealed to prevent water infiltration, radon gas entry and possible wood boring insect access. Professional epoxy injection service companies can be hired to repair foundation cracks with a long lasting sealant, or you can seal the cracks yourself with a hydraulic cement product or suitable caulk. Once repaired, the cracks should be monitored for future movement. Floor framing in the structure is of conventional lumber. The strength is largely a function of the species of wood; this factor will determine the joist size and spacing based on their intended load requirements. Warping and knots are common in lumber, and checking cracks can sometimes occur. Lumber shrinkage, even on kiln-dried wood, can also cause hairline cracks to occur. This is often manifested by interior surface cracks on the walls and ceilings and is considered normal. This type of checking or cracking does not have a significant effect on the strength of the framing members. Complete evaluation of the floor frame and the sub-flooring was restricted by the presence of insulating materials. There were no visibly apparent deficiencies at the time of the inspection; however, complete evaluation would require removal of the insulating materials.
31) The soil clearances around the house are adequate to prevent rot and wood destroying insect infestation. To reduce the risk of rot and wood destroying insect activity, continue to maintain eight inches of clearance between the wood components of the house and soil. Maintain six inches of clearance to vinyl or metal siding. The ground is properly graded in some areas around the perimeter of the house. Grading improvement should be undertaken in areas that are flat or sloped toward the foundation. The ideal slope around the house is one inch of drop per foot for the first ten feet. The ground should be ten inches lower, ten feet away from the house.
32) EXTERIOR FINISHES - The exterior siding finishes appeared to be adequately installed and in acceptable functional condition
33) The basement ceiling is insulated. While this is a good feature, the insulation prevented complete access for evaluation of the floor frame. Hidden defects may exist beneath the insulation that are not documented in this report.
34) Observation: NO SIGNS OF BASEMENT DAMPNESS. Where accessible at the basement level at time of inspection, no apparent signs of prior water infiltration were visible. Analysis: NOTICE: A BEST EFFORT WAS USED TO OBSERVE AND INFORM YOU OF VISIBLE DAMPNESS PROBLEMS WITHIN THE ACCESSIBLE PARTS OF THE BASEMENT. HOWEVER, THIS REPORT DOES NOT INSURE NOR GUARANTEE AGAINST FUTURE BASEMENT WATER INFILTRATION.0 All basements are a hole in the ground that may suffer from dampness or seepage depending on seasonal weather conditions and drainage control measures employed or neglected. If ground water tables saturate soil near the foundation, or if negative drainage directs surface water towards the foundation, or if roof drainage lingers near the foundation; then hydrostatic water pressure can overcome foundation water resistance and infiltrate the basement. To prevent false expectations regarding the home inspection, please understand that the inspection only took place on one day of the year. The inspector can NOT anticipate all climatic conditions and drainage conditions and predictions of wet basement difficulties. Stored goods and finished surfaces prevent complete access for viewing symptoms of past seepage. Recommendations: Due to the above reasons, you should ask the owner to disclose any past history of basement dampness or seepage. He or she is legally obligated to be honest and has the benefit of having experienced seasonal ownership of the home. To reduce the possibility of wet basement difficulties a number of drainage issues should be understood. Firstly, all soil, lawn and garden areas along the perimeter of the foundation should have a positive slope away from the home to direct surface water away by gravity flow. If any negative drainage areas exist, then the basement is highly vulnerable for seepage. Secondly, all gutters & downspouts must be kept in a functional condition with downspout extensions or splash blocks that direct water away from the home. Once again, faulty gutters & downspouts make the basement vulnerable to seepage. If wet basement difficulties are disclosed or discovered after occupancy, then each of the above outside drainage control measures should be reevaluated and repaired as required. Annual drainage inspection is recommended as conditions will change with the passage of time. Remember, no home inspector can guarantee a dry basement. You should try to avoid an expensive waterproofing job by common sense drainage control at the source of the water outside. Eliminate or reduce the water near the foundation and the basement will stay dry. Lastly, if there is continued seepage after drainage improvements, then a sump pump installation should be considered or other control measures. Finished rooms below grade level should be protected by a drainage system beneath the foundation. As dampness can migrate through concrete without causing visible puddles of water, storage should be done with care by elevating important possessions. The use of a dehumidifier during summer months is advised.
35) Unfinished basements and crawlspaces at or below grade level. All receptacles installed in these locations must have ground-fault protection, except for: A single (not duplex or triplex) receptacle supplied by a dedicated branch circuit for a plug-in appliance such as a freezer or refrigerator A laundry circuit A single receptacle supplying a permanently installed sump pump
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; areas and components obscured by insulation; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. Only active leaks and evidence of past leaks observed during the inspection are reported on as part of this inspection. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice.
Condition of roof structure: Appeared serviceable
Roof type: Gable
Approx. Age of roof surface(s): 31
Source for building age: Inspector's estimate
Roof inspection method: Viewed from ground with binoculars, Viewed from windows
Condition of shingle and/or shake roof surface materials: Required repair, replacement and/or evaluation (see comments below)
Roof surface material: Wood shingles
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable
Condition: Serviceable
Fixed / vented sky lights: opened
Condition of gutters, downspouts and extensions: Appeared serviceable
Gutter and downspout material: Metal
Gutter and downspout installation: Full
Condition of attic: Appeared serviceable
Attic inspection method: Viewed from hatch(es)
Attic Roof structure type: Rafters
Ceiling structure: Ceiling beams
Roof Sheathing: strapping / wood shingles
Ceiling insulation material: Fiberglass roll or batt
Ceiling insulation rating: 30
Vapor retarder: Installed
Roof ventilation: Appears serviceable
Visible attic ventilation: Power vent
37) Many wood shingles were curled and/or deteriorated. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary.
Photo 37-1 Photo 37-2
Photo 37-3 Photo 37-4
Photo 37-5
38) No insulation was installed at the attic access hatches. Recommend installing insulation at hatch for better energy efficiency. For more information, visit: https://www.reporthost.com/_docs/atticaccess.pdf
Photo 38-1 Photo 38-2
39) Tree was overhanging roof and were within 10 feet of roof vertically. This is a conducive condition for wood destroying insects and organisms since organic debris such as leaves or needles are more likely to accumulate on the roof surface. Accumulated debris may cause water to enter gaps in the roof surface and leak into attic and/or interior spaces. Trees should be pruned so they are at least 10 feet above roof, or don't overhang the roof.
Photo 39-1
40) Gutters and downspouts must be kept clean, clear and free flowing. Gutters that hold water will tend to sag, overflow and may cause water penetration to occur through below grade foundation walls. Properties with trees, especially large trees or trees that are close to the house will need frequent and regular attention to assure continued proper functionality. Downspouts should deposit water well away from the walls of the house.
41) Attic photos.
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Photo 41-7 Photo 41-8
42) All attic and roof structure sections more than 6 feet from the access hatch(es) were inaccessible due to lack of permanent walkways. These areas are excluded from the inspection.
43) ATTIC: (For Your Information)
The following is a list of Insulation Types, and their estimated "R-Value" per inch.
Ceilings | R-38 Insulation - This can be accomplished with 12" of Fiberglass Batt Insulation or 12" of pouring Rock Wool or Fiberglass.
Exterior Walls | R-16 Insulation - This can be accomplished with 3 1/2" of Fiberglass Batts.
Cantilever Floors & Floors over Crawl Spaces | R10 Insulation - This can be accomplished with 6" of Fiberglass Batts.
Basement Walls | R-8 Insulation - This can be accomplished with 3 1/2" of Fiberglass Bats or 2" of extruded polystyrene sheathing.
44) Roof system ventilation and insulation are important for a number of reasons: condensation control; temperature control; energy efficiency; and the prevention of chronic ice dam formation. Ventilation of attic areas is intended to prevent the accumulation of moisture vapor in the attic/roof space and to dry low levels of condensation that may form on the underside of a roof deck. Ventilation is also intended to reduce the temperature of the roof deck during hot weather to improve shingle durability. Reducing the attic's temperature through ventilation and insulation also improves energy efficiency during hot periods. And in the case of ice dams, elevated attic and roof temperature during the winter can cause snow on the roof to melt. Insulation and roof ventilation help to keep the roof's exterior surface cold and help minimize the development of melted water and, consequently, ice dams.
Ventilating roofs in hot and humid conditions may add (rather than remove) moisture from attics and enclosed roof spaces. However, not ventilating roofs may void the asphalt-composition roofing manufacturer's warranty and slightly decrease the life expectancy of the roofing material due to increased temperature of the roof's surface.
Photo 44-1
45) Winter Moisture There are two sets of circumstances favorable to winter condensation of moisture in an attic: In cold climates, a combination of high, inside relative humidity (60% or above) and low outside temperature (30 degrees F or below) may cause condensation on the underside of the roof sheathing. Condensation develops from a combination of high relative humidity and temperature differentials. Condensation cannot form when the relative humidity is low, or the temperature is high. Even in moderate climates with high relative humidity, the day-night temperature cycle, combined with high humidity, may cause condensation on the underside of the roof sheathing. Effective attic ventilation is often more critical in newer than in older homes. Incongruous as it may seem; progress in home construction has created conditions that increase the possibility of winter moisture condensation. Modern homes are better insulated, thus easier to heat and cool. They are tighter, thus cleaner and less drafty. They are better planned and more compact. They incorporate more labor-saving appliances. All of these factors mean more comfortable living, but they have combined to increase the quantities of water vapor within smaller spaces and have made it more difficult for the vapor to escape. The result is a series of problems such as wet (and consequently less effective) insulation, wood decay, and peeling paint. These conditions may go unnoticed until considerable damage has been done. If little or no insulation is present, there is little possibility that a ventilation problem will exist because without adequate insulation, the heat that is lost to the attic will allow the air to control the rising relative humidity. Homes with little or no insulation are likely to have 2 to 10 times more air-changes per hour than modern, relatively tight homes. Since homeowners have become aware of the importance of insulating and tightening up their homes to conserve energy, condensation and ventilation problems have become widespread. Saving energy is recommended, but it is important to understand what happens to the moisture in the air when the relative humidity goes up and down. During the summer, a poorly ventilated attic can reach or exceed a temperature of 150 degrees F. Even with insulation covering the attic floor, the rooms below may have excessive heat gains and, therefore, be less comfortable and increase air conditioning costs. Such a situation could also shorten the life of the air conditioning system as well as some roofing materials. The air conditioning system may suffer significant inefficiencies due to the heat, especially if the ductwork is located in the attic. Cool air may also be lost through the ductwork and the unit may have to work longer. High attic temperatures may cause deterioration of many fire-retardant plywood roof sheathings, joist and truss members to split and deform, and truss plates to deteriorate and loosen. Humidity primarily comes from within the house (i.e. from tubs and showers, unvented clothes dryers, humidifiers, cooking, basement and crawl spaces, etc.). It also comes from less obvious sources, such as plants, standing water in a sink and even a large number of people who may stay in the house for a prolonged period of time. The very act of breathing by a family of four can expel approximately 1/2 pint of water per hour into the atmosphere of a home. Mopping a kitchen floor of about 150 square feet can release approximately 4 › pints of water; washing the dinner dishes can release about 1/2 pint. A wind-blown rain can cause water to enter and evaporate into the attic area through roof leaks or poorly designed or installed ventilators. Condensation in an attic is due to saturated air. The first place that the air will usually saturate is on the north side, at the lowest area in the attic, just above the insulation. The reason for this is two-fold: 1. The north side will be colder than the south side. 2. The biggest temperature change takes place just above the insulation. There is also a smaller volume of air at this point than there is closer to the center of the attic or roof system. Mold will form at this north side (lowest area first); it progresses up the north side, and when it gets up about halfway, it starts at the lowest area of the south side. If the conditions are serious enough, the mold will continue to rise on both sides until all of the sheathing is black with mold.
46) Ice dam leaks occur in winter when a roof system is not properly ventilated or insulated. It usually occurs when the outside temperature is less than 20 deg. F and the attic temperature is more than 30 deg F with snow on the roof. As the snow melts, it runs down the roof, encounters a dam of ice and backs up under the roof covering near the eaves. Risk of leaks increases with more snow, low sloped roofs, length of slope, interruptions in slope such as skylights and dormers, or a narrow passage under the roof. The general remedy to ice damming is to augment attic ventilation and insulation. The object is to keep the attic as cool as possible at all times and to provide for proper air flow. Good attic ventilation is important. During the heating season, inadequate attic ventilation can lead to condensation, mold or mildew development, sheathing problems and indoor air quality problems. During the warmer seasons, inadequate attic ventilation can lead to roof degradation and higher utility bills. The attic of this dwelling includes fiberglass batt insulation. Batt insulation is manufactured in two to twelve inch thick and 15 to 23 inch wide batts. The batt or blanket can be faced with a variety of covers, including a vapor retarder, or it can be unfaced. The vapor retarder on fiberglass batt insulation generally needs to face the warm-in-winter side, or conditioned side, of the insulation. In most climates, this means that batt insulation installed in attics should have the vapor retarder against the attic floor.
Photo 46-1
47) Attic in general was found to be in normal condition. No signs of leaks or deterioration were visible. Recommend monitoring attic space periodically as part of routine maintenance. Look at the duct work, electrical components and wiring, cable TV connections, underside of roof deck for any signs of leaking, insulation etc.
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages varies between municipalities.
Type: Attached
Condition of garage: Required repair, replacement and/or evaluation (see comments below)
Type of garage house door: Metal
Condition of garage vehicle door(s): Appeared serviceable
Garage vehicle door type: Sectional
Number of vehicle doors: 2
Condition of automatic opener(s): N/A
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
Garage ventilation: Exists, windows
48) The door between the garage and the living spaces does not have a self-closing mechanism. By implication, if the door were left open, a garage fire or fumes would spread more rapidly to the living area. Although it may not have been a requirement at the time of construction, I recommend installing a self-closing mechanism as a safety upgrade after moving into home..
Limitations: The following items are not included in this inspection: generator systems, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; 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, does not determine if this system has an adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs, nor determine the operability of every wall switch.
Electric service condition: Appeared serviceable
Primary service type: Underground
Number of service conductors: 3
Service voltage (volts): 120-240
Service amperage (amps): 150
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Copper
Main disconnect rating (amps): 150
System ground: Ground rod(s) in soil, Water pipes are bonded
Condition of main service panel: Required repair, replacement and/or evaluation (see comments below), 2 - 150 amp panels
120 volt circuit breakers: 32
240 volt circuit breakers: 9
Condition of sub: Required repair, replacement and/or evaluation (see comments below)
# 230 volt breakers: 7
# 230 volt breakers: 1
Location of main service panel #A: both in basement
Location of sub panel #B: Garage
Location of main disconnect: Breaker at top of main service panel
Circuit breakers that were in the "off" position: 0
Condition of smoke detectors: Required repair, replacement and/or evaluation (see comments below)
Smoke detectors present: Yes
Smoke detector power source: Not determined
49) Overcurrent protection device[s] (circuit breakers ) in panel #A and B are "double tapped", where 2 or more wires were clamped in a terminal designed for only one wire. This is a safety hazard since the bolt or screw may tighten securely against one wire, but leave others loose. Arcing, sparks and fires may result. A qualified electrician should evaluate and repair as necessary.
SQ D brand breakers present. Some SQ D Breakers allow for Double tapping. Consult with a electrician for recommendations.
Photo 49-1 Photo 49-2
50) Wiring used at the building exterior is not rated for exterior use. This is a potential safety hazard for fire or shock. A qualified electrician should evaluate and repair as necessary.
Photo 50-1
51) Based on the age of this structure and the appearance of existing smoke alarms, the alarms may be older than 10 years old. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit this article: NFPA urges replacing home smoke alarms after 10 years.
52) One or more screws were missing from the cover to panel #A and B 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.
Photo 52-1 Photo 52-2
53) Recommend adding a bonding wire to gas pipe for additional safety.Consult with a qualified electrician for any necessary upgrades or repairs.
54) A typical house has 240-volts, brought in through overhead or underground wires from the street supply. A normal system is composed of three wires. The black and red wires are live, and the white wire is neutral. The potential between the black and white wire is 120- volts, between the red and white is 120-volts, and between the black and red is 240-volts. (Incidentally, the red wire often has black sheathing, just to make things confusing). The size of the service entrance cable determines how much electricity is available to the house. Either copper or aluminum cable may be used. Aluminum connections should be coated with an anti-oxidant (grease-like material) to prevent corrosion.
55) Double tapping exists in the panel. Double tapping refers to attaching two or more wires to a single circuit breaker that was not designed to accept more than one wire. Double tapping can cause loose connections and arcing at the breaker, and nuisance tripping of the breaker due to excessive electrical loads on that breaker. I recommend that a qualified licensed electrician correct this concern.
56) Grounding and bonding in electrical systems is often confusing. Grounding refers to providing a path of least resistance for electricity to flow to the earth in the event of a malfunction instead of flowing to electrical panels, appliances, persons, or anything else in contact with or a part of the electrical system. Electricity will always follow the path to ground that offers the least electrical resistance, and so copper wire is used for grounding connections. The electricity will usually prefer this path to any others available. Proper grounding is an essential part of any safe electrical system. Bonding refers to the mechanical connections made between the electrical grounding system and other components in and around the home that may acquire an electrical charge under certain circumstances. The bonding connections are usually composed of solid or stranded copper wire and metal clamps. Bonding ensures that a difference in electrical potential (the cause of electrical shocks) will not build up between any components of the electrical system and other components in and around the home that are able to carry an electrical current. Plumbing pipes, for example, are able to carry an electrical charge, and so are bonded to the grounding system tonsure that they don't become accidentally energized. If the plumbing pipes become energized due to an electrical malfunction, the electricity will flow through the bonding connections and then to ground, instead of through things or persons in contact with the plumbing pipes. Proper bonding is essential to the safety of any home and electrical system.
Photo 56-1
57) TEST RESET GROUND FAULT PROTECTED RECEPTACLES (GFCI) are special devices that help prevent electrocution.There is an electronic chip inside the receptacle that monitors current flow and shuts the power off when too much electricity is drawn through the receptacle with none returning to complete the circuit. It is suggested, and required by code in new construction, that these devices are installed where there is a greater risk of electrocution. They should be installed any where outside or near water, within six feet of sinks or other metal plumbing fixtures, basements, and appliances with power and exposed water like pools, whirlpools and hot tubs. These devices should be tested for proper operation
Photo 57-1
58) GFCI These special electrical devices shut the power off to a circuit when as little as .005 amp is leaking. Under normal circumstances, the current flowing through a circuit is the same at any point. That is to say, if there are 5 amps flowing through the black wire going out, there should be 5 amps flowing through the white wire coming back. If there is a flaw in the system, some electricity may be flowing to a dangerous spot, but there may not be enough flowing to blow a fuse or trip a breaker. For example, if the electrical insulation in an appliance is defective, there may be a small current leaking to the case of the appliance. Under normal circumstances, this would not be detected. However, this can become very dangerous if a person (particularly one who is not well insulated with rubber gloves or shoes, or who is perhaps wet) touches the case. A potentially fatal electrical current can flow through the person to ground. This creates an electrical shock hazard. A ground fault circuit interrupter prevents this from happening by comparing the electricity going out through the black wire against that coming in through the white wire. If the difference is more than .005 amp, the system will be shut off .These devices may be incorporated into a circuit breaker, or into an electrical outlet. Most codes require their use on outdoor outlets and bathroom outlets. The NEC in the USA requires GFI protection for kitchen counter outlets within six feet of a sink. They do make sense wherever water and electricity may be brought close together. For example, GFCI's are also required on swimming pool and whirlpool electrical systems. Sometimes it is difficult to know how many electrical components in a house are protected by a ground fault circuit interrupter. It is possible to have several electrical outlets all protected by one ground fault circuit interrupter
Photo 58-1
59) Smoke detectors are not tested on my inspection.Fire dept will check operation of smoke and CO detectors before closing Government testing has shown that as many as one quarter of all smoke detectors in homes do not operate properly (1994-95 "National Smoke Detector Project"). This is true even when the units responded to a test button operation. Testing of smoke detectors will not provide definitive proof that the unit will respond as needed in the event of a fire. Causes of these response failures include batteries that were found to be dead or missing, the detector's vents becoming clogged with paint, dirt, dust or grease, and insects infesting the sensing chambers. The National Fire Protection Association recommends that battery powered detectors be tested weekly, and those powered by household current be tested monthly. There are aerosol smoke testers available that can be used to perform a more definitive test. Any smoke detectors that are over 10 years older have damaged test buttons should be replaced. For further information visit
60) The owner of the property is required to have the fire department examine and evaluate carbon monoxide, smoke detectors and fire alarm systems prior to purchase and provide you with documentation at time of closing.
61) Any electrical repairs attempted by anyone other than a licensed electrician should be approached with caution. The power to the entire house should be turned off prior to beginning any repair efforts, no matter how trivial the repair may seen. Aluminum wiring requires periodic inspection and maintenance by a licensed electrician. Operation of time clock motors is not verified. Inoperative light fixtures often lack bulbs or have dead bulbs installed. Light bulbs are not changed during the inspection, due to time constraints. Smoke Alarms should be installed within 15 feet of all bedroom doors, and tested regularly.
62) Even if all circuits and receptacles in your house are properly grounded, it is still possible for someone to get a serious, if not lethal, shock if they are standing on wet ground or holding a grounded metal pipe while they touch an appliance with a metal housing which happens to be charged with current because of an internal short. It is true that the fuse or circuit breaker may blow, but in a fraction of a second it takes for this to happen, enough current could flow through your body (on its way to the ground) and give you a serious shock. A properly operating Ground Fault Circuit Interrupter device could be very well save your life should this occur. GFCI breakers, whether actual breakers in the service panel or circuit beaker receptacles, which continuously monitor the amount of current flowing in each conducting wire (both hot and actual). Normally it would be exactly the same, and the GFCI would do nothing. In the event there is the slightest amount of current leaks out to ground, through the ground wire, or through human contact, there will be more current flowing in one wire than the other. When the GFCI senses this, even if the difference is only a few thousandths of an ampere, and if the breaker is not defective, it should immediately shut off all current flow. It does this in about 1/40th of a second-much faster than would a fuse or circuit breaker, and long before enough current can flow to ground to cause bodily harm. There are several different types of ground fault circuit interrupters. One type is a combination circuit breaker and GFCI which is installed in the service panel in place of a regular circuit breaker-it usually has a small light -color test button on it. It protects the entire circuit, a safeguard which can be a nuisance when installed in older buildings. It will shut off the power to that entire circuit even when very slight internal leakage to ground occurs, as is "normal" for many older buildings that have not been rewired, even though there is no real hazard. Another type of GFCI is the receptacle type which is installed in place of the conventional receptacle outlet. It has a reset and a test button usually placed between the tow outlet ports. It protects anything plugged into a particular outlet, and depending on the model, will protect all other outlets which are "downstream" from it, but not those outlets which are between the two ports. This method is common in many modern buildings. Often in single-family residences the "main" GFCI outlet will be found in the garage, or bathroom, or on an exterior wall. Another type of GFCI is the portable type which merely plugs into an existing three-prong grounded outlet and converts that receptacle to a ground fault protected receptacle. Some models also come with extension cords for use around the outlet, or in damp locations. GFCI protected receptacles should be installed even though they may not have been required when the building was originally wired. Installation of this safety device is an upgrade which is definitely worth having. GFCI outlets and breakers can be purchased at any hardware, home improvement center, lumber yard or electrical supplier. Be sure that the electricity is turned off before attempting any repairs. If you are unsure of how to properly install a GFCI outlet, you are advised to contact an electrical contractor. If you intend to make the conversions yourself you are strongly advised to purchase and read one of the many handbooks on simple electricity. GFCI protections are required in today's construction at several different locations around the property. Those locations are set forth in the National Electric Code (NEC). Some municipalities will require even more to be located then is required by NEC.
63) Definition: Arc Fault Circuit Interrupter -AFCI - is an electrical safety device that helps protect against fires by detecting arc faults. An arc (or sparking) fault is an electrical problem that occurs when electricity moves from one conductor across an insulator to another conductor. This generates heat that can ignite nearby combustible material, starting a fire. At a minimum, all bedroom circuits are normally AFCI protected. Soon, all electrical circuits in new homes will require AFCI protection. Locations & Resets: Absent-Not required when house constructed Observations: There is no AFCI protection.In this home IMPROVE: Modern electrical codes require branch circuits at all bedrooms to be AFCI protected. The electrical code at the time this house was built did not required AFCI protection at these circuits. Nonetheless, we strongly recommend they be added to all bedroom circuits in the future after moving into home as an extra preventive fire safety measure. Licensed electrician recommended. FYI: Recommend review of the Consumer Product Safety Commission publication at the following web site: http://www.cpsc.gov/CPSCPUB/PUBS/AFCI.html
Limitations: The following items are not included in this inspection: private wells and sewage disposal systems; main, side and lateral sewer lines; gray water systems; pressure boosting systems; incinerating or composting toilets; fire suppression sprinkler 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 determining the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Main water shut off: Beside well tank
Water service: Private
Water pressure (psi): 40-50lbs
Service pipe material: Plastic
Vent pipe material: Plastic
Waste pipe material: Plastic
Condition of supply lines: Required repair, replacement and/or evaluation (see comments below)
Supply pipe material: Copper
Condition of waste lines: Appeared serviceable
Condition of fuel system: Appeared serviceable
Location of main fuel shut: at oil tank and gas meter
Visible fuel storage systems: Double wall alum. oil tank
64) Some water supply pipes in the basement were uninsulated. Recommend insulating pipes as per standard building practices for better energy efficiency and to prevent water pipes from freezing.
Photo 64-1 Photo 64-2
65) Exterior shower water supply lines were routed outside and are subject to freezing. The client should ask the property owner if inside shut-off valves exist for these supply pipes. If unable to determine if shut-off valve(s) exist, or if none do, then a qualified plumber should evaluate and install interior shut-off valves as necessary to prevent pipes from freezing and bursting.[ water was on at time of inspection ]
Photo 65-1 Photo 65-2
66) Observation: No visible leaks observed with the pressure piping where accessible at time of inspection. The condition of piping concealed within walls, floors and ceilings is undetermined. Water pressure was functional at the three highest fixtures during simultaneous testing. Analysis: While no problems were observed at time of inspection, future leaks can occur in any home. Recommendation: All plumbing systems should be monitored for wear and periodic maintenance repairs.
67) NOTICE: Be advised that the main water shut-off valve was not tested during the home inspection and that its true operational condition is undetermined. The valve was not tested as the inspector would be liable for breakage, leakage or loss of water
68) The home water was supplied from a private well located on the property.
Limitations: The following items are not included in this inspection: solar water heating systems; circulation systems. 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.
Condition of water heater: Appeared serviceable
Type: Tank
Estimated age: MFG date 5/21/2012--11 yrs old
Energy source: water heated through coils in oil boiler
Capacity (in gallons): 80
Manufacturer: HTP
Model: Super Stor
Location: Basement
Water temperature (degrees Fahrenheit): 82-117
69) The water heater was found to be in good condition and functioning normally. ] TPR (temperature pressure relief) valve was located at the top of the heater. Labels are on the side of the heater displaying energy efficiency ratings, serial and model numbers and other pertinent information.
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 system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.
Condition of heating system: Appeared serviceable
Location of heating system: Basement, Attic
Heating type: Forced air, Circulating pump, Gas fireplace, Hydro heat
Fuel type: Electric, Oil
Approximate BTUs: 142000
Manufacturer: Burnham boiler, Lendell over garage, first company and comfortmaker in basement
Model: RS-113--boiler
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
Condition of distribution system: Appeared serviceable
Distribution system: Ducts and registers
70) Debris, dirt and dust were visible in one or more sections of supply and return air ducts. This can be a health hazard, especially for those with allergies or respiratory problems. The Environmental Protection Agency (EPA) recommends considering having ducts professionally cleaned when "ducts are clogged with excessive amounts of dust and debris and particles are actually released into the home from your supply registers". At a minimum, the visible debris should be thoroughly cleaned. Recommend having a qualified contractor clean the ducts. For more information on duct cleaning in relation to indoor air quality, visit: http://www.epa.gov/iaq/pubs/airduct.html
71) The last service date of this system appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client should ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified contractor should service this system and make repairs if necessary. This servicing should be performed annually in the future.
72) At the time of inspection, I did NOT observe any recent maintenance tags posted near or on the furnace.or boiler The lack of tags may indicate that heating system maintenance has been postponed. Regardless of type or fuel source, all heating systems should receive annual servicing and inspection by a licensed HVAC or oil burner technician. Systems not serviced and inspected may continue to operate, but they do so at a reduced fuel efficiency and reduced safety level. Recommendation: In my opinion, you should have the furnace and boiler professionally serviced and inspected as soon as you move into the home and then establish an annual service date thereafter to insure efficient and safe function.
73) The boiler had an expansion tank installed to allow for thermal expansion of water in the plumbing pipes. The expansion tank appeared to be properly installed and in serviceable condition.
74) Electric baseboard heat functioned as intended at time of inspection.
75) Hydro heat present. Oil fired boiler supplies hot water to 3 air handlers furnaces. that provide warm air heat throughout the home
Photo 75-1 Photo 75-2
Photo 75-3 Photo 75-4
76) FORCED HOT WATER HEAT EXPLANATION: Forced hot water heating represents state of the art technology in terms of efficiency and comfort. Such systems may be fueled by oil or gas and require little owner maintenance, but each should be inspected and serviced annually by a licensed technician. Analysis: The heart of the system is the boiler, which may be composed of steel or cast iron. (Note: A cast iron boiler is preferable as the service life is far superior to a steel boiler.) The boiler provides the hot water when a thermostat calls for heat. The heated water is distributed through small diameter piping until it reaches wall convectors or baseboard heaters. The hot water continues to flow until the thermostat is satisfied, then the water is recirculated back to the boiler for re-use again. One of the greatest features of a forced hot water heating system is that the home can easily be divided into different thermostatically controlled comfort zones. Regardless of the type of boiler, certain parts of the boiler have shorter design lifespans than the boiler itself and should be monitored for eventual maintenance replacement. Such parts include: Burner Fire chamber liner Gas valve Thermocouple Circulator pump Air vent valves Zone valves Relief valve Back-flow preventer valve Fill-valve Control relay Drain valve Expansion tankFlue pipe Gaskets Recommendation: You should buy a heating system maintenance plan with a local heating company. Such a plan should include an annual safety inspection, cleaning, tune-up and parts replacement. Thermostat
77) How can I guard against carbon monoxide poisoning?
The first line of defense is to have your home heating systems, fuel burning appliances, flues and chimneys checked and/or cleaned annually.
Inspection checklist:
Specialists should check for: Blocked openings to flues and chimneys Cracked, rusted, or disconnected flue pipes Dirty filters Rusted or cracked heat exchangers Soot or creosote build-up inside fireplaces and chimney flues Exhaust or gas odors. Attached garages require gas proofing and automatic closers for doors into the home Adequate combustion air Adequate venting on indoor combustion appliances (i.e-gas stoves)
The second line of defense is a CO detector.
78) The typical life of a cast iron boiler is thirty to fifty years. Some will last longer and others will fail prematurely. The quality of the unit, the amount of use it receives and maintenance will affect the failure date. This is a mechanical device that will eventually fail; it is a machine and unexpected problems can cause damage at any age.
79) Heating system above garage did not heat up after turning up the thermostat to heat and to 75 degrees and waiting for 15 mins.
Photo 79-1 Photos of heating system circulator pump functioned but did not bring up warm water from boiler. Photo 79-2
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; thermostat or temperature control accuracy and timed functions; cooling 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 cooling system components, does not determine if cooling systems are appropriately sized, and does not test coolant pressure. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future.
Condition of cooling system and/or heat pump: Required repair, replacement and/or evaluation (see comments below), Beyond service life
Location: beside building
Type: Split system, 3 units
Estimated age: American standard -19 yrs old / Goodman-12 yrs old and Carrier- 3 yrs old
Primary A/C energy source: Electric
Approximate tonnage: 1.5-3tons
Manufacturer: American Standard, Carrier, Goodman
Condition of distribution system: Appeared serviceable
Condition of controls: Appeared serviceable
Condition of air filters: Appeared serviceable
Location of air filters: At base of air handler
80) The estimated useful life for most cooling systems and heat pumps is 10 to 15 years. Two systems appear to be at and/or beyond this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future. Inquire with seller as to function, and maintenance and service information.
Photo 80-1 Photo 80-2
81) The last service date of this system appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client should ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified contractor should service this system and make repairs if necessary. This servicing should be performed annually in the future.
82) When primary bedroom thermostat was calling for heat cold air was coming out of the registers. Consult with a HVAC tech for any necessary repairs.
83) The Refrigerant Line, at the Condenser Unit (Outside), has minor insulation damage. Refrigerant Lines which contain cold vapor should be insulated to prevent condensation from forming.
Note: With conventional Air Conditioners and Heat Pumps, this is the larger tube between the Evaporator Coil and the outdoor unit.
It's recommended that you make repairs to insulation
Photo 83-1
84) The home has an 3 electric powered split-system central air conditioning systems.
The two prime components of the system include the outside compressor unit and the evaporator unit located in the plenum above the furnace. (Notice: The outside compressor unit has an average ten year service life with proper maintenance.) Two refrigerant lines run between the compressor and evaporator. The larger line (vapor line) should always be insulated to maintain temperature and prevent it from sweating. A condensate drain line runs from the indoor evaporator to a drainage point. This drain line may be connected to a device called a condensate pump if the installation elevation requires lifting the condensate to an outside drain. The central air conditioning system shares the same duct distribution system, blower unit & filter, as the heating furnace to deliver cool conditioned air to the habitable rooms serviced by the system.
CARE & TROUBLE SHOOTING TIPS: 1. Monitor the outside compressor unit for levelness. The compressor may not function properly if tilted more than 5 degrees. 2. Keep shrubbery or vegetation several feet away from the compressor unit for proper cooling. 3. The air coming from the outside compressor unit should be slightly warmer than the ambient air temperature. 4. The cool air coming from the registers in each room should have a 15-18 degree F. differential as compared to the air at the return register. This indicates proper function. 5. If the supply & return temperature differential is 25 degrees F. or more, then it should be checked by a technician. 6. Keep male dogs away from the compressor as urine can rot out the cooling coils. Monitor the compressor for salt spray corrosion if the property is near the ocean. 7. Be careful not to bump the compressor cooling coils when mowing the lawn. 8. Monitor the insulation on the larger refrigerant line and replace as needed. 9. Monitor the end of the condensate drain line. It should drip water indicating proper function. 10. Monitor the plenum (large supply duct) at the furnace for signs of rust or leakage. 11. Keep the evaporator coil unit within the furnace plenum clean by replacing or cleaning the furnace filter monthly. 12. Cover the outside compressor unit when shut-down for the winter, and shut-off the electrical disconnect next to the compressor. 13. Have the entire central air conditioning system inspected and serviced annually by a licensed HVAC technician.
Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). 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, nor 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.
Condition of fireplaces, stoves: Appeared serviceable
Location #A: living room
Fireplace type: Prefabricated
Fuel type: Natural gas
Condition of chimneys: Required repair, replacement and/or evaluation (see comments below)
Chimney type: Masonry
85) One or more chimney flues do not have a screened cover installed. Screened covers prevent the following:
Fire hazard from wood fire sparks and embers exiting flues
Rainwater entering flues and mixing with combustion deposits, creating caustic chemicals which can corrode flues
Rainwater entering flues and causing damage to terracotta flue tiles from freeze-thaw cycles
A qualified chimney service contractor should install screened cover(s) where missing. Screens should have holes 1/4 inch or larger.
Photo 85-1 Photo 85-2
86) The masonry chimney's mortar is deteriorated at one point and should be repaired to prevent further, significant deterioration. Recommend having a qualified chimney service contractor or mason evaluate chimney and repair as / if necessary. This will likely require repointing the mortar. http://doityourself.com/chimney/waterdamagechimney.htm
Photo 86-1 Hard to see in this photo--one brick
87) There are a wide variety of chimneys, which represent an even wider variety of interrelated components that comprise them. However, there are three basic types: single-walled metal, masonry, and pre-fabricated metal ones that are commonly referred to as factor-built ones. Single-walled metal ones should not be confused with factory-built metal ones, and are rarely found in residential use, but masonry and factory-built ones are a commonplace. Our inspection of them is that of a generalist, not a specialist, and meets industry standards. However, significant areas of chimney flues cannot be adequately viewed during a field inspection, as has been documented by the Chimney Safety Institute of America, which reported in 1992 The inner reaches of a flue are relatively inaccessible, and it should not be expected that the distant oblique view from the top or bottom is adequate to fully document damage even with a strong light. Therefore, because our inspection of chimneys is limited to those areas that can be viewed without dismantling any portion of them, and does not include the use of specialized equipment, we will not guarantee their integrity and recommend that they be video-scanned before the close of escrow http://www.thefireplacechannel.com/articles/article/3679544/55112.htm
Photo 87-1
88) How can I guard against carbon monoxide poisoning?
The first line of defense is to have your home heating systems, fuel burning appliances, flues and chimneys checked and/or cleaned annually.
Inspection checklist:
Specialists should check for: Blocked openings to flues and chimneys Cracked, rusted, or disconnected flue pipes Dirty filters Rusted or cracked heat exchangers Soot or creosote build-up inside fireplaces and chimney flues Exhaust or gas odors. Attached garages require gas proofing and automatic closers for doors into the home Adequate combustion air Adequate venting on indoor combustion appliances (i.e-gas stoves)
The second line of defense is a CO detector.
Photo 88-1
89) Gas fireplace functioned as intended at time of inspection
Limitations: The following items are not included in this inspection: free-standing or portable appliances such as dishwashers, trash compactors, refrigerators, freezers, ice makers; specialty appliances such as hot water dispensers, water filters and trash compactors; 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 operation of appliances such as dishwashers, garbage disposals, trash compactors, ovens, broilers, etc.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of garbage disposal: N/A
Condition of dishwasher: Required repair, replacement and/or evaluation (see comments below)
Condition of range, cooktop: Required repair, replacement and/or evaluation (see comments below)
Range, cooktop type: Natural gas
Condition of refrigerator: Appeared serviceable, Near end of service life
Condition of built in microwave: Appeared serviceable, Near end of service life
Condition of hot water dispenser: N/A
Condition of trash compactor: N/A
90) The dishwasher was inoperable. A qualified person should evaluate and repair or replace as necessary.
Water did not flow into dishwasher. I could not turn water valve and did not want to break it.
Photo 90-1
91) The ignitor was slow to light one or more cooktop burners. A qualified person should evaluate and repair as necessary.
Photo 91-1
92) The cooktop downdraft exhaust fan was inoperable. A qualified person should evaluate and repair as necessary.
Photo 92-1
93) The estimated useful life for most kitchen appliances is 10 to 15 years. The following appliances appeared to be at and/or beyond this age and/or their useful lifespan and may need replacing at any time: dishwasher, refrigerator and/or microwave. Recommend budgeting for replacements in the near future.
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; bidets, 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 water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Location #A: laundry room bathroom
Location #B: Primary
Location #C: 2nd floor left side
Location #D: 2nd floor right side
Location #E: Over garage
Condition of counters:
Condition of cabinets:
Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable, jetted tub
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Required repair, replacement and/or evaluation (see comments below)
Condition of laundry facilities: Required repair, replacement and/or evaluation (see comments below)
Washing machine operated.: yes-servicable
Dryer operated: yes -servicable
Gas supply for laundry equipment present: Yes
240 volt receptacle for laundry equipment present: Yes
94) Leaking or dripping was found at the sink faucet base at location #C. A qualified plumber should evaluate and repair as necessary.
Photo 94-1 2nd floor left side
95) The bathroom with a shower at location #C, D and E didn't have an exhaust fan installed. Moisture accumulation will occur and may damage the structure. 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.
Photo 95-1
96) The sink drain stopper mechanism at location #D was inoperable. A qualified person should repair or replace as necessary.
Photo 96-1
97) The washing machine is installed over a finished living space and has no catch pan or drain installed. These are not commonly installed, but they are recommended to prevent water damage to finished interior spaces below if or when the washing machine leaks, overflows or is drained. Recommend having a qualified contractor install both a catch pan and drain.
Photo 97-1
98) Dryer vents usually should be cleaned of lint at least annually and more often as the need arises. You can tell if the vent is getting clogged if the clothing is taking an unusually long time to dry. Also, you can tell if the airflow at the exhaust end of the duct is very low. The best type of dryer vent material is a rigid type with sections taped together as opposed to screwed together so that lint will not collect on any screw points that penetrate the duct material. Runs of the vent should be as short and straight as possible. Dryer fires are not uncommon and dryer vent restriction is one cause of dryer fires.
99) International Mechanical Code" specifically states on "Section 504.3 Cleanout - Every vertical riser shall be provided with a means of cleanout." The intent of this code element is to provide an accessible means to remove the lint accumulation that would fall vertically (settle) to a low spot in the vertical run.
Dryer Venting Guidelines All dryer ducting must be a minimum of 4" in diameter. Clean, unobstructed, frictionless ducts encourage air flow efficiency, quickens drying times, adds longevity to clothing's life and reduces utility bills. Flexible transition hose between the dryer and the wall outlet should be either the foil type or the aluminum flexible duct (most preferred). Do not use the plastic or vinyl. Concealed ducting must be rigid metal (galvanized or aluminum) duct. Duct joints shall be installed so that the male end of the duct points in the direction of the airflow. Joints should be secured with metal tape (not duct tape). Do not use rivets or screws in the joints or anywhere else in the duct as these will encourage lint collection. Length of concealed rigid metal ducting shall not exceed 25 feet. Deduct 5 feet from the allowable length for every 90 degree elbow and two and a half feet for every 45 degree fitting. These lengths may vary per local codes and dryer manufacturers recommendations. Dryer venting shall be independent of any other systems (chimneys or exhaust vents) Termination of dryer venting must be to the exterior with a proper hood or roof jack equipped with a backdraft damper. Small orifice metal screening should not be part of the hood or roof jack as this will catch lint and block the opening in a very short time. The hood opening should point down and exhibit 12 inches of clearance between the bottom of the hood and the ground or other obstruction. Tip to make it easier to attach Aluminum Flex: Flatten aluminum flex with pipe like dough roller, click here to see image. Actually inspect the termination port of the dryer and the wall or roof jack. Look for birds nest or clogged openings. Most importantly, feel for proper exit velocity of the air leaving the vent and look at or feel the interior walls of the duct. If you suspect clogged or partially clogged exhaust ducting, it is likely you need to have them cleaned. Dryer vent cleaning improves the safety and efficiency and depending on the venting circumstances, should be cleaned or inspected every 6-12 months. Make sure your flex transition hose is not kinked or crushed. The space behind your dryer should be sufficient as to provide adequate room for the flex transition hose to make its bends with minimal deflection and restrictions. Dryer vent cleaning is a very real commercial trade and the contracted work is sometimes described as Routine and Problem Cleaning. Routine cleaning is done from the outside by sending an air-propelled "jet-snake" through the vent. It blows air 360 degrees backwards, blasting the lint loose and blowing it outside. The lint is caught in a special bag. Problem Cleaning is performed when an individual dryer is not drying clothes fast enough. They disconnect and pull the dryer out, install a large blower on the vent, and blow, brush, vacuum and/or dismantle - whatever it takes to get the vent clean. Look in your Yellow Pages under Duct Cleaning or search the Internet. The use of the white vinyl flex pipe is all but completely prohibited, both by building departments and appliance manufacturers. Some municipalities allow or do not discourage the foil covered vinyl flex but almost all appliance manufacturers insist on the use of the aluminum flexible pipe. Keep exhaust duct as straight and short as possible. Exhaust systems longer than the manufacturer's recommendations can extend drying times, affect appliance operation and may encourage lint build-up on pipe lining.
100) Jetted tub functioned as intended at time of inspection.
Limitations: The inspector does not test private well water for contamination or pollutants, determine if the supply and/or flow are adequate, or provide an estimate for remaining life of well pumps, pressure tanks or equipment. Only visible components are evaluated. The client should have qualified lab test the well water for bacterial contaminants. A qualified well specialist should evaluate the well and perform a yield test.
Condition of private water supply: Appeared serviceable
Type of well: Drilled
Location of well: right front yard
Condition of pump: Appeared serviceable
Type of pump: Submersible
Condition of well equipment: Appeared serviceable
Location of well equipment: Basement
Location of tank shut off valve: next to tank
Condition of pressure tank: Appeared serviceable
101) The inspector performed only a limited, visual evaluation of the private water supply system, including such items as the well head, well equipment, and pressure tank where visible. The inspector is not a well specialist, and did not determine if the well provides an adequate quantity of water, or if the water is safe to drink. A qualified specialist should perform a full evaluation of this system, and water samples should be tested by a qualified lab.
102) Recommend having the well water tested for coliform bacteria, nitrates, and anything else of local concern, by a qualified lab. For more information, visit http://www.wellowner.org
Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; sources of obnoxious odors; cosmetic deficiencies 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. Some items such as window 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 of odors is not within the scope of this inspection.
Exterior door material: Wood, Metal, Glass
Condition of exterior entry doors: Appeared serviceable
Condition of interior doors: Required repair, replacement and/or evaluation (see comments below)
Type of windows: Vinyl, Multi, Casement, Double hung, Fixed
Condition of windows: Required repair, replacement and/or evaluation (see comments below)
Wall type or covering: Drywall
Condition of walls: Appeared serviceable
Ceiling type or covering: Drywall
Condition of ceilings: Appeared serviceable
Flooring type or covering: Wood, Tile
Condition of flooring: Appeared serviceable
104) Bedroom over garage bathroom and closet doors did not latch A qualified person should evaluate and repair as necessary.
Photo 104-1 Photo 104-2
105) Condensation was noted in one-bathroom double pane window. This indicates a break or deterioration in the seal(s). Recommend evaluation by a qualified window contractor and replacing panes where necessary.
Photo 105-1 2nd floor left side bathroom
106) The front door's doorbell appeared to be inoperable. A qualified person should evaluate and repair as necessary.
Photo 106-1 button was cracked
107) The door handle on the front door was loose. A qualified person should repair or replace as necessary.
Photo 107-1
108) Worn finish on 2nd floor steps.
Photo 108-1
109) Walls are visually plumb where readily accessible. The 2 x 4 (estimate) wood framed walls did not exhibit any excessive bowing, sagging or other critical defects as viewed from living spaces & unfinished areas. (Note: The actual framing members are covered by drywall or plaster and are not accessible for direct visual evaluat
110) The finished walls and ceilings cover the structure and related systems. Many situations can exist that are not able to be seen in this sort of inspection. Moisture infiltration, mold, wood destroying insect activity and improper assembly can not be detected, and are not covered by this home inspection. The furnishings restrict access to all finishes and components. The covered items can not be inspected
111) Observation: No visible staircase problems where readily accessible.
112) Bedroom The main area of inspection in the bedrooms is the structural system. This means that all walls, ceilings and floors will be inspected. Doors and windows will also be investigated for damage and normal operation. Personal items in the bedroom may prevent all areas to be inspected as the inspector will not move personal items.
Limitations: This report only includes findings from accessible and visible areas on the day of the inspection. In addition to the inaccessible areas documented in this report, examples of other inaccessible areas include: sub areas less than 18 inches in height; attic areas less than five feet in height, areas blocked by ducts, pipes or insulation; areas where locks or permanently attached covers prevent access; areas where insulation would be damaged if traversed; areas obscured by vegetation. All inaccessible areas are subject to infestation or damage from wood destroying organisms. The inspector does not move furnishings, stored items, debris, floor or wall coverings, insulation, or other materials as part of the inspection, nor perform destructive testing. Wood destroying organisms may infest, reinfest or become active at anytime. No warranty is provided as part of this inspection.
Visible evidence of active wood destroying insects: No
Visible evidence of active wood decay fungi: No
Visible evidence of past wood destroying insects: No
Visible evidence of past wood decay fungi: No
Visible evidence of damage by wood destroying insects: No
Visible evidence of damage by wood decay fungi: No
Visible evidence of conditions conducive to wood destroying organisms: No
113) Household pests include a variety of crawling insects, arachnids and rodents that enter the home to feed, nest or breed. Some of these pests are wood destroying insects or organisms that can damage the home. Some present a health hazard by spreading bacteria or allergens in our homes. Others may be a health hazard because they bite or sting. Still others are nothing more than a nuisance. The National Pest Control Association says the 10 most common household pests are cockroaches, mice, rats, termites, ants and carpenter ants, fleas, dog ticks, spiders, and silverfish.
114) Consult with a qualified pest control company for a full WDI inspection now and yearly
Photo X-1 Photo X-2
Photo X-3 Photo X-4
Photo X-5
ENJOY YOUR NEW HOME/ INVESTMENT!
GFCI (Ground Fault Circuit Interrupters) should be within 6 feet of any interior water source and should be installed on all exterior outlets. Also recommend in basement and garage outlets.
Recommend having home screened for wood eating insects and other pests yearly .
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PLEASE NOTE: The final 16+ pages of this report are mandated by the state of Massachusetts to be added to your report
266 CMR: BOARD OF REGISTRATION OF HOME INSPECTORS 266 CMR 6.00: STANDARDS OF PRACTICE 6.01: Access 6.02: Purpose 6.03: General Requirements 6.04: Scope of Home Inspection 6.05: General Limitations and Exclusions of the Home Inspection 6.06: Prohibitions 6.07: Optional Fee Based Services 6.08: Required Distribution of Energy Audit Documents 6.01: Access The Client shall provide Safe Access and Sufficient Lighting to ensure that all systems and areas to be inspected under this standard are Readily Accessible and Observable. 6.02: Purpose (1) The purpose of a Home Inspection for Residential Buildings, including their attached garages, is to provide the Client with an inspection Report that forthrightly discloses the physical conditions of the systems and components listed in 266 CMR 6.04 which are Readily Accessible and Observable, including those systems and components, which are Safety Hazards as Observed at the time of the inspection. (2) An inspection carried out under the standards of 266 CMR 6.04 is not and shall not be construed to be a comprehensive Architectural and/or an Engineering study of the dwelling in question. 6.03: General Requirements (1) Inspectors shall: (a) Use a written contract and provide only the Client with an original copy of the contract unless otherwise directed by the Client. (b) Observe Readily Accessible and Observable installed systems and components listed in 266 CMR 6.04. (c) Submit a confidential written Report only to the Client, which shall: 1. Identify those components specified to be identified in 266 CMR 6.04. 2. Indicate which systems and components designated for inspection in 266 CMR 6.04 have not been inspected. 3. Indicate the condition of systems and components so Inspected including those that were found to be in need of repair, require additional investigation, and areas that have a potential for concealed damage. 4. Record the Inspector's name (and the Trainee's name if applicable). 5. Record the Client's name and the address of the property inspected. 6. Record the on-site Inspection start and finish times. 7. Record the weather conditions at the time of the inspection. 8. Record the existence of obstructions and/or conditions that prevented the inspection of the installed systems and components. 9. Embed in the Report and/or attach to the Report the list of itemized questions in 266 CMR 6.03(4)(a) through (k). 10. Embed in the Report and/or attach to the Report a copy of 266 CMR 2.00: Definitions and a copy of the 266 CMR 6.00: Standards of Practice. (2) Every registered professional Home Inspector may have a seal of the design shown below authorized by the Board. All Reports prepared by a registered Home Inspector, or under his supervision, may be stamped with the impression of such seal and/or bear the name and license number of the Home Inspector. A registered Home Inspector shall impress his seal on and/or attach his name and license number to a Report only if his/her certificate of registration is in full force, and if he/she is the author of such Report or is in charge of its' preparation. 7/24/09 266 CMR – 23 266 CMR: BOARD OF REGISTRATION OF HOME INSPECTORS 6.03: continued (3) The Report shall only inform the Client if additional investigation is required when: (a) The scope of the repair(s) is unknown, or (b) There is potential for and it is suspected that there is concealed damage, or (c) The subject area is beyond the scope of the Home Inspector's expertise. (4) The Inspector shall notify his/her Client that answers to the following questions should be ascertained from the Seller and/or the Seller's Representative because they are important and relevant to the purchase of the inspected dwelling and may not be Readily Observable through inspection. The Inspector shall have been deemed to satisfy this requirement by embedding and/or attaching the questions listed in 266 CMR 6.03(4)(a) through (k) to the Report. To the Best of Your Knowledge as the Seller and/or Seller's Representative: (a) Does the dwelling have a history of seepage, dampness, and/or water penetration into the Basement and/or Under Floor Crawl Space? If so please explain. (b) Has a sump pump ever been installed or used in the Basement/Under Floor Crawl Space? (c) Do you use any type of dehumidification in any part of the dwelling? (d) Are you aware of any mold and/or air quality issues in the dwelling? (e) Is the dwelling on a private sewage system? 1. If the waste system is private, has a Title V inspection been completed, and is the completed Title V Report available for review? 2. Has the dwelling ever been inspected and/or treated for insect infestation? a. If so, when? b. What were the chemicals used? (f) Has the dwelling ever been tested for radon gas and/or lead paint? 1. If so when? 2. What were the results? (g) Has the dwelling ever been inspected by an Inspector? 1. If so, when? 2. Were any problems noted? 3. Is a copy of the inspection Report available? (h) Are the Seller/ Seller's Representative aware of any structural, mechanical, electrical or other material defects that may exist on the property? (i) Has there ever been a fire in the dwelling? 1. If so, when? 2. What areas were involved? 3. What chemical cleaners, if any, were used for cleanup? (j) Has there ever been a hazardous waste spill on the property? (k) Is there is an underground storage tank on the property? (5) The Inspector shall not represent to the Seller/Seller's Representative or Client that there is any legal obligation, duty, or requirement on behalf of the Seller/Seller's Representative to answer the questions set forth in 266 CMR 6.03(4)(a) through (k). (6) The Inspector shall not be held liable for the accuracy of third party information. 1/25/08 266 CMR -24 266 CMR: BOARD OF REGISTRATION OF HOME INSPECTORS 6.03: continued (7) Regardless of any additional professional registrations or licenses held by the Inspector and/or Trainee practicing in the Commonwealth of Massachusetts he/she shall conduct his/her Home Inspection in accordance with 266 CMR 6.00 through 6.06. However, the standards are not intended to limit Inspectors from: (a) Reporting observations and conditions in addition to those required in 266 CMR 6.04. (b) Excluding other systems and components from the inspection if requested by the Client and noted in the Report. (c) Providing Optional Fee Based Services, as long as they are contracted for in writing and/or included in the report and are not prohibited under 266 CMR 6.06. 6.04: Scope of the Home Inspection (1) System: Roofing. (a) The Inspector shall Observe the Readily Accessible and Observable: 1. Roof coverings. 2. Exposed roof drainage systems 3. Flashings. 4. Skylights, chimneys, and roof penetrations. 5. Signs of leaks on building components. (b) The Inspector shall Identify: 1. the type of roof covering materials: Asphalt, Cementious, Slate, Metal, and/or Tile Shingles, Built-up type (Bald Asphalt, Tar and Gravel, Mineral Covered Rolled Roofing, Ballasted Rubber Membrane, Adhered Membrane, Mechanically Fastened Membrane, Other. 2. the roof drainage system: Gutters (Aluminum, Copper, Wood, Vinyl, Other) Leaders/Downspouts (Aluminum, Copper, Galvanized, Vinyl, Other) 3. the chimney materials: Brick, Concrete Block, Metal, Other 4. the methods used to Observe the roofing. (c) The Inspector shall Report on: 1. Any signs of previous and/or active leaks. 2. The following exposed Readily Accessible and Observable roofing components: the roof covering, exposed roof drainage systems, exposed flashings, skylights, exterior of chimney(s), roof penetrations. (d) Exclusions: Including but not limited to 266 CMR 6.04(d)1. and 2., the Inspector shall not be required to: 1. Walk on the roof unless in the opinion of the Home Inspector he/she is provided Safe Access, and the Seller and/or the Seller's Representative provides authorization that relieves the Inspector of all liability of possible damage to the roofing components, and in the opinion of the Inspector, walking on the roof will pose no risk of personal injury or damage to the roofing components. 2. Observe and Report On: a. Attached accessories including, but not limited to: solar systems, antennae, satellite dishes and lightning arrestors. b. The interior of chimney flues. (2) System: Exterior. (a) The Inspector shall Observe the Readily Accessible and Observable: 1. Wall cladding. 2. Entryway doors and windows. 3. Garage door operators. 4. Decks, balconies, stoops/landings, steps, areaways/window wells, and porches including hand and guard railings. 5. Exposed trim (eaves, soffits, fascias, rake, corner, and other trim Boards). 6. Flashings 7. Driveways, walkways, vegetation, grading, site drainage, and retaining walls. (b) The Inspector shall Identify: 1. Wall-cladding materials: Cementious Siding, Asphalt and/or Wood Shingles, Aluminum and/or Vinyl Siding, Wood Clapboards, Brick, Other. 1/25/08 266 CMR -25 266 CMR: BOARD OF REGISTRATION OF HOME INSPECTORS 6.04 continued 2. The deck/porch component materials: Brick, Concrete, Concrete Block, Steel, Wood, Other. (c) The Inspector shall Report On the following exposed Readily Accessible and Observable exterior components: 1. Wall cladding. 2. Entryway doors and windows. 3. Deck/porches, balconies, stoops/landings, steps, areaways/window wells, including hand and guard railings. 4. The exposed trim. 5. Flashings. 6. Driveways, walkways, and retaining walls with respect to their effect on the condition of the dwelling and their ability to provide safe egress. 7. Vegetation, grading, site drainage with respect to their effect on the condition of the dwelling. (d) The Inspector shall: 1. Probe exposed Readily Accessible and Observable exterior components where deterioration is suspected: However, probing is NOT required when probing would unduly damage any finished surface. 2. Operate all entryway doors and representative number of windows and Report their condition and need of repair, if any. 3. Operate garage doors (if the garage is attached to the main dwelling), manually or by using permanently installed controls of any garage door operator. 4. Report whether or not any garage door operator will automatically reverse or stop when meeting resistance during closing. (e) Exclusions: Including but not limited to 266 CMR 6.04(2)(e)1. through 9., the Inspector shall not be required to Observe and Report On the following: 1. Storm doors and windows, screening, shutters, awnings and similar seasonal accessories. 2. Fences, landscaping, trees, swimming pools, patios, sprinkler systems. 3. Safety glazing. 4. Geological conditions (Engineering services). 5. Soil conditions (Engineering services). 6. Recreational facilities. 7. Any other dwelling units or addresses in multi-unit buildings. 8. Outbuildings and detached garages. However, should the Inspector include the inspection of these structures, under 266 CMR 6.07: Optional Fee Based Services, the inspection must comply with the standards of 266 CMR 6.04. 9. Underground utilities, pipes, buried wires, or conduits (Dig Safe) (3) System: Structural Components Exposed in the Basement/Under Floor Crawl Space and Attic Space; Including Signs of Water Penetration. (a) Basement/Under Floor Crawl Space: 1. The Inspector shall Observe the following exposed Readily Accessible and Observable Basement/Under Floor Crawl Space structural components: a. The exposed portions of the foundation. b. The exposed portions of the Basement/Under Floor Crawl Space floor. c. The exposed portions of the superstructure system (girders, sills, floor joists, headers, and sub-floor). d. The exposed portions of the columns and posts. 2. The Inspector shall Identify: a. The type of exposed Basement foundation materials (brick, concrete block, concrete, stone, wood, other). b. The type of exposed Basement floor system (concrete, earth, wood, other). c. The type of exposed Basement superstructure system (girder(s), sills, floor joists, and sub-floor). d. The type of exposed Basement columns and posts (brick, concrete block, concrete, steel, wood, other). 1/25/09 266 CMR -26 266 CMR: BOARD OF REGISTRATION OF HOME INSPECTORS 6.04: continued 3. The Inspector shall Report On the following exposed Readily Accessible and Observable structural components: a. The foundation. b. The floor system. c. The superstructure system. d. The columns and posts 4. The Inspector shall: a. Probe exposed Readily Accessible and Observable structural components where deterioration is suspected; however, probing is NOT required when probing would unduly damage any finished surface. b. Note the methods used to Observe Under Floor Crawl Spaces. c. Note obstructions, unsafe access, and dangerous or adverse situations that prevented him/her from inspecting the items noted in 266 CMR 6.04(3)(a)3.a. through d.. d. Note signs of previous and/or active water penetration into the Basement, Under Floor Crawl Space and attic including the presence of sump pumps and dehumidifiers. 5. Exclusions: Including but not limited to 266 CMR 6.04(3)(a)5.a. through d., the Inspector shall not be required to: a. Collect engineering data such as the size, span, spacing, species, section modulus, slenderness ratio and/or modulus of elasticity of the structural members. b. Provide access to the items being inspected (Responsibility of Client/Seller/Seller's Representative). c. Enter the Under Floor Crawl Space i. If it is not Readily Accessible, ii. If access is obstructed and/or if entry could damage the property iii. If a Dangerous or Adverse Situation is suspected and Reported by the Inspector. d. Observe and Report On Wood destroying insects, rodents and/or vermin unless specifically contracted for in writing. (Independent Pest Control/Extermination Service). (b) Attic Space. 1. The Inspector shall Observe the following exposed Readily Accessible and Observable roof framing structural components: The exposed portions of the roof framing, including the roof sheathing. 2. The Inspector shall Identify: a. The type of framing: Rafters, Collar Ties, Tie Beams, Trusses, Other b. Roof Sheathing: Boards, Oriented Strand Board, Plywood, Other. c. The methods used to Observe attics (through a hatch or while standing in the attic space). 3. The Inspector shall Report On: a. The presence and/or lack of flooring, obstructions, unsafe access, and dangerous or adverse situations that prevented him/her from inspecting the items noted in 266 CMR 6.04(3)(b)2. b. The following exposed Readily Accessible and Observable structural components of the roof framing: i. The roof framing (Rafters, Collar Ties, Tie Beams, Rafter Ties, Trusses, Beams, Other) ii. Sheathing Materials (Boards, Oriented Strand Board, Plywood, Other). c. The presence of a light. 4. The Inspector shall: a. Probe exposed Readily Accessible and Observable structural components where deterioration is suspected: However, probing is NOT required when probing would unduly damage any finished surface. b. Note the presence of a light. c. Note the presence of collar ties and/or tie beams. 5. Exclusions: Including but not limited to 266 CMR 6.04(3)(b)5.a. through e. the Inspector shall not be required to: a. Enter the Attic Space: i. If it is not Readily Accessible, 1/25/08 266 CMR -26.1 266 CMR: BOARD OF REGISTRATION OF HOME INSPECTORS 6.04: continued ii. If access is obstructed and/or if entry could damage the property, iii. If a Dangerous or Adverse Situation is suspected and Reported by the Inspector. b. Walk on the exposed and/or insulation covered framing members. c. Collect engineering data such as the size, span, spacing, species, section modulus, slenderness ratio and/or modulus of elasticity of the structural members. (Engineering services). d. Provide access to the items being inspected. e. Observe and Report On Wood destroying insects, rodents and/or vermin unless specifically contracted for in writing. (Independent Pest Control/Extermination Service). (4) System: Electrical. (a) The Inspector shall Observe the Readily Accessible and Observable Electrical Systems and Components: 1. The exterior of the exposed service entrance conductors. 2. Exterior receptacles. 3. The service equipment, grounding system, main overcurrent device, and the interior of the service and distribution panels (by removing the enclosure covers). 4. The exterior of the exposed branch circuit and feeder conductors, their overcurrent devices, and the compatibility of their ampacities and voltages. 5. Random interior receptacles. 6. The number of branch circuits and overcurrent devices in the panel enclosures. (b) The Inspector shall Identify: 1. The service as being overhead or underground, cable, encased in conduit, other. 2. The type of service, feeder, and branch-circuit conductor materials (copper, copper-cladded aluminum, aluminum, other). 3. The type of Interior Wiring (Armored Cable, Conduit, Tubing, Nonmetallic Cable, Knob and Tube, Flat Cable Assemblies, Other). 4. The location of the service and distribution panels and indicate whether they are Readily Accessible and Observable. 5. The ampacity and the voltage of the main service disconnect (30, 60, 100, 125, 150 and/or 200 amp, other service, 120, 120/240, 120/208-volt system). 6. Any of the overcurrent devices that are in the off position. (c) The Inspector shall Report On the following Readily Accessible and Observable Electrical Systems and Components: 1. The electrical service equipment including the service and distribution panels. 2. Undedicated exterior and interior electrical receptacles and polarity, grounding and ground fault protection issues (if any) 3. Any polarity or grounding issues of the receptacles required to be tested. 4. The exposed and Readily Accessible and Observable interior wiring. 5. Conditions that prevented him/her from inspecting any of the items noted above. (d) The Inspector shall: 1. Test: a. The polarity and grounding of a representative sample of the Readily Accessible two and three-prong receptacles throughout the dwelling. b. The polarity and grounding of all un-dedicated bathroom and kitchen countertop receptacles. c. The polarity and grounding of all Readily Accessible, non-dedicated receptacles in the attached garage and on the exterior of inspected structures and in unfinished basements, and check to see if they are ground fault protected. d. The operation of all Readily Accessible Ground-fault Circuit Interrupters. e. The operation of all Readily Accessible Arc Fault Current Interrupters. f. All bathroom and kitchen countertop receptacles to see if those receptacles are ground fault protected. 2. Note: a. The reason(s) for not removing any panel covers. b. The location of the service and distribution panels. 1/25/08 266 CMR – 26.2 266 CMR: BOARD OF REGISTRATION OF HOME INSPECTORS 6.04: continued c. The presence of aluminum wiring, and i. If the exposed and Readily Accessible and Observable aluminum conductor terminations are coated with a termination compound, and ii. If the overcurrent devices are identified for use with aluminum wire. d. If the electrical system is attached to both the city and dwelling side of the water piping and/or a ground rod. e. If the water piping is not bonded to the electrical system within the first five feet of its entry into the Basement. f. If the neutral and equipment-ground terminal bars are bonded to the panel enclosures. g. The compatibility of the overcurrent devices and the size of the protected conductor (Over-fusing). h. The functionality of ground-fault and arc fault protected receptacles, if any, as determined by the required testing. i. The existence of ground fault protection devises on all bathroom, kitchen countertop, exterior, unfinished basement, laundry and undedicated attached garage receptacles. (e) Exclusions: Including but not limited to 266 CMR 6.04(4)(e)1. through 6., the Inspector shall not be required to: 1. Collect engineering data on the compatibility of the overcurrent devices with the panel and/or determine the short circuit interrupting current capacity. (Engineering services). 2. Determine the adequacy of the ground and/or the in place systems to provide sufficient power to the dwelling, or reflect on the sufficiency of the electric distribution system in the Dwelling (Engineering/Electrical Services). 3. Insert any tool, probe, or testing device inside the panels. 4. Test or Operate any overcurrent device except Ground-fault Circuit Interrupters and Arc Fault Interrupters. 5. Dismantle any electrical device or control other than to remove the covers of the service and distribution panels. However, the Inspector is not required to remove the covers of the service and distribution panels if the panel covers are not Readily Accessible, if there are Dangerous or Adverse Situations present, or when removal would damage or mar any painted surface and/or covering materials. 6. Observe or Report On: a. The quality of the conductor insulation. (Electrical Services). b. Test for Electro-Magnetic fields. (Electrical Services). c. Low voltage systems, doorbells, thermostats, other. d. Smoke and carbon monoxide detectors (Seller's responsibility, M.G.L. c. 148, § 26E and 527 CMR 31.06). e. Telephone, security alarms, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system. f. Underground utilities, pipes, buried wires, or conduits (Dig Safe). (5) System: Plumbing. (a) The Inspector shall Observe: 1. The exposed Readily Accessible and Observable interior water supply and distribution system including: a. Piping materials, including supports and insulation. b. Fixtures and faucets. c. Functional Flow. d. Leaks. e. Cross Connections. 2. The exposed Readily Accessible and Observable exterior and interior drain waste and vent system, including: a. Traps; drain, waste, and vent piping; piping supports and pipe insulation. b. Leaks. c. Functional Drainage. 1/25/08 266 CMR -26.3 266 CMR: BOARD OF REGISTRATION OF HOME INSPECTORS 6.04: continued 3. Hot water systems including: a. Water heating equipment. b. Normal Operating Controls. c. The presence of Automatic Safety Controls. d. The exterior of the chimneys, thimbles and vents. (b) The Inspector shall Identify: 1. The type(s) and condition of water distribution piping materials (Brass, Copper, Steel, Lead, Plastic, Other). 2. The type(s) and condition of drain, waste, and vent piping materials (Brass, Copper, Cast Iron, Galvanized, Lead, Plastic, Steel, Other). 3. The type of water heating equipment (Gas, Electric, Oil, Tankless, Solar, Other), and the nameplate capacity of the water heating equipment (gallons and/or gallons per minute). 4. The location of the main shut off valve. (c) The Inspector shall Report On 1. The water heater. 2. The exposed flue piping and the existence of thimbles in the chimney. 3. The Readily Accessible and Observable waste and water distribution systems. (d) The Inspector shall: 1. Operate all plumbing fixtures where practical, including their faucets if readily Accessible. 2. Note: a. The presence of a pressure/temperature valve and vacuum relief valve at the water heater. b. The existence of Cross Connections if Readily Accessible and Observable. c. The existence of any visible leaks. d. conditions that prevented him/her from inspecting any of the Plumbing Components and Systems (e) Exclusions: Including but not limited to 266 CMR 6.04(5)(e)1. through 6., the Inspector shall not be required to: 1. Test the operation of any valve except Readily Accessible water closet flush valves and fixture faucets. 2. Collect engineering data on the size of or length of water and/or waste systems and/or remove covering materials (Engineering/Plumbing services). 3. Report On the adequacy and/or the efficiency of the in place systems to provide sufficient hot water to the dwelling, sufficient water supply, or drainage for the dwelling (Engineering services). 4. State the effectiveness of anti-siphon devices (Engineering/Plumbing services). 5. Determine whether water supply and waste disposal systems are public or private (Seller/Seller's Representative responsibility). 6. Observe, Operate, or Report On: a. The exterior hose bibs. b. Water conditioning systems. c. Fire and lawn sprinkler systems. d. On-site or public water supply quantity and quality. e. On-site (Title V Inspection, 310 CMR 15.00) or public waste disposal systems. f. Foundation sub drainage systems. g. whirlpool tubs, except as to functional flow and functional drainage. h. interior of flue linings. i. Underground utilities, pipes, buried wires, or conduits (Dig Safe). j. Equipment related to on-site water supply systems. k. Water filtration Components and Systems. (6) System: Heating. (a) The Inspector shall Observe the following permanently installed exposed Readily Accessible and Observable heating Components and Systems: 1. Heating equipment including, but not limited to burners, valves, controls, circulators and fans. 1/25/08 266 CMR -26.4 266 CMR: BOARD OF REGISTRATION OF HOME INSPECTORS 6.04 continued 2. Normal operating controls 3. Automatic Safety Controls. 4. The exterior of the chimneys, thimbles and vents. 5. Solid fuel heating devices. 6. Heating distribution systems including Readily Accessible fans, pumps, ducts, piping and supports, dampers, insulation, air filters, registers, radiators, fan coil units, convectors. 7. Insulation. 8. The presence of an installed heat source in each habitable room including kitchens and bathrooms. 9. The exposed flue piping and the existence of a thimble(s). 10 The presence of a fireplace(s) and the operation of their damper(s). (b) The Inspector shall Identify: 1. The type of energy source (Coal, Electric, Gas, Heat Pump, Oil, Wood, Other). 2. The heating equipment (Electric, Hot Air, Hot Water, Steam, Other). 3. The type of distribution system: a. Piping: (Black Iron, Copper, Other). b. Duct work: (Aluminum, Fiberglass, Steel, Other). (c) The Inspector shall Report On the following permanently installed and Readily Accessible and Observable heating system components: 1. The heating equipment. 2. The distribution system. 3. The flue piping and the existence of a thimble(s). 4. The fireplace hearth(s) 5. The fireplace damper(s). (d) The Inspector shall: 1. Note: a. The absence of an installed heat source in habitable rooms including kitchens and bathrooms. b. The existence of insulation. c. The presence of exposed flues in the smoke chamber being utilized by other appliances. d. The operation (only) of fireplace dampers. e. The existence of abandoned oil tanks. f. Any observed evidence of underground oil tanks. (Exposed abandoned oil lines, meters, etc.) Abandoned oil tanks and associated piping must be removed per 527 CMR. 2. If possible, have the Seller and/or the Seller's Representative Operate the systems using Normal Operating Controls. If not possible for Seller or Seller's Representative to Operate system, the Inspector shall Operate system using Normal Operating Controls and Report On condition of the heating equipment. 3. Open Readily Accessible and Operable Access Panels provided by the manufacturer or installer for routine homeowner maintenance. (e) Exclusions: Including but not limited to 266 CMR 6.04(7)(e)1. through 7., the Inspector shall not be required to: 1. Test and/or inspect the heat exchanger. This requires dismantling of the furnace cover and possible removal of controls. (Engineering services/Heating services). 2. Collect engineering data on the size of the heating equipment and/or the size or length of the distribution systems. (Engineering/Heating services). 3. Report On the adequacy or uniformity of the in place system(s) to heat the dwelling and/or the various rooms within the dwelling (Engineering/Heating services). 4. Operate heating systems when weather conditions or other circumstances may cause equipment damage, or when the electrical and/or fuel supply to the unit is in the off position. 5. Ignite or extinguish solid fuel and/or gas fires. 6. Identify the type of insulation coverings. 7. Observe, Identify, or Report On: a. The interior of flues with the exception of exposed flues serving other appliances as Observed in the smoke chamber of the fireplace. 1/25/08 266 CMR – 26.5 266 CMR: BOARD OF REGISTRATION OF HOME INSPECTORS 6.04: continued b. Fireplace inserts flue connections. c. Humidifiers. d. Electronic air filters. e. Active underground pipes, tanks, and/or ducts. However, the Inspector must Report their existence if it is known. f. Active oil tanks. g. The uniformity or adequacies of heat supply to the various rooms. (7) System: Central Air Conditioning. (a) The Inspector shall Observe: 1. The following exposed Readily Accessible and Observable central air conditioning components: a. Cooling and air handling equipment. b. Normal operating controls. 2. The following exposed Readily Accessible and Observable distribution systems: Fans, pumps, ducts and piping, with supports, dampers, insulation, registers, fan-coil units, condensers, the presence of insulation on the distribution system. (b) The Inspector shall Identify the type of distribution system (Duct work: Aluminum, Fiberglass, Steel, Other). (c) The Inspector shall Report On the following exposed Readily Accessible and Observable central air conditioning components: 1. The distribution system 2. The insulation on the exposed supply ductwork. 3. The condition of the condenser and air-handling unit. (d) The Inspector shall: 1. If possible, have the Seller and/or the Seller's Representative Operate the systems using Normal Operating Controls 2. Open Readily Accessible Operable Access Panels provided by the manufacturer or installer for routine homeowner maintenance and Report On conditions Observed. 3. Note a. Whether or not the cold gas line is insulated. b. Whether there is, a service receptacle and a visible service disconnect switch in the area of the condenser and air handling equipment. (e) Exclusions: Including but not limited to 266 CMR 6.04(7)(e)1. through 7., the Inspector shall not be required to: 1. Collect engineering data on the size of the cooling equipment, the size or length of the distribution systems. 2. Identify the type of insulation coverings. 3. Observe, Identify, or Report On air filters and/or their effectiveness. 4. Have the Seller and/or the Seller's Representative Operate the cooling systems when weather conditions or other circumstances may cause equipment damage, or when the electrical supply to the unit is in the off position. 5. Observe, Identify, or Report On evaporator coils (Requires dismantling of the plenum cover and possible removal of controls which is HVAC technician work). 6. Observe, Identify, or Report On non-central air conditioners. 7. Report On the adequacy or uniformity of the in place system(s) to cool the dwelling and/or the various rooms within the dwelling (Engineering/Heating services). (8) System: General Interior Conditions. (a) The Inspector shall Observe: 1. Walls, ceiling, and floors. 2. Steps, stairways, balconies, hand and guard railings. 3. Counter tops and a representative number of cabinets. 4. A representative number of doors and windows. 5. Separation walls, ceilings, and doors between a dwelling unit and an attached garage or another dwelling unit. (b) The Inspector shall Identify: 1. The type of exposed floor material (brick, carpet, ceramic tile, linoleum, slate, vinyl tile, wood, other). 1/25/08 266 CMR -26.6 266 CMR: BOARD OF REGISTRATION OF HOME INSPECTORS 6.04: continued 2. The type of exposed wall materials (brick, ceramic tile, fiberglass, laminates, paneled, plaster, gypsum wallboard, plastic tile, other). 3. The type of exposed ceiling materials (acoustical tile, gypsum wallboard, plaster, wood, other). (c) The Inspector shall Report On: 1. The floor. 2. The walls. 3. The ceilings. 4. The condition of the interior stairs, hand and guard railings. 5. Signs of water penetration. 6. The interior doors Observed and tested. 7. The windows (d) The Inspector shall operate a representative number of doors, windows, and cabinets (e) Exclusions: Including but not limited to 266 CMR 6.04(8)(e)1. and 2., the Inspector shall not be required to: 1. Observe and Report On the following: a. Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors. b. Draperies, blinds, or other window treatments. c. Household appliances. 2. Determine the fire safety rating of any walls, ceilings, and doors between a dwelling unit and an attached garage or another dwelling unit. (9) System: Insulation and Ventilation. (a) The Inspector shall Observe the following Readily Accessible and Observable Components and Systems: 1. Exposed insulation in unfinished spaces. 2. Ventilation of Attics and Under Floor Crawl Space areas. 3. Bathroom venting systems (b) The Inspector shall Identify: 1. The type of ventilation in the attic space (None, Ridge, Soffit, Area, Power Vent, Gable, Eave, Mushroom, Turbine, Other). 2. The existence and/or absence of bathroom ventilation other than a window(s). (c) The Inspector shall Report On the following Readily Accessible and Observable Components and Systems: 1. Exposed insulation in unfinished spaces. 2. Ventilation of attics and Under Floor Crawl Space areas. 3. Bathroom venting systems. (d) The Inspector shall Note: 1. The absence of insulation in unfinished space at Conditioned Surfaces. 2. The absence of ventilation of an Under Floor Crawl Space. (e) Exclusions: Including but not limited to 266 CMR 6.04(9)(e)1. through 5., the Inspector shall not be required to Observe and Report On the following: 1. The type(s) and/or amounts of insulation and/or its material make-up. 2. Concealed insulation and vapor retarders. 3. Venting equipment that is integral with household appliances. 4. The venting of kitchens. 5. The adequacy, uniformity and capacity of the in place system(s) to ventilate the various areas of the dwelling (Engineering/Heating services). 6.05: General Limitations and Exclusions of the Home Inspection (1) General Limitations. (a) Home Inspections done in accordance with the standards set forth in 266 CMR 6.04 are visual and not Technically Exhaustive. (b) The Home Inspections standards set forth in 266 CMR 6.04 are applicable to Residential Buildings with four or less Dwelling units under one roof and their attached garages. 1/25/08 266 CMR – 26.7 266 CMR: BOARD OF REGISTRATION OF HOME INSPECTORS 6.05: continued (2) General Exclusions. (a) Inspectors shall not be required to Report On: 1. The remaining life expectancy of any component or system. 2. The causes of the need for repair. 3. The materials for corrections of the problem. 4. The methods of repair other than to indicated the repair should comply with applicable requirements of the governing codes and sound construction practices. 5. Compliance or non-compliance with applicable regulatory requirements unless specifically contracted for in writing. 6. Any component or system not covered by 266 CMR 6.04. 7. Cosmetic items. 8. Items that are not Readily Accessible and Observable, underground items, or items not permanently installed. 9. Systems or Components specifically excluded by Client (noted in writing in the Contract or in the Report). (b) Inspectors shall not be required to perform or provide any of the following under the Home Inspection specified in 266 CMR 6.04: 1. Offer warranties, guarantees and/or insurance policies of any kind on the property being inspected. 2. Collect any engineering data (the size of structural members and/or the output of mechanical and/or electrical equipment). 3. Inspect spaces that are not Readily Accessible and Observable. Enter any area or perform any procedure, which may damage the property or its components, or be dangerous and unsafe to the Inspector or other persons, as determined by and Reported by the Inspector. 4. Disturb or move insulation, stored and/or personal items, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility. 5. Determine the effectiveness of any system installed to control or remove suspected hazardous substances 6. Predict future conditions, including but not limited to failure of Components. (See Additional Services) 7. Project operating costs of Components. 8. Determine extent or magnitude of damage or failures noted. 9. Operate any System or Component which does not respond to normal operating controls. 10. Test for radon gas. 11. Determine the presence or absence of pests including but not limited to: rodents or wood destroying insects. 12. Determine the energy efficiency of the dwelling as a whole or any individual system or component within the dwelling. 13. Perform Environmental Services including determining the presence or verifying the absence of any micro organisms or suspected hazardous substances including, but not limited to, carbon monoxide, latent surface and/or, subsurface Volatile Organic Compounds, PCB's, asbestos, UFFI, toxins, allergens, molds, carcinogens, lead paint, radon gas, electromagnetic radiation, noise, odors, or any contaminants in soil, water, air wet lands and/or any other environmental hazard not listed in 266 CMR 6.05(2)(a) and (b). 14. Evaluate acoustical characteristics of any system or component. 15. Inspect surface and subsurface soil conditions. 6.06: Prohibitions Inspectors are prohibited from: (1) Reporting on the market value of property or its marketability and/or the suitability of the property for any use. (2) Advising their Client about the advisability or inadvisability of the purchase of the property. 1/25/08 266 CMR – 26.8 266 CMR: BOARD OF REGISTRATION OF HOME INSPECTORS 6.06: continued (3) Testing Automatic Safety Controls. (4) Activating the sump pumps and/or dehumidifiers. (5) Offering or performing any act or service contrary to law and/or 266 CMR 6.00. (6) Determining the cost of repairs of any item noted in their Report and/or inspected by them and/or their firm. (7) Offering to make and/or perform any repair, provide any remedy: including but not limited to performing engineering, architectural, surveying, plumbing, electrical and heating services, pest control (treatment), urea formaldehyde or any other job function requiring an occupational license and/or registration (in the jurisdiction where the inspection had taken place) on a Dwelling, and/or Residential Building inspected by his/her firm. The only exception is if those repairs and/or services are part of a negotiated settlement of a complaint and/or claim against the Inspector and/or the firm he/she/represents. (8) However, nothing in 266 CMR 6.06 shall prohibit the Inspector and/or his/her/firm from offering consulting services on a Dwelling, and/or Residential Building his/her firm has not inspected as long as the consulting service is not pursuant to the sale and/or transfer of the property and/or dwelling. (9) Operating any system or component that is shut down or otherwise inoperable. (However, the Inspector shall recommend the Seller and/or the Seller's Representative demonstrate that those systems and/or components are functional). (10) Turn on any electrical or fuel supply and/or devices that are shut down. (However, the Inspector shall recommend the Seller and/or the Seller's Representative demonstrate that those systems and/or components are functional). 6.07: Optional Fee Based Services There are certain risks inherent in the purchase of property and a Home Inspection is inherently limited in its scope and depth. The information gained from Home Inspection conforming to 266 CMR 6.04 may reduce some of those risks, but the Home Inspection is not intended to provide the Client with protection from all of the risks involved. The Home Inspector may provide Optional Fee Based Services addressing items including, but not limited to, those excluded in 266 CMR 6.04 provided the service is specifically contracted for in writing and/or included in the Report, and do not include the physical repair, abatement, or treatment to the Dwelling, and/or Residential Building being inspected, and is not prohibited under 266 CMR 6.06. To offer any such services that require an occupational license and/or registration, the Inspector shall hold a valid registration and/or occupational license in the jurisdiction where the inspection is taking place. The Inspector shall inform the Client in writing that he/she is so registered/licensed and is therefore qualified to go beyond the standards of 266 CMR 6.04. 6.08: Required Distribution of Energy Audit Documents (1) Purpose and Scope. The purpose of 266 CMR 6.08 is to promote the informed use of energy audits by providing a document, outlining the procedures and benefits of a home energy audit, to buyers of residential dwellings at or before the time of closing. (2) Requirement. Home Inspectors shall provide a document outlining the procedures and benefits of a home energy audit to all Clients purchasing a single-family residential dwelling, a multiple-family residential dwelling with less than five dwelling units, or a condominium unit in a structure with less than five dwelling units. (3) Distribution of Document -Availability, Timing, and Format. The Board shall make a copy of the document to be distributed available on its website. The document must be provided to the buyer of the real estate at or before closing. 7/24/09 266 CMR -26.9 266 CMR: BOARD OF REGISTRATION OF HOME INSPECTORS 6.08: continued (4) Prohibition of Additional Fees. No additional fees shall be imposed upon or collected from the buyer or seller of the real estate in connection with the provision of such document. REGULATORY AUTHORITY 266 CMR 6.00: M.G.L. c.13, § 96 and c. 112, §§ 221 through 226. 7/24/09 266 CMR – 26.10
