This report published on Tuesday, June 25, 2019 10:15:46 PM EDT
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This inspection complies with the American Society of Home Inspectors' (ASHI) Standards of Practice and the National Association of Home Inspectors' (NAHI) Standards of Practice. This report is intended to identify major defects within a structure that significantly affect its habitability or that cost in excess of $500 to repair, although minor defects may be noted in the report. Cosmetic items such as damaged molding, trim, doors, cabinets, interior paint or carpet are generally excluded from this report.
Home inspection reports by nature focus on defects and may seem negative in tone. Some features of this property may be in excellent condition and of high quality but have not been mentioned, or been deemed adequate in the report. This is not meant to downplay this property's assets, but to focus on alerting you to potentially expensive problems. Bear in mind that all homes, regardless of their age, have some number of defects.
Areas of the property that are excluded due to lack of access are vulnerable to infestation and damage from wood destroying insects and organisms.
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 or death
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 specialist
Monitor
Recommend monitoring in the future
Serviceable
Item or component is in serviceable condition
Comment
For your information
Damage
Damage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.)
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
Present during inspection: Client, Realtor, Others
Client present for discussion at end of inspection: Yes
Inspector: Anthony Lusitani HOI-679
Weather conditions during inspection: Rain
Temperature during inspection: Warm
Ground condition: Wet
Recent weather: Sunny
Overnight temperature: Cool
Inspection fee: $445
Payment method: Cash
Buildings inspected: One house
Age of main building: 93
Source for main building age: Municipal records or property listing
Front of building faces: West
Main entrance faces: West
Occupied: No
1) Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit: http://www.reporthost.com/?EPA http://www.reporthost.com/?CPSC http://www.reporthost.com/?CDC
2) Evidence of rodent infestation was found in the form of feces and/or damaged insulation in the basement, interior rooms and attic. Consult with the property owner about this. A qualified person should make repairs to seal openings in the structure, set traps, and clean rodent waste as necessary. Recommend following guidelines in these Center for Disease Control articles: http://www.reporthost.com/?SEALUP http://www.reporthost.com/?TRAPUP http://www.reporthost.com/?CLEANUP
Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Condition of retaining walls: Required repair, replacement and/or evaluation (see comments below)
Retaining wall material: Concrete, Masonry block
Site profile: Steep slope
Condition of driveway: Appeared serviceable
Driveway material: Gravel
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Condition of decks, porches and/or balconies: Required repairs, replacement and/or evaluation (see comments below)
Deck, porch and/or balcony material: Wood
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Wood, Masonry
3) Porch and deck structures as well as attached stairs and railings were substandard and appeared to be built by someone who was not a qualified contractor. Their overall condition was poor with significant deterioration. Fungal rot was found in decking boards. Flashing was missing from above deck and porch ledger boards. Moisture has accumulated between the ledger boards and the building. Fungal rot is occurring in this area, has damaged the building and can cause the ledger board fasteners to fail. The deck may separate from the building in this event. Ledger boards also were not bolted to the structure. Footings were inadequate (blocks on soft soil), beams were not positively attached to columns, stairs and railings were dangerous (tread heights varied, flexed under load, were loose). Recommend that a qualified contractor fully evaluate and correct. Most likely these structures will need to be completely rebuilt.
Photo 3-1 Photo 3-2
Photo 3-3 Photo 3-4
Photo 3-5 Photo 3-6
Photo 3-7
4) Guardrails above retaining walls higher than 30 inches were missing. This is a safety hazard due to the risk of falling. At a minimum, the client should be aware of this hazard, especially when children are present. Recommend that a qualified contractor install or repair guardrails per standard building practices (e.g. minimum 3 feet high, no gaps wider than 4 inches, not climbable). Dense shrubbery or vegetation may be acceptable as a barrier, but only when mature enough to be effective.
5) A hot tub was installed. Hot tubs, related equipment and supply hookups are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Regular maintenance is required, and safety issues may exist. Recommend that a qualified specialist evaluate and, if needed, maintain or repair.
Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Condition of wall exterior covering: Required repairs, replacement and/or evaluation (see comments below)
Apparent wall structure: Wood frame
Wall covering: Wood
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Unfinished basement
Foundation/stem wall material: Poured in place concrete, Concrete block
6) Fungal rot was found at one or more sections of siding or trim. Recommend that a qualified person repair as necessary. All rotten wood should be replaced.
7) Many sections of siding and/or trim were deteriorated, loose and/or split. Recommend that a qualified person repair, replace or install siding or trim as necessary.
Photo 7-1
8) Soil was in contact with or less than 6 inches from siding, trim or structural wood. This is a conducive condition for wood-destroying organisms. Recommend grading or removing soil as necessary to maintain a 6-inch clearance. If not possible, then recommend replacing untreated wood with pressure-treated wood. Installation of borate-based products such as Impel rods can also reduce the likelihood of rot or infestation if soil cannot be removed. Note that damage from fungal rot and/or insects may be found when soil is removed, and repairs may be necessary.
Photo 8-1
9) One or more minor cracks (1/8 inch or less) were found in the foundation. These didn't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitor them in the future. Numerous products exist to seal such cracks including hydraulic cement, non-shrinking grout, resilient caulks and epoxy sealants.
Photo 9-1
10) Some above-grade foundation walls were obscured by vegetation, decks and/or siding. The inspector was unable to evaluate these areas. They are excluded from this inspection.
Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are also excluded from this inspection. Note that the inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
The inspector does not guarantee or warrant that water will not accumulate in the basement in the future. Access to the basement during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so. The inspector does not determine the adequacy of basement floor or stairwell drains, or determine if such drains are clear or clogged.
Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity.
Condition of exterior entry doors: Required repair, replacement and/or evaluation (see comments below)
Exterior door material: Wood
Condition of floor substructure above crawl space: Required repairs, replacement and/or evaluation (see comments below)
Pier or support post material: Steel
Beam material: Solid wood, Steel
Floor structure: Solid wood joists
Condition of insulation underneath floor above: Not applicable, none installed
Insulation material underneath floor above: None visible
11) The ceiling height over stairs was too low and poses a safety hazard, especially for tall people. Ceilings over stairs should be at least 6 feet 8 inches high. At a minimum, be aware of this hazard, especially when guests who are not familiar with the stairs are present. Recommend that a qualified contractor repair per standard building practices.
12) Handrails were missing. This is a potential fall hazard. Handrails should be installed at stairs with four or more risers or where stairs are greater than 30 inches high. Recommend that a qualified contractor install handrails where missing and per standard building practices.
13) Fungal rot was found at one or more sill plates, joists, sections of wall sheathing and/or wall framing (rear right corner). Recommend that a qualified contractor evaluate and repair as necessary. All rotten wood should be replaced.
Photo 13-1 Photo 13-2
14) The exterior door was difficult to latch. Recommend that a qualified person repair as necessary.
15) One or more joists were notched or had holes cut in them in such a way as to significantly weaken the joist(s). General guidelines for modifying joists made of dimensional lumber include these restrictions:
Notches at ends should not exceed 1/4 of the joist's depth.
Other notches should not exceed 1/6 of the joist's depth.
Notches should not be cut in the middle 1/3 of the joist's span.
Notches should not be longer than 1/3 of the joist's depth.
Holes must be 2 inches or more from the joist's edge.
The maximum hole diameter is 1/3 of the depth of the joist.
Recommend that a qualified contractor evaluate and repair as necessary, and per standard building practices.
Photo 15-1
16) One or more support posts appear to have been added since the original construction based on the inspector's observations. Such posts may have been added to reduce bounce or sag in floors above. Consult with the property owner about this, or that a qualified contractor evaluate and make permanent repairs per standard building practices if necessary.
17) Evidence of prior water intrusion was found in one or more sections of the basement. For example, water stains (at exterior door, well tank). Accumulated water is a conducive condition for wood-destroying organisms and should not be present in the basement. Recommend reviewing any disclosure statements available and ask the property owner about past accumulation of water in the basement. The basement should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain.
18) Minor cracks were found in the concrete slab floor. These are common and appeared to be only a cosmetic issue.
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions performed adequately or were leak-free.
Age of roof surface(s): 5
Roof inspection method: Traversed
Condition of roof surface material: Required repair, replacement and/or evaluation (see comments below)
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Required repair, replacement and/or evaluation (see comments below)
Condition of gutters, downspouts and extensions: Appeared serviceable
Gutter and downspout material: Metal
Gutter and downspout installation: Full
19) Composition shingles were installed on a slope with less than 3/12 (3 inches rise for every 12 inches run). Such low-slope shingle installations are prone to leaks due to the slow rate at which water runs off the shingles. Roof decking can also be prone to sagging, and the roof structure may have a reduced load capacity for snow. Most shingle manufacturers won't warranty shingles if installed on a roof with a slope less than 3/12. Consult with a qualified contractor regarding this and monitor these roof area(s) and interior spaces below for leaks in the future. Ideally, or if leaks occur, recommend that a qualified contractor repair per standard building practices. Such repairs may involve installing a new roof surface approved for low slopes.
Photo 19-1
20) Sealant was used at one roof penetration (e.g. pipes, vents, chimneys). Sealant is not required for most roof penetrations when installations of such items are done professionally and per standard building practices. The presence of sealant suggests prior leaks. The sealant will be a maintenance issue in the future since it must be renewed periodically. Recommend that a qualified contractor repair where necessary and per standard building practices.
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. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic inspection method: Traversed
Location of attic access point #A: Bedroom, second floor
Location of attic access point #B: Bedroom, second floor
Attic access points that were opened and viewed, traversed or partially traversed: A, B, Viewed 20, not inspected 80
Condition of roof structure: Required repair, replacement and/or evaluation (see comments below)
Roof structure type: Rafters
Ceiling structure: Ceiling joists
Condition of insulation in attic (ceiling, skylight chase, etc.): Required repair, replacement and/or evaluation (see comments below)
Ceiling insulation material: Fiberglass roll or batt
Approximate attic insulation R value (may vary in areas): R-11
Condition of roof ventilation: Required repair, replacement and/or evaluation (see comments below)
Roof ventilation type: Gable end vents, Enclosed soffit vents, Mechanical vents with turbine
21) The roof structure, or one or more sections of it, had no visible venting. This can result in high attic and roof surface temperatures, reduce the life of the roof covering materials, and/or increase cooling costs. High levels of moisture are also likely to accumulate in the roof structure or attic, and can be a conducive condition for wood-destroying organisms. Standard building practices require one free square foot of ventilation for every 150 square feet of attic space, and that vents be evenly distributed between the lowest points of the roof structure and the highest points to promote air circulation. Often this means that both soffit vents and ridge or gable end vents are installed. Recommend that a qualified contractor evaluate and install vents per standard building practices.
22) The ceiling insulation installed in the attic was substandard and appeared to have an R rating that's significantly less than current standards (R-38). Heating and cooling costs will likely be higher due to poor energy efficiency. Recommend that a qualified contractor install insulation for better energy efficiency and per standard building practices.
23) Insulation in the attic was damaged, apparently by rodents (e.g. burrow holes, feces, urine stains). If this report doesn't already recommend replacement of insulation for energy efficiency, the client may want to have insulation replaced for sanitary reasons or to prevent odors.
Photo 23-1
24) What appeared to be past water stains were visible on the roof structure at one or more locations in the attic. However, no elevated levels of moisture were found at these stains during the inspection. The stains may have been caused by a past leak. Recommend asking the property owner about past leaks. Monitor these areas in the future, especially after heavy rains to determine if active leaks exist. If leaks are found, recommend that a qualified contractor evaluate and repair as necessary.
25) Attic spaces less than 30 inches in height may exist in this building, but had no visible access points. This is acceptable per standard building practices. However, these spaces were not inspected and are excluded from this inspection.
Limitations: The following items are not included in this inspection: generator systems, transfer switches, 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, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Electric service condition: Appeared serviceable
Primary service type: Overhead
Service voltage (volts): 120-240
Estimated service amperage: 100
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 100
System ground: Ground rod(s) in soil
Condition of main service panel: Required repair, replacement and/or evaluation (see comments below)
Location of main service panel #A: Basement
Location of main disconnect: Breaker at top of main service panel
Condition of branch circuit wiring: Required repair, replacement and/or evaluation (see comments below)
Branch circuit wiring type: Non-metallic sheathed
Smoke alarms installed: Yes, but not tested
Carbon monoxide alarms installed: No, recommend install
26) Non-metallic sheathed wiring was installed at one or more locations, and was subject to damage such as on easily accessible wall or ceiling surfaces. The insulation can be damaged by objects coming in contact with it, resulting in exposed, energized wires. Also, copper conductors can break after being repeatedly moved or bent. This is a potential shock or fire hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing protective conduit or re-routing wires through walls or ceilings.
Photo 26-1
27) One or more receptacles (outlets) were installed directly above electric baseboard heaters. This was a common practice in the past, but insulation on appliance cords in contact with the heater(s) can be damaged by heaters. This is a shock and fire hazard. Recommend that a qualified electrician make repairs or modifications as necessary. For example, by converting receptacles to junction boxes, moving receptacles and/or moving baseboard heaters.
Photo 27-1
28) No electric receptacle (outlet) was installed at the kitchen island. At least one GFCI-protected receptacle should be installed at islands with counter tops longer than 12 inches to prevent appliance cords from crossing paths where people walk. Recommend that a qualified electrician install receptacle(s) at the island per standard building practices.
29) A 3-slot receptacle (outlet) was installed for the clothes dryer. Most modern clothes dryers use both 120 and 240 volts (120 for timers and motors, and 240 for heating elements) and either require or are more safely installed with a 4-slot receptacle. With 3-conductor wiring, the ground wire rather than a neutral wire is used to carry the return current back for the 120 volt leg. The clothes dryer's metal frame can become energized if the neutral wire becomes loose at the receptacle or panel. While 3-wire clothes dryer circuits were allowed prior to 1996 and are commonly found, they are considered unsafe due to the risk of shock. Recommend that a qualified electrician convert this to a 4-wire circuit. Note that this may require installing a new circuit wire from the panel to the clothes dryer location.
30) One or more cover plates for switches, receptacles (outlets) or junction boxes were missing or broken. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary.
31) The functionality of, power source for and placement of smoke alarms is not determined as part of this inspection. Smoke alarms should be installed in each bedroom, in hallways leading to bedrooms, on each level and in attached garages. They have a limited lifespan and should be replaced every 10 years. Batteries in smoke alarms should be changed when taking occupancy and annually in the future. Carbon monoxide alarms should be installed near sleeping areas and on each level in homes with a fuel-burning appliance or attached garage. For more information, visit: http://www.reporthost.com/?SMKALRM http://www.reporthost.com/?COALRM
32) The legend for circuit breakers was missing, incomplete, illegible or confusing. This is a potential shock or fire hazard in the event of an emergency when power needs to be turned off. Recommend correcting the legend so it's accurate, complete and legible. Evaluation by a qualified electrician may be necessary.
33) One screw that attach the cover or dead front to the main panel was missing or not installed. Recommend installing screws where missing so the cover or dead front is secure. Only screws with blunt tips approved for this purpose should be installed, so wiring inside the panel is not damaged. Because energized wires may be located directly behind screw holes, the client should consider having a qualified electrician replace missing screws.
34) The electric service to this property appeared to be rated at substantially less than 200 amps and may be inadequate. Depending on the client's needs, recommend consulting with a qualified electrician about upgrading to a 200 amp service. Note that the electric service's rating is based on the lowest rating for the meter base, the service conductors, the main service panel and the main disconnect switch. One or more of these components may need replacing to upgrade.
Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Water service: Private well
Location of main water shut-off: Basement
Service pipe material: Plastic
Condition of supply lines: Near, at or beyond service life
Supply pipe material: Copper, PEX plastic
Condition of drain pipes: Required repair, replacement and/or evaluation (see comments below)
Drain pipe material: Plastic
Condition of waste lines: Required repair, replacement and/or evaluation (see comments below)
Waste pipe material: Plastic, Cast iron
Location(s) of plumbing clean-outs: Basement
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Sump pump installed: No
Sewage ejector pump installed: No
Condition of fuel system: Required repair, replacement and/or evaluation (see comments below), Near, at or beyond service life
Visible fuel storage systems: Above ground, oil tank, in basement
Location of main fuel shut-off valve: At oil tank
35) One or more waste pipes or fittings were open to the basement. Recommend that a qualified person correct per standard building practices.
Photo 35-1
36) Significant corrosion was found in some waste pipes or fittings. This can indicate past leaks, or that leaks are likely to occur in the future. Recommend that a qualified plumber evaluate and repair as necessary.
Photo 36-1
37) One or more drain line traps were substandard (e.g. "S", "U" or drum traps). Traps can siphon or run dry and cause sewer gases to enter living spaces. Recommend that a qualified plumber repair per standard building practices. For example, by replacing with modern "P" traps. For more information, visit: http://www.reporthost.com/?TRAPS
38) Fuel oil appeared to be leaking from the oil supply lines or fittings. Recommend that a qualified contractor and/or full-service oil provider repair as necessary.
Photo 38-1
39) One or more hose bibs (outside faucets) weren't anchored securely to the structure's exterior. Water supply pipes can be stressed when hose bibs are turned on and off and when hoses are pulled. Leaks may occur as a result. Recommend that a qualified person install fasteners per standard building practices.
40) This property was unoccupied and/or recently de-winterized, and the plumbing system has not been in continuous operation recently. It's possible for plumbing leaks to exist but not be apparent. Leaks can be small and take time to become visible. The inspector normally operates all accessible and operable plumbing fixtures, but this limited inspection may not reveal small leaks that only become visible after constant use of the plumbing system. After taking occupancy, monitor the plumbing system for leaks that may become apparent. Areas below the house should be evaluated after plumbing has been operated to check for leaks. Any problems that are found should be repaired by a qualified plumber.
Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
Condition of water heater: Near, at or beyond service life
Type: Tank
Energy source: Electricity
Estimated age: 9
Capacity (in gallons): 50
Temperature-pressure relief valve installed: Yes
Manufacturer: General Electric
Location of water heater: Basement
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 116
41) The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be at this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Furnace, Electric heaters
General heating distribution type(s): Ducts and registers
Last service date of primary heat source: Unknown
Condition of electric heaters (not forced air): Required repair, replacement and/or evaluation (see comments below)
Electric heater type (not forced air): Baseboard
Condition of forced air heating/(cooling) system: Required repair, replacement and/or evaluation (see comments below), Near, at or beyond service life
Forced air heating system fuel type: Oil
Estimated age of forced air furnace: 25
Forced air heating system manufacturer: Thermopride
Location of forced air furnace: Basement
Condition of furnace filters: Required repair and/or evaluation (see comments below)
Location for forced air filter(s): At base of air handler
Condition of forced air ducts and registers: Required repair, replacement and/or evaluation (see comments below)
Condition of burners: Required repair, replacement and/or evaluation (see comments below)
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
Condition of controls: Required repair, replacement and/or evaluation (see comments below)
42) Significant amounts of debris, dirt and/or dust were visible in one or more sections of supply and/or return air ducts for the heating or cooling system. This can be a health hazard, especially for those with allergies or respiratory problems. The Environmental Protection Association (EPA) recommends considering having ducts professionally cleaned when "ducts are clogged with excessive amounts of dust and debris and/or particles are actually released into the home from your supply registers." At a minimum, the visible debris should be thoroughly cleaned. Recommend that a qualified contractor clean the ducts. For more information on duct cleaning in relation to indoor air quality, visit: http://www.reporthost.com/?DUCTCLEAN
43) Rodent evidence was visible in one or more sections of supply and/or return air ducts for the heating or cooling system. This can be a health hazard, especially for those with allergies or respiratory problems. The Environmental Protection Association (EPA) recommends considering having ducts professionally cleaned when "ducts are infested with vermin, e.g. (rodents or insects)." Rodent infestation may also be a safety hazard due to the risk of contracting Hantavirus Pulmonary Syndrome (HPS). HPS is a rare (only 20-50 cases per year in the U.S.) but deadly (40% mortality rate) disease transmitted by infected rodents through urine, droppings, or saliva. Humans can contract the disease when they breathe in aerosolized virus. Recommend that a qualified contractor clean the ducts. For more information on duct cleaning in relation to indoor air quality, visit: http://www.reporthost.com/?DUCTCLEAN
While Hantavirus is believed to survive less than 1 week in droppings and urine, specific precautions should be taken during clean up. The client may wish to consult with a qualified, licensed pest control operator for eliminating the infestation. A qualified licensed abatement specialist or industrial hygienist could be contacted for clean up.
44) The last service date of the gas or oil-fired forced air furnace appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. 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 1 year ago, recommend that a qualified HVAC contractor inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the HVAC contractor when it's serviced. For more information visit: http://www.reporthost.com/?ANFURINSP
45) One or more heating or cooling air supply registers had a weak air flow, or no apparent flow (upstairs bathroom and bedroom). This may result in an inadequate air supply. Recommend asking the property owner about this. Adjustable damper(s) in ducts may exist and be reducing the flow. If dampers exist, then they should be opened to attempt to improve the air flow. If the property owner is unaware of such dampers, or if adjusting dampers does not improve the air flow, then recommend that a qualified HVAC contractor evaluate and repair or make modifications as necessary.upstairs
46) One or more heating or cooling ducts have come apart, or had significant gaps at junctions. This can result in reduced energy efficiency and increased moisture in surrounding spaces. Recommend that a qualified HVAC contractor make permanent repairs as necessary. For example, by securely supporting ducts and installing approved tape or mastic at seams.
Photo 46-1 Photo 46-2
Photo 46-3
47) The emergency switch for the oil-fired furnace didn't have a red cover plate or was not clearly labeled. This is a switch that allows power to be turned off quickly in the event of an emergency. Emergency switches for oil-fired appliances should have a red cover plate and be clearly labeled to avoid confusion and unintentional loss of power if the switch is mistaken for a light switch. Recommend that a qualified person repair per standard building practices.
Photo 47-1
48) One or more electric baseboard heaters had loose or damaged covers. Recommend that a qualified person repair or replace as necessary.
Photo 48-1
49) Hold-down devices for the heating system air filter were missing. Unfiltered air can flow through the system (around filters) and reduce indoor air quality. Recommend that a qualified person repair as necessary.
50) Some heating ducts had significant amounts of corrosion or rust. Holes may develop and result in reduced energy efficiency or return air being drawn in from locations other than intended. Recommend that a qualified HVAC contractor repair as necessary. For example, by replacing ducts or sections of ducts.
Photo 50-1
51) One or more control knobs were missing (electric heaters). Recommend replacing knobs as necessary.
52) The air filter for the heating system was very dirty. Indoor air quality will be reduced as a result. This can also cause premature wear and/or failure to furnace components. Recommend installing good quality filters at intended locations (e.g. in or at the air handler, behind return air grills). Filters should be sized correctly to minimize air gaps. Many types of filters are available. Recommend installing pleated filters or better rather than the cheapest disposable kind. For more information, visit: http://www.reporthost.com/?FLTRTPS
53) The estimated useful life for most forced air furnaces is 15-20 years. This furnace appeared to be 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.
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, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
Wood-burning stove type: Pellet stove
Condition of chimneys and flues: Required repair, replacement and/or evaluation (see comments below)
Oil-burning chimney type: Masonry
54) One oil-fueled appliance used a masonry chimney for a flue, and no stainless steel or cast-in-place liner was installed (A short section at top of existing terracotta flue tiles was deteriorated). These types of liners ensure a correct draft, and prevent damage to the masonry flue from corrosive exhaust deposits and moisture in the exhaust gases. Recommend that a qualified contractor install a liner per standard building practices. For more information search for "oil liner" at: http://www.reporthost.com/?CSIA
Photo 54-1 Photo 54-2
55) A pellet stove was installed. The inspector performs a visual evaluation of such wood-burning devices and their components, and does not light fires. Unlike wood stoves, there are no generic standards or guidelines for pellet stove installations, so they're installed per the manufacturer's instructions. Recommend that a qualified specialist evaluate to determine if the installation is in accordance with the manufacturer's specifications (e.g. clearances, hearth size, flue configuration). For more information, visit: http://www.reporthost.com/?PELLET
56) No spark screen or rain cap was installed at one or more chimney flue terminations. Spark screens reduce the chance of embers exiting the flue and causing fires. They also prevent wildlife (e.g. birds, rodents, raccoons) from entering flues. Rain caps prevent water from entering flues, mixing with combustion deposits and creating caustic chemicals which can corrode flues. They also prevent damage to masonry from freeze-thaw cycles and prevent metal components (e.g. dampers, metal firebox liners) from rusting. Recommend that a qualified person install rain caps with spark screens per standard building practices where missing.
57) The thermostat/fan control for the pellet stove was not centrally located and had a substandard installation (loose wire through floor). This may result in uneven heating in some locations. Recommend that a qualified person repair if necessary, and per standard building practices.
Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Permanently installed kitchen appliances present during inspection: Range, Dishwasher
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop: Near, at or beyond service life
Range, cooktop type: Electric
58) The kitchen sink drain pipe used an S-trap rather than a P-trap, or no P-trap was visible. Siphons and sudden flows of water in S-Traps can drain all the water out of the trap, leaving it dry. Sewer gases can then enter living areas. Recommend that a qualified plumber repair per standard building practices.
59) The estimated useful life for most kitchen appliances is 10-15 years. One or more appliances (range) appeared to be near, at or beyond their service life. Even if operable, recommend budgeting for replacements in the near future.
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Location #A: Full bath, second floor
Location #B: Full bath, first floor
Condition of cabinets: Appeared serviceable
Condition of flooring: Required repairs, replacement and/or evaluation (see comments below)
Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of toilets: Required repair, replacement and/or evaluation (see comments below)
Condition of bathtubs and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of shower(s) and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of ventilation systems: Appeared serviceable
Bathroom ventilation type: Spot fans
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes
60) The toilet at location(s) #A was loose where it attached to the floor. Leaks can occur. Flooring, the sub-floor or areas below may get damaged. Sewer gases can enter living spaces. Recommend that a qualified contractor remove the toilet(s) for further evaluation and repair if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.
61) The water supply was inoperable (tub 1st floor) and there was no hot water flow at the 2nd floor. As a result the inspector was unable to fully evaluate. Shut-off valve(s) may be turned off, or repairs may be needed. Recommend asking the property owner about this if possible, and that a qualified plumber evaluate and repair if necessary.
62) The hot water supply flow for the sink at location(s) #A was low. Recommend that a qualified plumber evaluate and repair as necessary.
63) Vinyl floor tiles was installed in the bathroom at location(s) #B. Spilled water can penetrate seams and damage the sub-floor. Recommend that a qualified contractor install continuous waterproof flooring in wet areas such as bathrooms.
64) The bathtub surround at location(s) #B was deteriorated, damaged or substandard. Water can damage the wall structure as a result. Recommend that a qualified contractor replace or repair the surround as necessary.
Photo 64-1 Photo 64-2
Photo 64-3
65) One or more bathtub faucet handles at location(s) #B were missing. Recommend that a qualified person repair or replace handles as necessary.
Photo 65-1
66) The shower diverter valve at location(s) #A was inoperable, making the shower inoperable. Recommend that a qualified plumber repair as necessary.
67) Tile, stone and/or grout in the flooring at location(s) #A was deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. Water can damage the sub-floor as a result. Recommend that a qualified contractor repair as necessary.
Photo 67-1
68) Gaps, no caulk, or substandard caulking were found between the bathtub and the floor at location(s) #B. Water may penetrate these areas and cause damage. Recommend that a qualified person re-caulk or install caulking as necessary.
Photo 68-1
69) The sink drain pipe at location(s) #A used an S-trap rather than a P-trap, or no P-trap was visible. Siphons and sudden flows of water in S-Traps can drain all the water out of the trap, leaving it dry. Sewer gases can then enter living areas. Recommend that a qualified plumber repair per standard building practices.
Photo 69-1
70) The bathtub drain stopper mechanism at location(s) #A was missing. Recommend that a qualified person repair or replace as necessary.
71) Rubber water supply hoses were installed at the clothes washer. These hoses are prone to bursting when deteriorated, which can result in flooding and significant water damage. Recommend upgrading to braided, stainless steel hoses.
Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.
Condition of exterior entry doors: Required repair, replacement and/or evaluation (see comments below)
Exterior door material: Wood, Glass panel
Condition of interior doors: Required repair, replacement and/or evaluation (see comments below)
Condition of windows and skylights: Required repair, replacement and/or evaluation (see comments below)
Type(s) of windows: Wood, Single-pane, Casement
Condition of walls and ceilings: Required repairs, replacement and/or evaluation (see comments below)
Wall type or covering: Drywall or plaster
Ceiling type or covering: Drywall or plaster
Condition of flooring: Required repairs, replacement and/or evaluation (see comments below)
Flooring type or covering: Vinyl, linoleum or marmoleum, Wood or wood products
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)
72) Handrails at stairs were missing. This is a potential fall hazard. Handrails should be installed at stairs with four or more risers or where stairs are greater than 30 inches high. Recommend that a qualified contractor install handrails where missing and per standard building practices.
Photo 72-1
73) Condensation or staining was visible between multi-pane glass in one or more windows. This usually indicates that the seal between the panes of glass has failed or that the desiccant material that absorbs moisture is saturated. As a result, the view through the window may be obscured, the window's R-value will be reduced, and accumulated condensation may leak into the wall structure below. Recommend that a qualified contractor evaluate and repair windows as necessary. Usually, this means replacing the glass in window frames.
Be aware that evidence of failed seals or desiccant may be more or less visible depending on the temperature, humidity, sunlight, etc. Windows or glass-paneled doors other than those that the inspector identified may also have failed seals and need glass replaced. It is beyond the scope of this inspection to identify every window with failed seals or desiccant.
Photo 73-1
74) Floors on the 2nd floor were not level. This can be caused by foundation settlement or movement of the foundation, posts and/or beams (note: the original foundation appears to have been replaced). No structural concerns related to this issue were found. Significant repairs may be needed to make floors level. Recommend that a qualified contractor repair as necessary.
75) Fungal rot was found at one or more exterior doors. Recommend that a qualified person repair as necessary. All rotten wood should be replaced.
Photo 75-1
76) One or more interior doors were damaged and/or loose. Recommend that a qualified person replace or repair doors as necessary.
77) Crank handles at some windows were missing. Recommend that a qualified person replace handles or make repairs as necessary.
78) The open-close mechanisms for one or more casement windows were difficult to operate, inoperable or damaged. Recommend that a qualified person repair as necessary.
79) Glass in one or more windows was cracked, broken and/or missing. Recommend that a qualified contractor replace glass where necessary.
80) One or more ceilings were cracked and/or loose. Recommend that a qualified person repair as necessary.
Photo 80-1
81) Vinyl, linoleum or marmoleum flooring in the kitchen was damaged. If in a wet area, water can damage the sub-floor as a result. Recommend that a qualified contractor replace or repair flooring as necessary.
Photo 81-1
82) The control for opening the skylight was detached. Recommend that a qualified person repair as necessary.detached
83) The glazing compound or caulk that holds glass panes in one or more windows was deteriorated and/or substandard. Air and/or water can leak through windows, and wood window frames are prone to rot. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person replace glazing compound as necessary. For more information, visit: http://www.reporthost.com/?PUTTY
Photo 83-1
84) Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to mice activity. Consult with the property owner and monitor the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, then recommend that a qualified contractor evaluate and repair as necessary.
Limitations: Private well water supplies are specialty systems and are beyond the scope of the standards of practice for home inspections. Comments in this report related to a private well are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified well specialist. 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.
Condition of private water supply: Appeared serviceable
Type of well: Drilled
Condition of pump: Appeared serviceable
Type of pump: Submersible
Condition of well equipment: Appeared serviceable
Location of well equipment: Basement
Condition of pressure tank: Near, at or beyond service life
85) Because this is a specialty system, recommend the following:
That the client research the well's history (e.g. how/when constructed, how/when maintained or repaired, past performance, past health issues)
That that the client document the current well capacity and water quality for future reference
86) 7.5 gallons per minute 3 bedrooms x 50 gallons each = 150 gallons test 150/7.5 = 20 minute test Start: 6:41 Stop: 7:01
87) The estimated useful life for most well pumps is 15-20 years. The inspector was unable to determine the age of the pump. The client should be aware that this pump may be near, at, or beyond its useful life and may need replacing at any time. Recommend attempting to determine the pump's age (ask property owner or well contractor), and budgeting for a replacement if necessary.
88) The estimated useful life for most steel pressure tanks is 15-25 years. Based on information provided to the inspector or evidence found during the inspection, the pressure tank may be at this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
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 5 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, re-infest or become active at any time. No warranty is provided as part of this inspection.
Visible evidence of active wood-destroying insects: No
Visible evidence of active wood decay fungi: Yes
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: Yes
Visible evidence of conditions conducive to wood-destroying organisms: Yes
89) Because of apparent structural damage at location(s) #A, recommend that a qualified contractor evaluate and repair as necessary. All wood significantly damaged by wood-destroying insects or fungal rot should be replaced or removed. See basement section.
SCOPE AND LIMITATIONS OF THIS INSPECTION This inspection is limited to a visual observation of the exposed and readily accessible areas of the home. The concealed and inaccessible areas are not included. The following locations are considered inaccessible due to limited height and excluded from this inspection unless otherwise stated:
Crawl space areas less than 18 inches in height Attic spaces less than 5 feet in height Spaces under outdoor decks less than 5 feet high
Observation includes operation of the systems or components by means of the normal user controls. Dismantling of equipment, and destructive testing is not included. Some specific items are also excluded, and these are listed in the following section. If you feel there is a need for evaluation of any of these items, then you will need to arrange for specific inspections.
Items not Included
Recreational, leisure, playground or decorative equipment or appliances including but not limited to pools, hot tubs, saunas, steam baths, landscape lighting, fountains, shrubs, trees, and tennis courts; Cosmetic conditions (wallpapering, painting, carpeting, scratches, scrapes, dents, cracks, stains, soiled or faded surfaces on the structure or equipment, soiled, faded, torn, or dirty floor, wall or window coverings etc.); Noise pollution or air quality in the area; Earthquake hazard, liquefaction, flood plain, soil, slide potential or any other geological conditions or evaluations; Engineering level evaluations on any topic; Existence or non-existence of solder or lead in water pipes, asbestos, hazardous waste, radon, urea formaldehyde urethane, lead paint or any other environmental, flammable or toxic contaminants or the existence of water or airborne diseases or illnesses and all other similar or potentially harmful substances (although the inspector may note the possible existence of asbestos in ceiling texture and furnace duct tape); Zoning or municipal code (e.g. building, fire, housing (existing buildings), mechanical, electrical, plumbing, etc. code) restrictions or other legal requirements of any kind; Any repairs which relate to some standard of interior decorating; Cracked heat exchangers or similar devices in furnaces; Any evaluation which requires the calculation of the capacity of any system or item that is expected to be part of the inspection. Examples include but are not limited to the calculation of appropriate wattage or wiring of kitchen appliances, appropriate sizing of flues or chimneys, appropriate ventilation to combustion-based items (e.g. furnaces, water heaters, fireplaces etc.), appropriate sizing, spacing and spanning of joists, beams, columns, girders, trusses, rafters, studs etc., appropriate sizing of plumbing and fuel lines, etc.; Washers and dryers; Circuit breaker operation; Specialty evaluations such as private sewage, wells, solar heating systems, alarms, intercom systems, central vacuum systems, wood and coal stoves, pre-fab and zero clearance fireplaces, space heaters, sprinkler systems, gas logs, gas lights, elevators and common areas unless these have been specifically added to the inspection description above but only to the degree that the inspector is capable of evaluating these items; Items that are not visible and exposed including but not limited to concealed wiring, plumbing, water leaks, under bathtubs and shower stalls due to faulty pans or otherwise, vent lines, duct work, exterior foundation walls (below grade or covered by shrubs or wall/paneling, stored goods etc.) and footings, underground utilities, and systems and chimney flues; Evaluations involving destructive testing; Evaluation which requires moving personal goods, debris, furniture, equipment, floor covering, insulation or like materials; Design problems and adequacy or operational capacity, quality or suitability; Fireplace drafting; To prevent damages to units, air conditioning when outside temperature below 65 degrees F or if the unit has not been warmed up or on for at least 24 hours prior to inspection; Any evaluation which would involve scraping paint or other wall coverings; Heating system accessories (e.g. humidifiers, electronic air cleaners etc.); Legal description of property such as boundaries, egress/ingress, etc.; Quality of materials; Conformance with plan specifications or manufacturers specifications; Flood conditions or plains; Any other characteristics or items which are generally not included in a building inspection report on a regular basis.
As a part of our service, we sometimes provide approximate, cost of repair estimates for particular items. These estimates should be considered as background information only. It is beyond the scope of this inspection and report to supply you with accurate repair costs. Such estimates should be supplied by contractors who specialize in this type of work. Our estimates should be used only as guidelines. If you intend to negotiate the price of this property based on defects found during this inspection, we strongly suggest you obtain one or more written bids from a licensed contractor(s). It is a conflict of interest for Quiet Corner Home Inspections to recommend any specific contractor.
Evaluations are made as to the present age, and remaining economic life of an item, i.e. water heaters, roofs, plumbing, furnaces, etc. These evaluations are based on visual observation, industry averages and prior experience. THEY ARE NOT OFFERED AS A WARRANTY OR CERTIFICATION OF REMAINING LIFE.
Disclaimer In some cases we may recommend your consulting a specialist such as a structural engineer or licensed electrician. Hiring a specialist can be a prudent means of providing some protection of your financial investment in this property. WE DO NOT MAKE ANY TYPE OF WARRANTY OR GUARANTEE AS TO THE CONDITION OF THE PROPERTY. SOME THINGS MAY REMAIN HIDDEN OR BECOME DEFECTIVE AFTER THE INSPECTION. IT IS NOT POSSIBLE TO DETECT EVERY DEFECT WITHIN A BUILDING DURING THE COURSE OF A GENERAL INSPECTION. THIS REPORT SHOULD BE USED IN CONJUNCTION WITH, AND NOT A REPLACEMENT FOR , A PRE-CLOSING WALK-THROUGH BY THE CLIENT. THIS INSPECTION IS NOT AN INSURANCE POLICY AGAINST HIDDEN DEFECTS, OR CONDITIONS THAT ARE NOT VISIBLE AND READILY APPARENT AT THE TIME OF INSPECTION.
THE COST OF THIS INSPECTION DOES NOT ENTITLE YOU TO ANY TYPE OF PROTECTION FROM HIDDEN FLAWS AND DEFECTS. THIS INSPECTION DOES NOT TRANSFER YOUR ULTIMATE RESPONSIBILITY TO QUIET CORNER HOME INSPECTIONS.
