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1234 Main St.
Oneonta, NY 13820
10/15/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
24
Maintenance/informational
33
Deficiencies
5
Safety hazard/immediate concerns

1 - General

Client present at end
Yes
Age Source
Property owner, Municipal records or property listing
Number of residential units inspected.
1
Occupied?
Yes, Furniture or stored items were present
Weather
Dry (no rain), Overcast
Temperature
Warm
Type of property
Single family
Inspection Fee
575
Present
Client, Realtor, Inspector

Leanne McCormack - Home Inspector

NYS Licence # 16000096333

InterNACHI - CPI # 


Michael Murphy - Home Inspector

NYS Licence # 16000096321

InterNACHI - CPI #NACHI19012321

2 - Grounds

Condition
Overall grounds were found to be in good shape with deficiencies noted below
Soils / Drainage / Landscaping: Site Profile
Level
Driveway: Material
Asphalt
Sidewalks / Patios: Material
Poured in place concrete, Asphalt
Decks / Porches: Material
Wood
Decks / Porches: Porch
Front, Requires Maintenance
Decks / Porches: Deck
Rear, Requires Maintenance
Stairs : Exterior stair material
Wood
Driveway: Condition
Serviceable, Normal Cracks
Stairs : Condition
Loose Treads and Rot Near Edges of Treads, Functional - Requires Repair
Standard

(a)   Home inspectors shall observe and report the following site conditions:
1.   The building perimeter for land grade and water drainage directly adjacent to the foundation;
2.   Trees and vegetation that adversely affect the residential building;
3.   Walkways, steps, driveways, patios and retaining walls.

(b)   Home inspectors are not required to observe and report on the following site conditions:
1.   Fences and privacy walls;
2.   The health and condition of trees, shrubs and other vegetation.

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. 
Sidewalks / Patios: Condition
Appeared Serviceable, Required repairs or replacement

Generally speaking, ground movement is one of the most frequent causes of cracking, especially with sidewalks, driveways, and roads. The growth of a tree's roots or an excessive freeze and thaw cycle can cause the ground to push upwards on the concrete, causing it to crack and break - a process known as heaving.

Decks / Porches: Condition
Front porch
Appeared serviceable

Front porch appeared overall serviceable at time of inspection. Recommend general maintenance to prevent deterioration. 

Credit
Comment
2.1.1 - Soils / Drainage / Landscaping

Vegetation - Diseased, dead tree

One or more diseased or dead trees were found on the property grounds and may pose of risk of Wood Destroying Insect Infestation. Recommend that such trees be removed.

Wrench DIY
Credit
Comment
2.2.1 - Driveway

Driveways - Minor

Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in the driveway, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons. The most frequent cause of cracks in your asphalt driveway is water that has seeped below the surface and expanded or contracted with freezing and thawing temperatures. After patching and filling any cracks or dips in your asphalt driveway, you may also wish to seal your driveway to prevent any further water seepage.

Tools Handyman/DIY
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Comment
2.3.1 - Sidewalks / Patios

Minor

Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in sidewalks or patios, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.
Contractor Qualified Professional
Credit
Comment
2.4.1 - Decks / Porches

Soil contact - Support Posts
Both Front Porch and Rear Deck

Soil was in contact with one or more wooden deck, porch or balcony support posts. This is a conducive condition for wood destroying organisms. Even if posts are made of treated wood, the cut ends below soil may not have been field treated. Recommend grading soil or repairing as necessary to prevent wood-soil contact.
Contractor Qualified Professional
Credit
Comment
2.4.2 - Decks / Porches

General Maintenance - Clean and Paint Wood
Both Front Porch and Rear Deck

Wooden deck or porch surfaces / railings / built-in seating 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:
Penetrating oil decks
Deck Maintenance
Tools Handyman/DIY
Credit
Comment
2.5.1 - Stairs

Treads
Front Porch

One or more treads at exterior stairs were loose / flexed under load / were deteriorated. This is a potential fall hazard. Recommend that a qualified person repair as necessary.
Contractor Qualified Professional
Credit
Comment
2.5.2 - Stairs

Soil contact with stairs
Both Front Porch and Rear Deck

Soil was in contact with or close to wooden stairs at one or more locations. This is a conducive condition for wood-destroying organisms. Soil should be graded and/or removed so no wood-soil contact is present, if possible. Otherwise, installing products such as borate-based Impel rods may help to prevent infestation and damage. For more information, visit:
Soil Contact
Contractor Qualified Professional
Credit
Comment
2.5.3 - Stairs

Rot
Front Porch

Fungal rot was found in stringers / treads / support posts / bracing / railings at one or more sets of exterior stairs. Fungal rot in some stair components may pose a safety hazard. Recommend that a qualified person evaluate and repair as necessary. All rotten wood should be replaced.
Contractor Qualified Professional
Credit
Comment
2.5.4 - Stairs

Maintenance needed

The periodic maintenance is over due. Painting and general maintenance can prevent further deterioration/damage.

Tools Handyman/DIY
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Comment
2.5.5 - Stairs

Non graspable handrail / handrail not present
Both Front Porch and Rear Deck

This is a fall/safety hazard. A graspable hand rail is recommended on any steps with 3 or more treads in height. 

Contractor Qualified Professional

3 - Roof

General: Condition
Appeared to be serviceable on the day of the inspection with deficiencies noted below., 5+ years of serviceable use with maintenance
General: Roof surface material
Asphalt or fiberglass composition shingles
General: Roof type
Gable
Flashings: Condition of exposed flashings
Appeared serviceable, Flashing is only evaluated where visible
General: Method
Partially traversed, Viewed from ground with binoculars
Shingles / Shakes: Layers
One
General: Standards

I. The inspector shall inspect from ground level or the eaves: A. the roof-covering materials; B. the gutters; C. the downspouts; D. the vents, flashing, skylights, chimney, and other roof penetrations; and E. the general structure of the roof from the readily accessible panels, doors or stairs. II. The inspector shall describe: A. the type of roof-covering materials. III. The inspector shall report as in need of correction: A. observed indications of active roof leaks. IV. The inspector is not required to: A. walk on any roof surface. B. predict the service life expectancy. C. inspect underground downspout diverter drainage pipes. D. remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces. E. move insulation. F. inspect antennae, satellite dishes, lightning arresters, de-icing equipment, or similar attachments. G. walk on any roof areas that appear, in the inspectors opinion, to be unsafe. H. walk on any roof areas if doing so might, in the inspector's opinion, cause damage. I. perform a water test. J. warrant or certify the roof. K. confirm proper fastening or installation of any roof-covering material.

General: 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. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). 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 perform adequately or are leak-free. 
Gutters / Downspouts / Extensions: Condition
Front porch
Appeared serviceable, Limited evaluation due to little or no rainfall during and prior to the inspection

Area of previous water running behind gutters noted above front porch left of stairs. Gutters appear to be in good condition but may require adjustment. Could not evaluate further due to the dry conditions. 

Shingles / Shakes: Shingles only inspected in visible areas

Shingles only inspected in visible areas. Some areas of the roof may not be visible by inspection methods. From Ground, With Binoculars, Walking on Roof

Flashings: Flashing covered in multiple areas

Multiple areas of the flashing where asphalt covered and not inspected. All of the notes in this report refer only to the visible sections of the flashing.

Credit
Comment
3.1.1 - General

Moss

Moss was growing on the roof. As a result, shingles can lift or be damaged. Leaks can result and/or the roof surface can fail prematurely. Efforts should be made to kill the moss during its growing season (wet months). Typically, zinc or phosphate-based chemicals are used for this and must be applied periodically. For information on various moss treatment products and their pros and cons, visit:
MOSS
Contractor Qualified Professional
Credit
Comment
3.2.1 - Shingles / Shakes

Composition - Nail pops

One or more roofing nails weren't fully seated and shingles were lifting or nail heads were protruding through shingle surfaces. The nails may have loosened, or were not pounded in fully when installed. Shingles are likely to be wind damaged, and leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by replacing shingles.
Contractor Qualified Professional
Credit
Comment
3.4.1 - Gutters / Downspouts / Extensions

Overflow stains

Stains were found at the front of one or more gutters and indicate that the gutters have overflowed. If they have overflowed, it's usually due to debris clogging gutters or downspouts. The inspector was unable to verify that the gutters and downspouts drained adequately due to lack of recent, significant rainfall. Monitor the roof drainage system in the future while it's raining to determine if problems exist. Then if necessary, recommend that a qualified person clean, repair or replace gutters, downspouts and/or extensions.

Gutters appeared to be very clean the day of inspection. May need to be adjusted. Monitor during rainfall

Contractor Qualified Professional

4 - Exterior & Foundation

Exterior Walls / Trim: Inspection method
Viewed from ground, from a ladder
Exterior Walls / Trim: Wall Cover
Wood, Cedar Shakes
Exterior Walls / Trim: Wall structure
Wood frame
Foundation: Condition
Appeared serviceable, Foundation not visible from exterior, Siding covers the complete foundation wall, unable to visually inspect the foundation wall material.
Foundation: Material
Poured in place concrete
Foundation: Type
Unfinished basement
Foundation: Footing material
Not Visible - Below grade
Standards

I. The inspector shall inspect: A. the exterior wall-covering materials, flashing and trim; B. all exterior doors; C. adjacent walkways and driveways; D. stairs, steps, stoops, stairways and ramps; E. porches, patios, decks, balconies and carports; F. railings, guards and handrails; G. the eaves, soffits and fascia; H. a representative number of windows; and I. vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the structure due to moisture intrusion. II. The inspector shall describe: A. the type of exterior wall-covering materials. III. The inspector shall report as in need of correction: A. any improper spacing between intermediate balusters, spindles and rails. IV. The inspector is not required to: A. inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting. B. inspect items that are not visible or readily accessible from the ground, including window and door flashing. C. inspect or identify geological, geotechnical, hydrological or soil conditions. D. inspect recreational facilities or playground equipment. E. inspect seawalls, breakwalls or docks. F. inspect erosion-control or earth-stabilization measures. G. inspect for safety-type glass. H. inspect underground utilities. I. inspect underground items. J. inspect wells or springs. K. inspect solar, wind or geothermal systems. L. inspect swimming pools or spas. M. inspect wastewater treatment systems, septic systems or cesspools. N. inspect irrigation or sprinkler systems. O. inspect drainfields or dry wells. P. determine the integrity of multiple-pane window glazing or thermal window seals.

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.
Exterior Walls / Trim: Wall cover condition
Overall serviceable at the time of inspection with deficiencies noted below., Not all sections of the wood are individually tested for minor wood rot or damage. This report represents a visual inspection of the siding only..
Credit
Comment
4.1.1 - Exterior Walls / Trim

Earth-wood
Multiple locations

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.
Contractor Qualified Professional
Credit
Comment
4.1.2 - Exterior Walls / Trim

Exhaust duct end caps
Driveway side of house

One or more exhaust duct end caps were missing / loose / damaged / deteriorated. Their purpose is to prevent unconditioned air from entering the building, and keep out birds, rodents and bugs. Blocked ducts can cause fan motors and/or clothes dryers to overheat and can pose a fire hazard. Recommend that a qualified person repair or replace caps as necessary.
Contractor Qualified Professional
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Comment
4.1.3 - Exterior Walls / Trim

Rot
Dormer

Fungal rot was found at one or more sections of siding or trim / window sills / window frames / vent frames / soffits / fascia / gable ends / rafter tails / exposed beams. Conducive conditions for rot should be corrected (e.g. wood-soil contact, reverse perimeter slope). Recommend that a qualified contractor repair as necessary. All rotten wood should be replaced.
Contractor Qualified Professional
Credit
Comment
4.1.4 - Exterior Walls / Trim

Failing paint or stain - Some areas
Sides of Dormers and Driveway

The paint or stain finish in some areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this.
Paint roller Painting Contractor
Credit
Comment
4.2.1 - Foundation

Cosmetic spalling
Basement - front wall

Cosmetics bawling was found around the foundation wall. This is a cosmetic issue and not structural in nature. May be an indication of previous water penetration. No moisture was present at time of inspection.

Spalling area corresponds with gutter leak above front porch. Recommend repair of gutter leak. 

Mag glass Monitor

5 - Interior, Doors and Windows

Exterior Doors: Condition
Appeared Serviceable on day of Inspection with deficiencies noted below
Windows & Skylights: Condition
Appeared Serviceable at time of Inspection with deficiencies noted below
Windows & Skylights: Window Type
Vinyl, Wood, Multi-pane, Single-pane, Double-hung, Mixture of Single Pane and vinyl replacement
Walls, Ceilings and Fixtures: Condition
Appeared Serviceable at time of Inspection with deficiencies noted below.
Floors: Type or covering
Carpet, Wood or wood products, Tile
Stairs/Handrails/Gaurdrails: Condition
Appeared serviceable
Exterior Doors: Exterior door material
Kitchen Sliding Door
Wood, Fiberglass or vinyl, Sliding glass

Screen damaged back porch entrance

Interior Doors: Condition
Diningroom french door
Appeared serviceable

French door not evaluated due to carpet preventing door closing.

Floors: Condition
Appeared serviceable at the time of inspection - deficiencies noted below

Upstairs hallway closet 

Standards

I. The inspector shall inspect: A. a representative number of doors and windows by opening and closing them; B. floors, walls and ceilings; C. stairs, steps, landings, stairways and ramps; D. railings, guards and handrails; and E. garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls. II. The inspector shall describe: A. a garage vehicle door as manually-operated or installed with a garage door opener. III. The inspector shall report as in need of correction: A. improper spacing between intermediate balusters, spindles and rails for steps, stairways, guards and railings; B. photo-electric safety sensors that did not operate properly; and C. any window that was obviously fogged or displayed other evidence of broken seals. IV. The inspector is not required to: A. inspect paint, wallpaper, window treatments or finish treatments. B. inspect floor coverings or carpeting. C. inspect central vacuum systems. D. inspect for safety glazing. E. inspect security systems or components. F. evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures. G. move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure. H. move suspended-ceiling tiles. I. inspect or move any household appliances. J. inspect or operate equipment housed in the garage, except as otherwise noted. K. verify or certify the proper operation of any pressure-activated auto-reverse or related safety feature of a garage door. L. operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards. M. operate any system, appliance or component that requires the use of special keys, codes, combinations or devices. N. operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights. O. inspect microwave ovens or test leakage from microwave ovens. P. operate or examine any sauna, steamgenerating equipment, kiln, toaster, ice maker, coffee maker, can opener, bread warmer, blender, instant hot-water dispenser, or other small, ancillary appliances or devices. Q. inspect elevators. R. inspect remote controls. S. inspect appliances. T. inspect items not permanently installed. U. discover firewall compromises. V. inspect pools, spas or fountains. W. determine the adequacy of whirlpool or spa jets, water force, or bubble effects. X. determine the structural integrity or leakage of pools or spas.

Limitation

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.

Walls, Ceilings and Fixtures: Ceiling type or covering
Drywall

Evidence of previous water intrusion   Moisture meter reading was 0%. 

Walls, Ceilings and Fixtures: Wall type or covering
Den
Drywall

Evidence of previous water penetration. Moisture meter reading indicated no moisture at time of inspection.

Credit
Comment
5.1.1 - Exterior Doors

Can't verify safety glass
Driveway Side Entrance Door

The inspector was unable to verify that the glass used in one or more exterior doors / sliding glass doors / storm doors was approved safety glass. Glazing that is not approved safety glass, located in areas subject to human impact, is a safety hazard. Standard building practices generally require that approved safety glass be used in swinging and sliding doors except where "art glass," jalousie windows or glazing smaller than a 3-inch opening is used. Recommend that a qualified contractor evaluate further to determine if glazing is approved safety glass, and replace glass if necessary, and per standard building practices.
Contractor Qualified Professional
Credit
Comment
5.2.1 - Interior Doors

Wouldn't latch
Pocket door first floor bathroom

One or more interior doors wouldn't latch or were difficult to latch. Recommend that a qualified person repair as necessary. For example, by adjusting latch plates or locksets.
Tools Handyman/DIY
Credit
Comment
5.3.1 - Windows & Skylights

Windows

One or more windows that were designed to open and close werestuck shut / difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily.
Tools Handyman/DIY
Credit
Comment
5.4.1 - Walls, Ceilings and Fixtures

Ceiling - Dry stains, monitor

Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks.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.
Mag glass Monitor
Credit
Comment
5.4.2 - Walls, Ceilings and Fixtures

Minor cracks, nail pops

Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity. They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons. For recurring cracks, consider using an elastic crack covering product:
ECC
Mag glass Monitor
Credit
Comment
5.5.1 - Floors

Tile floor cracks and missing grout
Kitchen Floor

Contractor Qualified Professional

6 - Bathroom, Laundry and sinks

Location #A
Half bath, first floor

Locking mechanism on door not functioning. Requires adjustment 

Location #B
Full bath, second floor
Counters: Condition
Appeared serviceable
Cabinets: Condition
Appeared serviceable
Floors: Condition
Appeared serviceable
Floors: Type or covering
Vinyl linoleum or marmoleum, Tile
Sinks: Condition
Appeared serviceable
Toilets: Condition
Appeared serviceable
Bathtubs: Condition
Appeared serviceable
Showers: Condition
Appeared serviceable
Ventilation: Condition
Appeared serviceable at time of inspection with deficiencies noted below
Ventilation: Bathroom and laundry ventilation type
Central exhaust fan
Laundry: 240 present
Yes
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. 
Credit
Comment
6.4.1 - Sinks

S-trap
Upstairs bathroom

The 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.
 
Contractor Qualified Professional
Credit
Comment
6.8.1 - Ventilation

Exhaust fan duct work second floor bathroom requires repair due to bird intrusion.
Second floor bathroom

Birds have gained access to ductwork in upstairs bathroom due to inoperable or missing vent louvres. Recommend repair/replacement of duct and exterior louvres by qualified contractor.

Contractor Qualified Professional

7 - Kitchen

Counters: Condition
Appeared serviceable
Counters: Material
Laminate
Floors: Type or covering
Tile
Floors: Condition
Appeared serviceable, Required repair or replacement
Under-Sink Food Disposal: Condition
Appeared Serviceable
Range/Cooktop/Oven: Fuel Type
Natural gas
Ventilation: Type
Hood or built into microwave over range or cooktop
Cabinets: Condition
Appeared serviceable

Cabinets are Solid Maple per label in cabinet under sink

Dishwasher: Condition
Appeared serviceable
Refrigerator: Condition
Appeared serviceable
Microwave: Condition
Appeared serviceable
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. 
Sinks: Condition
Required repair or replacement

Multiple leaks from Kitchen Faucet. Recommend replacement of entire Fixture

Range/Cooktop/Oven: Condition
Appeared serviceable
Credit
Comment
7.3.1 - Floors

Cracked tile

There are about 7 tiles in the kitchen that are broken and should be replaced. Moisture can penetrate cracks and cause damage to the subfloor. 

Contractor Qualified Professional
Credit
Comment
7.3.2 - Floors

Missing Grout

Grout missing is several areas in Kitchen floor. 

Contractor Qualified Professional
Credit
Comment
7.4.1 - Sinks

Leaking at base, handles

Water was leaking at the sink faucet base or handles. Recommend that a qualified plumber repair as necessary.
 
Contractor Qualified Professional
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Comment
7.4.2 - Sinks

Leaking supply lines

One or more leaks were found at water shut-off valves / supply lines for the sink. A qualified plumber should repair as necessary.
 
Contractor Qualified Professional
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Comment
7.4.3 - Sinks

Sprayer

The sink sprayer was inoperable / leaking / damaged. Recommend that a qualified person repair or replace as necessary.
 
Contractor Qualified Professional
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Comment
7.7.1 - Range/Cooktop/Oven

No anti-tip bracket

The range could tip forward. An anti-tip bracket may not be installed. This is a potential safety hazard since the range can tip forward when weight is applied to the open door, such as when a small child climbs on it or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free-standing ranges since 1985. Recommend installing an anti-tip bracket to eliminate this safety hazard. For more information, visit:
ATB
Wrenches Handyman
Credit
Comment
7.8.1 - Ventilation

Fan recirculates

The exhaust fan over the range recirculated the exhaust air back into the kitchen. This may be due to no duct being installed, baffles not being installed, or problems with duct work. This can be a nuisance for odor and grease accumulation. Where a gas-fired range or cook top is installed, carbon monoxide and excessive levels of moisture can accumulate in living spaces. Recommend that a qualified contractor evaluate and repair as necessary so exhaust air is ducted outdoors.
 
Contractor Qualified Professional
Credit
Comment
7.9.1 - Refrigerator

Replace filter

Replace filter

Contractor Qualified Professional

8 - Fireplaces, Stoves, Chimneys and Flues

Wood-burning fireplace, stove: Condition
Appeared serviceable at time of inspection
Gas-fired fireplace, stove, or log lighter: Condition
Not inspected
Gas-fired fireplace, stove, or log lighter: Gas Logs
Insert
Chimney & Flues: Condition
Appeared serviceable
Chimney & Flues: Wood-burning chimney type
Masonry
Wood-burning fireplace, stove: Wood-burning fireplace type
Living room first floor
Masonry
General: Standards

(a) Home inspectors shall:
1. Observe and report on visible and accessible system components;
2. Observe and report on visible and accessible chimneys and vents;
3. Observe and report on chimney caps;
4. Observe and report on fireplaces and solid fuel burning applianc- es;
5. Observe and report on chimneys;
6. Observe, operate and report on accessible fireplace dampers.

General: 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.
Gas-fired fireplace, stove, or log lighter: No response - gas was shut off
Fireplace living room
One or more gas fireplaces or stoves did not respond to normal controls (e.g. on/off switch, thermostat, remote control) and were not fully evaluated as a result. The pilot light or gas supply may have been turned off, or some other condition may have prevented operation. The inspector only operates normal controls and does not light pilot lights or operate gas shut-off valves. Consult with the property owner, review all documentation for such gas appliances, and become familiar with the lighting procedure. If necessary, a qualified specialist should assist in lighting such appliances, and make any needed repairs.
Chimney & Flues: Chimney Flue and Liner

Although the Flue and Liner is not part of the required inspection we make every attempt to view the liner material and condition. 

The liner was visible for the majority of the chimney run and appeared to be in serviceable condition and made of clay. 

Recommend full inspection by a Qualified Chimney Professional. 

Credit
Comment
8.2.1 - Wood-burning fireplace, stove

Missing grout in fire brick

Grout missing in fire brick could result in significant fire hazard. Recommend further evaluation and repair by qualified contractor.

Fire Fireplace Contractor
Credit
Comment
8.3.1 - Gas-fired fireplace, stove, or log lighter

Damper can close
Fireplace living room

A fireplace was equipped with a gas burner and the chimney damper could close. This is a safety hazard due to the possibility of burner or pilot light exhaust gases entering living spaces. Modifications should be made to prevent the damper from ever closing to prevent this. A qualified contractor should repair per standard building practices so the damper cannot close.
Tools Handyman/DIY
Credit
Comment
8.3.2 - Gas-fired fireplace, stove, or log lighter

No glass doors

A wood burning fireplace has been converted to use gas logs, and no glass doors were installed on the fireplace. For gas conversions like this, the fireplace damper should be modified so it is permanently open to prevent combustion gases from the pilot light and main burners accumulating in living spaces. Since the damper is always open, unconditioned air from outside can enter living spaces through the chimney, and conditioned air from inside can exit through the chimney. This can result in higher heating and cooling costs. Recommend that a qualified person install glass doors on the fireplace per standard building practices.
Contractor Qualified Professional
Credit
Comment
8.4.1 - Chimney & Flues

Crown

One or more masonry chimney crowns were worn / cracked / missing / deteriorated / substandard. Crowns are meant to keep water off of the chimney structure and prevent damage from freeze-thaw cycles. Chimney crowns are commonly constructed by mounding concrete or mortar on the top chimney surface, however this is substandard. A properly constructed chimney crown should:
  • Be constructed using either precast concrete slabs, cast-in-place steel reinforced concrete, solid stone, or metal
  • Be sloped down from the flue a minimum of 3 inches of fall per foot of run
  • Extend a minimum of 2 1/2 inches beyond the face of the chimney on all sides
  • Not directly contact the flue liner (if installed), with the gap filled with flexible caulk
  • Have flashing installed between the bottom of the crown and the top of the brick chimney
Recommend that a qualified contractor repair or replace crowns as necessary, and per standard building practices.
Brick Masonry, Concrete, Brick & Stone
Credit
Comment
8.4.2 - Chimney & Flues

No spark screen or rain cap

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.
Contractor Qualified Professional

9 - Attic & Roof Structure

Roof Structure: Ceiling structure
Ceiling joists, Rafters
Roof Structure: Condition
Appeared serviceable
Roof Structure: Roof structure type
Rafters
Insulation: Rating
Not determined
Insulation: Type
Fiberglass loose fill, Fiberglass roll or batt
Insulation: Vermiculite
None visible
Ventilation: Condition
Appeared serviceable
Ventilation: Types
Box vents (roof jacks)
Standards

I. The inspector shall inspect: A. insulation in unfinished spaces, including attics, crawlspaces and foundation areas; B. ventilation of unfinished spaces, including attics, crawlspaces and foundation areas; and C. mechanical exhaust systems in the kitchen, bathrooms and laundry area. II. The inspector shall describe: A. the type of insulation observed; and B. the approximate average depth of insulation observed at the unfinished attic floor area or roof structure. III. The inspector shall report as in need of correction: A. the general absence of insulation or ventilation in unfinished spaces. IV. The inspector is not required to: A. enter the attic or any unfinished spaces that are not readily accessible, or where entry could cause damage or, in the inspector's opinion, pose a safety hazard. B. move, touch or disturb insulation. C. move, touch or disturb vapor retarders. D. break or otherwise damage the surface finish or weather seal on or around access panels or covers. E. identify the composition or R-value of insulation material. F. activate thermostatically operated fans. G. determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers or wiring. H. determine the adequacy of ventilation.

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. 
Access: Method
Partially traversed, Viewed from Hatch

Hatch is uninsulated which promotes heat loss to the attic. This can also allow moisture from the living area to enter the unconditioned space in the attic which could promote organic material growth. 

Insulation: Insulation condition
Appeared to be inadequate amount of insulation, Insulation disturbed
Attic Concerns: Open Junction Box

Electrical/Fire hazard. All Junction boxes should be properly covered.

Attic Concerns: Pest intrusion

Observed evidence of pest intrusion in attic - Birds have entered the ductwork through missing/damage bathroom vent louvres. Recommend further evaluation/repair by qualified contractor

Credit
Comment
9.1.1 - Access

Both

One or more attic access hatches or doors were not insulated, or had substandard insulation. Weatherstripping was also missing or substandard. Recommend installing weatherstripping and insulation per current standards at hatches or doors for better energy efficiency. For more information, visit:
Attic Access
Tools Handyman/DIY
Credit
Comment
9.1.2 - Access

<22x30"

One or more attic access hatches or doors were too small to allow easy access. Such hatches should be at least 22 x 30 inches in size, and in safely accessed areas. Recommend that a qualified person modify attic access points per standard building practices.
Contractor Qualified Professional
Credit
Comment
9.3.1 - Insulation

Compacted, Uneven or Disturbed

The ceiling insulation in one or more areas of the attic was compacted or uneven / missing / substandard. Heating and cooling costs may be higher due to reduced energy efficiency. Recommend that a qualified person repair, replace or install insulation as necessary and per standard building practices (typically R-38).
Contractor Qualified Professional
Credit
Comment
9.3.2 - Insulation

Substandard (< R-38)

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.
 
Contractor Qualified Professional
Credit
Comment
9.5.1 - Attic Concerns

Recommend further evaluation and repair by licensed electrician

Electric Electrical Contractor
Credit
Comment
9.5.2 - Attic Concerns

Pest removal or remediation

Appeared to be birds nesting on bathroom vent ductwork. 

Entry was through missing or damaged bathroom vent louvres.

Contractor Qualified Professional

10 - Basement

Stairs: Condition
Serviceable
Floor Substructure: Beam material
Solid wood
Floor Substructure: Condition
Appeared serviceable
Floor Substructure: Floor structure
Solid wood joists
General: Standards

I. The inspector shall inspect: A. the foundation; B. the basement; C. the crawlspace; and D. structural components. II. The inspector shall describe: A. the type of foundation; and B. the location of the access to the under-floor space. III. The inspector shall report as in need of correction: A. observed indications of wood in contact with or near soil; B. observed indications of active water penetration; C. observed indications of possible foundation movement, such as sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors; and D. any observed cutting, notching and boring of framing members that may, in the inspector's opinion, present a structural or safety concern. IV. The inspector is not required to: A. enter any crawlspace that is not readily accessible, or where entry could cause damage or pose a hazard to him/herself. B. move stored items or debris. C. operate sump pumps with inaccessible floats. D. identify the size, spacing, span or location or determine the adequacy of foundation bolting, bracing, joists, joist spans or support systems. E. provide any engineering or architectural service. F. report on the adequacy of any structural system or component.

General: 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. 
Credit
Comment
10.4.1 - Handrails

No returns, Open balusters

One or more handrails had no returns installed, where ends of handrails turn and connect to adjacent walls so objects or clothing will not catch on the open ends. This is a safety hazard. Recommend that a qualified person install returns per standard building practices.

Open balusters present fall hazard to residents.

Contractor Qualified Professional

11 - Electric

Service: Condition
Appeared serviceable
Service: Type
Overhead
Service: Number of conductors
2
Service: Voltage
120-240
Service: Amperage
150
Service: Protection
Breakers
Service: System ground
Ground rod(s) in soil
Service: Service entrance conductor material
Stranded Aluminum
Service: Main disconnect rating
150
Panels: Sub-panel(s) condition
Appeared serviceable
Panels: Location of MAIN panel #A
Basement
Basement
Wiring: Condition
Serviceable
Wiring: Branch circuit wiring type
Copper
Wiring: Solid strand aluminum wiring present
None visible
Wiring: GFCI present
Yes
Smoke and CO alarms: CO alarms installed
No, Recommend Installation
Smoke and CO alarms: Smoke alarms installed
Yes but not tested
Standards

I. The inspector shall inspect: A. the service drop; B. the overhead service conductors and attachment point; C. the service head, gooseneck and drip loops; D. the service mast, service conduit and raceway; E. the electric meter and base; F. service-entrance conductors; G. the main service disconnect; H. panelboards and over-current protection devices (circuit breakers and fuses); I. service grounding and bonding; J. a representative number of switches, lighting fixtures and receptacles, including receptacles observed and deemed to be arc-fault circuit interrupter (AFCI)-protected using the AFCI test button, where possible; K. all ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; and L. smoke and carbon-monoxide detectors. II. The inspector shall describe: A. the main service disconnect's amperage rating, if labeled; and B. the type of wiring observed. III. The inspector shall report as in need of correction: A. deficiencies in the integrity of the serviceentrance conductors insulation, drip loop, and vertical clearances from grade and roofs; B. any unused circuit-breaker panel opening that was not filled; C. the presence of solid conductor aluminum branch-circuit wiring, if readily visible; D. any tested receptacle in which power was not present, polarity was incorrect, the cover was not in place, the GFCI devices were not properly installed or did not operate properly, evidence of arcing or excessive heat, and where the receptacle was not grounded or was not secured to the wall; and E. the absence of smoke detectors. IV. The inspector is not required to: A. insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures. B. operate electrical systems that are shut down. C. remove panelboard cabinet covers or dead fronts. D. operate or re-set over-current protection devices or overload devices. E. operate or test smoke or carbon-monoxide detectors or alarms F. inspect, operate or test any security, fire or alarms systems or components, or other warning or signaling systems. G. measure or determine the amperage or voltage of the main service equipment, if not visibly labeled. H. inspect ancillary wiring or remote-control devices. I. activate any electrical systems or branch circuits that are not energized. J. inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any timecontrolled devices. K. verify the service ground. L. inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility. M. inspect spark or lightning arrestors. N. inspect or test de-icing equipment. O. conduct voltage-drop calculations. P. determine the accuracy of labeling. Q. inspect exterior lighting.

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. 
Panels: Main service panel condition
Basement West
Appeared Serviceable at time of inspection with deficiencies noted below
Panels: Location of SUB panel #B
Garage
Garage
Credit
Comment
11.2.1 - Panels

Double tap, neutral bus bar
Main Panel - Basement

Neutral wires were doubled or bundled together under the same lug on the neutral bus bar in panel(s) #A / B / C / D / E. This is a potential safety hazard in the event that one of the circuits needs to be isolated during servicing. For one neutral to be disconnected, other neutrals from energized circuits sharing the same lug will be loosened. Power surges may result on the energized circuits and result in damage or fire. Also, multiple wires under the same lug may not be secure, resulting in loose wires, arcing, sparks and fire. Recommend that a qualified electrician repair per standard building practices. For more information, visit:
DTNB
Electric Electrical Contractor
Credit
Comment
11.4.1 - Receptacles

2-slot
Both Bedrooms Upstairs

2-slot receptacles rather than 3-slot, grounded receptacles were installed in one or more areas. These do not have an equipment ground and are considered unsafe by today's standards. Appliances that require a ground should not be used with 2-slot receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. The client should be aware of this limitation when planning use for various rooms, such as an office. Upgrading to grounded receptacles typically requires installing new wiring from the main service panel or sub-panel to the receptacle(s), in addition to replacing the receptacle(s). Consult with a qualified electrician about upgrading to 3-wire, grounded circuits.
Electric Electrical Contractor
Credit
Comment
11.6.1 - Lighting

Bulbs missing or broken

Bulbs in one or more light fixtures were missing or broken. These light fixtures couldn't be fully evaluated. If replacement bulbs are inoperable, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary.
Wrench DIY
Credit
Comment
11.7.1 - Exterior

Doorbell

Doorbell does not function

Contractor Qualified Professional
Credit
Comment
11.8.1 - Smoke and CO alarms

Alarms not tested

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. For home buyers, batteries in smoke alarms should be changed when taking occupancy. Batteries should be replaced annually in the future. Carbon monoxide alarms should be installed in the vicinity of sleeping areas and on each level. For more information, visit:
SMKALRM
COALRM
Wrench DIY
Credit
Comment
11.8.2 - Smoke and CO alarms

Missing or low batteries

For home buyers, batteries in all the smoke alarms should be replaced after taking occupancy. Batteries should be replaced annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit:
SMKALRM
Wrench DIY
Credit
Comment
11.8.3 - Smoke and CO alarms

None - CO Alarms

No permanently installed carbon monoxide alarms were found. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. For more information, visit:
COALRM
Contractor Qualified Professional

12 - Plumbing / Fuel Systems

Service / Main Line: Main shut-off location
Basement
Service / Main Line: Type
Public
Service / Main Line: Water Pressure PSI
50
Supply Lines: Condition
Appeared serviceable
Supply Lines: Type
Copper
Drain and Waste Lines: Drain pipe condition
Appeared serviceable
Drain and Waste Lines: Waste pipe condition
Appeared serviceable
Drain and Waste Lines: Drain pipe material
Plastic
Venting: Condition
Appeared serviceable
Venting: Vent pipe material
Cast iron
Fuel Systems: Condition
Appeared serviceable
Fuel Systems: Location of main fuel shut-off
At gas meter
Service / Main Line: Condition
Appeared serviceable
Drain and Waste Lines: Waste pipe material
Basement
Cast iron
General: Standards

I. The inspector shall inspect: A. the main water supply shut-off valve; B. the main fuel supply shut-off valve; C. the water heating equipment, including the energy source, venting connections, temperature/pressure-relief (TPR) valves, Watts 210 valves, and seismic bracing; D. interior water supply, including all fixtures and faucets, by running the water; E. all toilets for proper operation by flushing; F. all sinks, tubs and showers for functional drainage; G. the drain, waste and vent system; and H. drainage sump pumps with accessible floats. II. The inspector shall describe: A. whether the water supply is public or private based upon observed evidence; B. the location of the main water supply shut-off valve; C. the location of the main fuel supply shut-off valve; D. the location of any observed fuel-storage system; and E. the capacity of the water heating equipment, if labeled. III. The inspector shall report as in need of correction: A. deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously; B. deficiencies in the installation of hot and cold water faucets; C. mechanical drain stops that were missing or did not operate if installed in sinks, lavatories and tubs; and D. toilets that were damaged, had loose connections to the floor, were leaking, or had tank components that did not operate. IV. The inspector is not required to: A. light or ignite pilot flames. B. measure the capacity, temperature, age, life expectancy or adequacy of the water heater. C. inspect the interior of flues or chimneys, combustion air systems, water softener or filtering systems, well pumps or tanks, safety or shut-off valves, floor drains, lawn sprinkler systems, or fire sprinkler systems. D. determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply. E. determine the water quality, potability or reliability of the water supply or source. F. open sealed plumbing access panels. G. inspect clothes washing machines or their connections. H. operate any valve. I. test shower pans, tub and shower surrounds or enclosures for leakage or functional overflow protection. J. evaluate the compliance with conservation, energy or building standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping. K. determine the effectiveness of anti-siphon, backflow prevention or drain-stop devices. L. determine whether there are sufficient cleanouts for effective cleaning of drains. M. evaluate fuel storage tanks or supply systems. N. inspect wastewater treatment systems. O. inspect water treatment systems or water filters. P. inspect water storage tanks, pressure pumps, or bladder tanks. Q. evaluate wait time to obtain hot water at fixtures, or perform testing of any kind to water heater elements. R. evaluate or determine the adequacy of combustion air. S. test, operate, open or close: safety controls, manual stop valves, temperature/pressure-relief valves, control valves, or check valves. T. examine ancillary or auxiliary systems or components, such as, but not limited to, those related to solar water heating and hot water circulation. U. determine the existence or condition of polybutylene plumbing. V. inspect or test for gas or fuel leaks, or indications thereof.

General: 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.
Credit
Comment
12.3.1 - Supply Lines

Leaks pipes, fittings
Pantry in basement

One or more leaks were found in water supply pipes or fittings. A qualified plumber should evaluate and repair as necessary.

One copper pipe with slow drip from soldered joint.

Pipes Plumbing Contractor
Credit
Comment
12.3.2 - Supply Lines

No anti-siphon valve on hose bib

Anti-siphon valves allow water to only flow in one direction. For irrigation purposes, it prevents water from the system from being siphoned back into the water supply line. Essentially, it stops unsafe water from entering a clean water supply such as the water that comes from your faucets or shower heads.

Contractor Qualified Professional

13 - Water Heater

General: Condition
Appeared serviceable
General: Energy source
Natural gas
General: Type
Tank
General: Estimated Age
01/01/2012
General: Capacity
40
General: Location
Basement
General: TPR valve
Yes
General: Water Temp
120
Temp: Good
Burners: Condition
Appeared serviceable
Flues: Condition
Appeared Serviceable
General: Limitations
Basement
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. 
General: Recommendations

I recommend flushing & servicing your water heater tank annually for optimal performance. Water temperature should be set to at least 120 degrees F to kill microbes and no higher than 130 degrees F to prevent scalding.

TPR Valve: TPR valve

Temperature/pressure-relief or TPR valves are safety devices installed on water heating appliances, such as boilers and domestic water supply heaters. TPRs are designed to automatically release water in the event that pressure or temperature in the water tank exceeds safe levels.

14 - Heating, Ventilation and Air Condition (HVAC)

Heating: Distribution Type
Ducts and registers
Heating: Heating Type
Forced air, Furnace
Heating: Primary heating last service date
11/13/2016

10/13/2016

Forced Air: Condition
Appeared serviceable
Forced Air: Fuel Type
Natural gas
Forced Air: Location
Basement
Forced Air: Capacity in BTUs or kilowatts
10000
Forced Air: BTU's Adequate?
Yes
Filters: Condition
Appeared serviceable
Filters: Filter location
At base of air handler
Ducts & Registers: Condition
Appeared serviceable
Burners (furnace or boiler): Condition
Appeared serviceable
Combustion Air: Type
No dedicated source visible uses room air
Flues: Condition
Appeared serviceable
Normal Controls: Condition
Appeared serviceable
General: Standards

I. The inspector shall inspect: A. the heating system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the heating system; B. the energy source; and C. the heating method. III. The inspector shall report as in need of correction: A. any heating system that did not operate; and B. if the heating system was deemed inaccessible. IV. The inspector is not required to: A. inspect or evaluate the interior of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh-air intakes, humidifiers, dehumidifiers, electronic air filters, geothermal systems, or solar heating systems. B. inspect fuel tanks or underground or concealed fuel supply systems. C. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system. D. light or ignite pilot flames. E. activate heating, heat pump systems, or other heating systems when ambient temperatures or other circumstances are not conducive to safe operation or may damage the equipment. F. override electronic thermostats. G. evaluate fuel quality. H. verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks.

General: 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). 
Heating: Date of Manufacture
06/17/2000
Credit
Comment
14.2.1 - Heating

Lifespan (15-20 yrs)

The estimated useful life for most forced air furnaces is 15-20 years. This furnace appeared to be near / at / 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.
Contractor Qualified Professional
Credit
Comment
14.3.1 - Forced Air

Service Gas or oil Now and annually

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:
ANFURINSP
Contractor Qualified Professional
Credit
Comment
14.4.1 - Filters

Disposable or cleanable filter advice

Recommend that home buyers replace or clean HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or cleaning them as necessary. How frequently they need replacing or cleaning depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season).
Contractor Qualified Professional
Credit
Comment
14.5.1 - Ducts & Registers

Asbestos Tape Likely

The ducts appear to be wrapped with Asbestos based tape. This would need to be verified by a lab if any work were to be done on this unit. Asbestos is only harmful when it is agitated and is not if it is stationary and not disturbed. 

Contractor Qualified Professional

15 - Garage or Carport

General: Type
Detached
Detached Garage: Type
Wood
Vehicle Door: Condition
Appeared serviceable at time of inspection with deficiencies noted below
Vehicle Door: Type
Sectional, Overhead
Vehicle Door: # of Doors
2
Automatic Opener: Condition
Appeared serviceable
Automatic Opener: Mechanical auto-reverse operable
No
Automatic Opener: Photoelectric Auto Reverse Functional
Yes
Interior/Walls/Ceilings: Condition
Serviceable
Interior/Walls/Ceilings: Ventilation
None
General: Limitations
The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities. 
Detached Garage: Condition
Appeared Serviceable at time of Inspection - Deficiencies noted below
Floor: Condition
Appeared Serviceable at time of inspection with deficiencies noted below
Credit
Comment
15.2.1 - Detached Garage

Recommend general maintenance - Painting

Painting helps prevent wood from water intrusion and rot.

Tools Handyman/DIY
Credit
Comment
15.3.1 - Vehicle Door

Safety Auto-reverse not functioning

Recommend further evaluation, adjustment or repair on both garage doors.

Improperly operating automatic reversing mechanisms on garage door openers may caused serious injuries.

Contractor Qualified Professional
Credit
Comment
15.5.1 - Floor

Major cracks, settlement, heaving, trip hazard

 Significant cracks, heaving and/or settlement were found in one or more sections of concrete slab floors. Uneven surfaces can pose a trip hazard. Recommend that a qualified contractor repair or replace concrete slab floors where necessary.
Gardening shovel tool shape Concrete Contractor

16 - Radon

Radon test is currently being performed - Results will be sent in a separate report.

17 - Wood Destroying Insect Inspection

Wood Destroying Insect Inspection (WDI) is not part of the General Home Inspection, as per NACHI and NYS Standards of Practice, unless specifically agreed on with the client prior to the inspection. If performed, a WDI inspection is an inspection of readily accessible areas of the structure, whose purpose is to determine the presence or absence of visual evidence of wood destroying insect activity.


Limitations: The WDI inspection is mainly a visual inspection, with limited probing/tapping of the components susceptible to infestation, without causing any damage to the finish surfaces. Wood destroying insect infestation and/or damage may exist in concealed or inaccessible areas. The wood destroying insect inspection does not include mold, mildew, microbial or non-insect wood destroying organisms. This WDI report shall be considered invalid after 90 days from the date of inspection. This shall not be construed as a 90 day warranty. This is not a warranty, expressed or implied. The inspection does not involve breaking apart or into, dismantling or removal of any object, which would include: furniture, floor/wall covering, ceiling panels, accessing crawl spaces if less then 30" of clearance. If an active presence of WDI is discovered, we recommend for a licensed pest control company to re-inspect and recommend an appropriate treatment. A hardboard insulation on the foundation, ICF and open core CMU foundations, unless properly flashed or capped, provide pathways for insects to wooden components without being observed. Presence of insulation that is in contact with ground and the wood, ICF or open core CMU foundation negate the WDI inspection.