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1234 Main St.
Middletown, NY 10941
04/08/2020 9:00AM

Sample agent
agent

Agent Name

Agency Name
39
Recommendation
1
Safety hazard

1 - Inspection Details

In Attendance
Client, Buyer Agent
Occupancy
Vacant, Unfurnished
Style of Home
Multi-Level
Utilities
Electric
Weather
Clear
Temperature
70 F
Overview

Dickel Home Inspectors LLC strives to perform all inspections in substantial compliance with the Standards of Practice as set forth by the International Association of Certified Home Inspectors (InterNACHI) (https://www.nachi.org/sop.htm). As such, I inspect the readily accessible, visually observable, installed systems and components of the home as designated in these Standards of Practice. When systems or components designated in the Standards of Practice were present but were not inspected, the reason(s) the item was not inspected will be stated. This inspection is neither technically exhaustive or quantitative.

This report contains observations of those systems and components that, in my professional judgement, were not functioning properly, significantly deficient, or unsafe. All items in this report that were designated for repair, replacement, maintenance, or further evaluation should be investigated by qualified tradespeople within the clients contingency period or prior to closing, which is contract applicable, to determine a total cost of said repairs and to learn of any additional problems that may be present during these evaluations that were not visible during a "visual only" Home Inspection. 

This inspection will not reveal every concern or issue that may be present, but only those significant defects that were visible at the time of inspection. This inspection can not predict future conditions, or determine if latent or concealed defects are present. Once again, the statements made in this report reflect the conditions as existing at the time of Inspection only, and expire at the completion of the inspection. Weather conditions and other changes in conditions may reveal problems that were not present at the time of inspection; including roof leaks, or water infiltration into crawl spaces or basements. This report is only supplemental to the Sellers Disclosure. Refer to the Standards of Practice (https://www.nachi.org/sop.htm), and the Inspection agreement regarding the scope and limitations of this inspection.

This inspection is NOT intended to be considered as a GUARANTEE OR WARRANTY, EXPRESSED OR IMPLIED, REGARDING THE CONDITIONS OF THE PROPERTY, INCLUDING THE ITEMS AND SYSTEMS INSPECTED, AND IT SHOULD NOT BE RELIED ON AS SUCH. This inspection is a tool to assist you in your buying decision, it should be used alongside the sellers disclosure, pest inspection report, and quotes and advice from the tradespeople recommended in this report to gain a better understanding of the condition of the home. Some risk is always involved when purchasing a property and unexpected repairs should be anticipated, as this is unfortunately, a part of home ownership.

Some warranties are provided to you as a courtesy and are done so by a third party. These warranties do have limitations which can be read in the policies themselves. These warranties should not be viewed as an Inspection warranty provided by Dickel Home Inspectors LLC. A comprehensive one year warranty is highly recommended, and sometimes is provided by the seller. 


Notice to Third Parties

Notice to Third Parties: This report is the property of Dickel Home Inspectors LLC and the Client named herein and is non-transferrable to any and all third-parties or subsequent buyers. THE INFORMATION IN THIS REPORT SHALL NOT BE RELIED UPON BY ANY ONE OTHER THAN THE CLIENT NAMED HEREIN. This report is governed by an Inspection agreement that contained the scope of the inspection, including limitations and exclusions. Unauthorized recipients are advised to contact a qualified Home Inspector of their choosing to provide them with their own Inspection and Report.  


Items Not Inspected and Other Limitations

ITEMS NOT INSPECTED - There are items that are not inspected in a home inspection such as, but not limited to; fences and gates, pools and spas, outbuildings or any other detached structure, refrigerators, washers / dryers, storm doors and storm windows, screens, window AC units, central vacuum systems, water softeners, alarm and intercom systems, and any item that is not a permanent attached component of the home. Also drop ceiling tiles are not removed, as they are easily damaged, and this is a non-invasive inspection. Subterranean systems are also excluded, such as but not limited to: sewer lines, septic tanks, water delivery systems, and underground fuel storage tanks. 

Water and gas shut off valves are not operated under any circumstances. As well, any component or appliance that is unplugged or "shut off" is not turned on or connected for the sake of evaluation. I don't have knowledge of why a component may be shut down, and can't be liable for damages that may result from activating said components / appliances. 

Also not reported on are the causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; Calculate the strength, adequacy, design or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility. 

Lastly a home inspection does not address environmental concerns such as, but not limited to: Asbestos, lead, lead based paint, radon, mold, wood destroying organisms (termites, etc), cockroaches, rodents, pesticides, fungus, treated lumber, Chinese drywall, mercury, or carbon monoxide.


Recommended Contractors Information

CONTRACTORS / FURTHER EVALUATION: It is recommended that licensed professionals be used for repair issues as it relates to the comments in this report, and copies of receipts are kept for warranty purposes. The use of the term "Qualified Person" in this report relates to an individual or company whom is either licensed or certified in the field of concern. If I recommend evaluation or repairs by contractors or other licensed professionals, it is possible that they will discover additional problems since they will be invasive with their evaluation and repairs. Any listed items in this report concerning areas reserved for such experts should not be construed as a detailed, comprehensive, and / or exhaustive list of problems, or areas of concern.


CAUSES of DAMAGE / METHODS OF REPAIR: Any suggested causes of damage or defects, and methods of repair mentioned in this report are considered a professional courtesy to assist you in better understanding the condition of the home, and in my opinion only from the standpoint of a visual inspection. The causes of damage/defects and repair methods should not be wholly relied upon. Contractors or other licensed professionals will have the final determination on causes of damage/deficiencies, and the best methods of repairs, due to being invasive with their evaluation. Their evaluation will supersede the information found in this report.


Other Notes - Important Info

INACCESSIBLE AREAS: In the report, there may be specific references to areas and items that were inaccessible. I can make no representations regarding conditions that may be present but were concealed or inaccessible for review. With access and an opportunity for inspection, reportable conditions may be found in these areas.


COMPONENT LIFE EXPECTANCY - Components may be listed as having no deficiencies at the time of inspection, but may fail at any time due to their age or lack of maintenance, that couldn't be determined by the inspector. A life expectancy chart can be viewed by visiting InterNACHI (https://www.nachi.org/life-expectancy.htm)

PHOTOGRAPHS: Several photos are included in your inspection report. These photos are for informational purposes only and do not attempt to show every instance or occurrence of a defect.


TYPOGRAPHICAL ERRORS: This report is proofread before sending it out, but typographical errors may be present. If any errors are noticed, please feel free to contact me for clarification.


Please acknowledge to me once you have completed reading the report. At that time I will be happy to answer any questions you may have, or provide clarification.


Comment Key - Definitions

This report divides deficiencies into three categories; Significant Defects (in red), Recommendations (in orange), and Maintenance Items/FYI/Minor Defects (in blue). Safety Hazards or concerns will be listed in the Red or Orange categories depending on their perceived danger, but should always be addressed ASAP. 

  • Significant DefectsItems or components that were not functional and/or may require a major expense to correct. Items categorized in this manner require further evaluation and repairs or replacement as needed by a Qualified Contractor
  • Recommendations - Items or components that were found to include a deficiency but were still functional at the time of inspection, although this functionality may be impaired or not ideal. Repairs are recommended to items categorized in this manner for optimal performance and/or to avoid future problems or adverse conditions that may occur due to the defect. Items categorized in this manner typically require repairs from a Handyman or Qualified Contractor and are not considered routine maintenance or DIY repairs. 
  • Maintenance Items/FYI/Minor Defects - Items or components that were found to be in need of recurring or basic general maintenance and/or may need minor repairs which may improve their functionality. Typically these items are considered to represent a less significant immediate cost than those listed in the previous two categories and can be addressed by a Homeowner or Handyman.  Also included in this section are items that were at the end of their typical service life or beginning to show signs of wear, but were in the opinion of the inspector, still functional at the time of inspection. Items that are at, or past their typical service life will require subsequent observation to monitor performance with the understanding that replacement or major repairs should be anticipated. 

These categorizations are in my professional opinion and based on what I observed at the time of inspection, and this categorization should not be construed as to mean that items designated as "Minor defects" or "Recommendations" do not need repairs or replacement. The recommendation in the text of the comment is more important than it's categorization. Due to your opinions or personal experience you may feel defects belong in a different category, and you should feel free to consider the importance you believe they hold during your purchasing decision. Once again it's the "Recommendations" in the text of the comment pertaining to each defect that is paramount, not it's categorical placement. 

Asbestos Disclaimer

Asbestos is a common building material that may be present in many buildings constructed prior to 1981. The United States Environmental Protection Agency (EPA) has determined the mere presence of asbestos materials does not pose a health risk to residents and that such materials are safe as long as they are disturbed or dislodged in a manner that causes the asbestos fibers to be released. Sanding, scraping, pounding and other remodeling techniques that release dust may cause asbestos particles to become airborne.EPA rules do not require the material to be removed. Federal law requires that reasonable precautions are taken to minimize the chance of damage or disturbance of asbestos containing materials.

Lead Paint Disclosure

Every purchaser of any interest in residential real property on which a residential dwelling was built prior to 1978 is notified that such property may present exposure to lead from lead-based paint that may place young children at risk of developing lead poisoning. Lead poisoning in young children may produce permanent neurological damage,including learning disabilities, reduced intelligence quotient, behavioral problems, and impaired memory. Lead poisoning also poses a particular risk to pregnant women. The seller of any interest in residential real property is required to provide the buyer with any information on lead-based paint hazards from risk assessments or inspections in the sellers possession and notify the buyer of any known lead-based paint hazards. A risk assessment or inspection for possible lead-based paint hazards is recommended prior to purchase.

House sewer system

It is unclear if this house has a private septic system or is connected to the town sewer system. A sewer scope inspection is recommended.

2 - Roof Coverings and Drainage

Roof Type / Style
Combination
Roof Drainage Systems: Gutter Material
Galvanized steel, Vinyl
Flashings: Material
Aluminum
Condition: Roof age

 The lifespan of this type of shingle is 25-30 years.

Condition: Approximate roof age
Under 5 years, 5-10 years

This is an approximation of the roof age and is in no way a guarantee.

Inspection Method
Ground, Drone
Coverings: Material
Asphalt, Architectural
Skylights, Chimneys & Other Roof Penetrations: Roof penetrations
Vent pipe, Chimney, Skylight
Roof disclaimer

A roof inspection is a general examination of the roof on the day of the inspection.  All visible defects are noted along with the general condition of the roof coverings/shingles.  It is not however a guarantee against leaking, as even a new roof can have water intrusion.

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.

$
Credit
Comment
2.2.1 - Roof Drainage Systems

Downspouts - Draining Near Foundation

One or more downspouts drain too close to the home's foundation or are damaged resulting in run-off spillage.  This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement. Recommend adjust downspout extensions to drain at least 6 feet from the foundation.

Here is a helpful DIY link and video on draining water flow away from your house.

Wrench DIY
$
Credit
Comment
2.2.2 - Roof Drainage Systems

Gutter Damaged

While inspecting the drainage systems, I found that sections of the gutters were damaged or missing.This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement. Recommend a qualified contractor evaluate and repair the damaged areas, replacement of all gutters may be necessary.

Roof Roofing Professional
$
Credit
Comment
2.3.1 - Flashings

Improper flashing

This flashing was improperly installed. If there was an accumulation of snow on the roof, you could get water intrusion.  I recommend professional installation of flashing by a siding contractor , at the very least improve with sealant.

Contractor Qualified Professional
$
Credit
Comment
2.4.1 - Skylights, Chimneys & Other Roof Penetrations

Chimney loose

This chimney is detached at the midpoint. If you do intend to use this chimney which is for the kitchen stove, then I recommend professional repairs or removal.

Contractor Qualified Professional
$
Credit
Comment
2.5.1 - Condition

Moss on roof

Moss is spreading on this roof, at some point this will need to be cleaned off as it will cause premature aging of the shingles.

These roof sections appear to be older than the rest of the roof.

Contractor Qualified Professional

3 - Exterior

Inspection Method
Visual, Probe
Siding, Flashing & Trim: Siding Style
Lap
Exterior Doors: Exterior Entry Doors
Wood
Decks, Balconies, Porches & Steps: Structure
Front Porch
Decks, Balconies, Porches & Steps: Material
Masonary
Windows: Window Material
Wood
Walkways, Patios & Driveways: Driveway Material
Asphalt
Siding, Flashing & Trim: Siding Material
Asbestos
Siding, Flashing & Trim: Asbestos siding

Asbestos siding is acceptable on a house, however it is recommended that damaged panels be professionally replaced as the dust from a break is considered a hazard.

The siding is encapsulated by a layer of foam board, and vinyl siding, if the siding is eventually replaced it is recommended to remove the asbestos as well, observing safety methods of removal.

Siding, Flashing & Trim: Asbestos Siding

Exterior walls were covered with older fiber-cement siding of a type that commonly contained asbestos. Confirmation of the presence of asbestos in the shingle material would require analysis by a certified laboratory. Asbestos shingle siding, commonly installed in the 1940s and early 1950s, consists of a material known as Transite. Transite siding is composed of asbestos fibers embedded in a cement medium that prevents the release of fibers into the air where they might be inhaled.  Unless the material is ground into dust by application of power tools or other destructive processes, Transite is not regarded as a significant health hazard.  If you should decide to alter the exterior of the building, removal, handling and disposal of asbestos-containing material may need to be assigned to a specially licensed professional, and such services can be quite expensive. Requirements for removal, handling and disposal typically vary by area. Also, when reselling the home, the presence of asbestos material must be disclosed, and this can adversely affect the interest of some buyers. The Environmental Protection Agency (EPA) has classified asbestos as a Class A, Human Carcinogen, based on inhalation studies.

 

Exterior Doors: Single pane glass door

Keep in mind, the glass in this type of door can easily be broken to enter the house.  Consider additional protection.

Exterior chimney: Chimney
Utility pole: Utility pole

This may be your responsibility if it is damaged, they are quite expensive to replace.

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.

$
Credit
Comment
3.1.1 - Siding, Flashing & Trim

Asbestos siding

Asbestos siding is acceptable on a house, however it is recommended that damaged panels be professionally replaced as the dust from the break is considered a hazard.

Asbestos is known to cause cancer.

Have this work performed by a professional contractor.

Contractor Qualified Professional
$
Credit
Comment
3.3.1 - Walkways, Patios & Driveways

Driveway condition

The driveway is in marginal condition, professional evaluation, repairs, sealing are recommended.


Contractor Qualified Professional
$
Credit
Comment
3.4.1 - Decks, Balconies, Porches & Steps

Railing recommended

I recommend the professional installation of a railing on this porch with spindles no more than four inches apart and 36 inches in height for safety.

House front 1 Deck Contractor
$
Credit
Comment
3.6.1 - Vegetation, Grading, Drainage & Retaining Walls

Dying trees on the grounds

Dying trees noted.  Professional evaluation advised as this can lead to considerable expense in the future if it falls or needs to be removed.

Contractor Qualified Professional
$
Credit
Comment
3.6.2 - Vegetation, Grading, Drainage & Retaining Walls

Remove rotted wood from the grounds

Rotted wood near the house is an invitation to wood destroying insects

Contractor Qualified Professional
$
Credit
Comment
3.8.1 - Exterior chimney

Chimney repointing

Some chimney repairs, repointing are necessary as there is an 8-10’ long vertical crack on the chimney face.  I recommend evaluation and repairs by a chimney contractor.

Contractor Qualified Professional
$
Credit
Comment
3.9.1 - Retaining wall

Leaning/heaving

Some leaning was noted in the retaining wall, I recommend monitoring as repairs may be needed one day.

Contractor Qualified Professional

4 - Foundation and Structure

Inspection Method
Visual
Dehumidifier

A dehumidifier was viewed in the basement.  Maintain its usage.

Foundation: Style
Basement
Floor / Ceiling Structure of the basement: Material
Wood Beams
Wall Structure of the home: Material
Unobservable
Roof Structure: Decking Material
Plank, Plywood
Roof Structure: Truss Type
Wood ceiling beams and rafters
Foundation: Material
Stone
Foundation: Dehumidifier

A dehumidifier was in the basement, recommend continued usage.

High humidity was noted

Foundation: Suggestions for a dryer basement

Some suggestions for a dryer basement.

Ensure gutters are working properly on the house, diverting roof runoff from the foundation.

Ground outside should slope away from the house.

A quality dehumidifier.

A sump pump.

A properly installed vapor barrier or concrete floor

Roof Structure: No visibility

Attic is finished, partial visibility of the attic structure.

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.

$
Credit
Comment
4.1.1 - Foundation

Improper support columns

The columns are wood.   At the time of the inspection no negative effects were noted.  I recommend they be monitored for their effectiveness and replaced if necessary with professional steel type columns.

The first three pictures are a broken beam being poorly supported, under the porch.

Contractor Qualified Professional
$
Credit
Comment
4.2.1 - Floor / Ceiling Structure of the basement

Evidence of Water Intrusion

There were signs of water intrusion on the basement floor.  I recommend professional evaluation and correction by a basement waterproofing specialist.

House construction Structural Engineer
$
Credit
Comment
4.2.2 - Floor / Ceiling Structure of the basement

Evidence of a leaking pipe

Evidence of a leaking ceiling pipe in need of repair.

Mag glass Monitor
$
Credit
Comment
4.2.3 - Floor / Ceiling Structure of the basement

Evidence of WDO insects

On one or more floor joists in the basement there was evidence of insect damage.  Recommend evaluation by an exterminator to determine if treatment is necessary.  No live insects were seen.


Contractor Qualified Professional

5 - Electrical

Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
100 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Square D
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Location
None
Service Entrance Conductors: Electrical Service Conductors
Overhead, 220 Volts
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Living Room
Smoke Detectors: Smoke Detectors

Smoke detectors have a typical life span of 8-10 years.  It is recommended to install new smoke detectors when moving into your new home.

As of April 1st 2019,

New or replaced smoke detectors must have a non-removable, 10-year battery.  Or be hardwired to the home's primary power source.  NYS recommends all smoke detectors be replaced after 10 years.


Smoke detectors are required on all levels of the home and in each room used for sleeping.

Carbon Monoxide Detectors: Carbon Monoxide Detectors

Carbon monoxide detectors are required within 15' of all sleeping areas and all floors that contain a source of C/O, such as the furnace.

They must be powered by the home's primary power source, (not battery operated).

If more than one is on a floor with sleeping quarters they must be interconnected. 

C/O detectors are not required if there is no source of C/O.

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.

$
Credit
Comment
5.2.1 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Double Tap

There are double tapped breaker/s observed in the electrical panel. This is not recommended as it can overload the breaker, or, two wires of different sizes can form an unsafe connection.   Recommend evaluation and correction by a licensed electrician

Electric Electrical Contractor
$
Credit
Comment
5.4.1 - Lighting Fixtures, Switches & Receptacles

Receptacle- Reverse Polarity

One or more receptacles have been wired with reverse polarity. This can create a shock hazard so I recommend having a licensed electrician evaluate & make necessary repairs. 

Entire kitchen **

Electric Electrical Contractor
$
Credit
Comment
5.4.2 - Lighting Fixtures, Switches & Receptacles

Two Wire Outlets

The inspector noted the presence of two prong receptacles. This means that electrical appliances plugged into these receptacles will not receive ground protection. Although it is not a must to have the ground it is recommended to use surge suppressors on delicate items such as a computer.  Recommend having an electrician update them to grounded receptacles when desired.  

Electric Electrical Contractor
$
Credit
Comment
5.4.3 - Lighting Fixtures, Switches & Receptacles

Knob and tube

Live knob and tube wiring was found throughout the house.  It is recommended to have it removed professionally.  Although installation and usage of this wiring was typical at the time of installation, today's construction no longer uses this out dated system. Since this older wiring exists with open splices and limited wire insulation, client is advised to consult with a licensed electrician (prior to close) for further information on this wiring and / or upgrading. Client should also contact their insurer (prior to close) to inquire whether the presence of this wiring affects home insurance coverage.

Contractor Qualified Professional
$
Credit
Comment
5.5.1 - Smoke Detectors

Aged Smoke Detectors

The inspector noted older smoke detectors throughout the home. Consider replacing them as the average age of smoke detectors are 8 years.  Recommend replacing them with new type, smoke/carbon monoxide detectors.  They are required in all bedrooms and all levels of the home.  See informational notes above on smoke and C2O detectors.

Recommend this be performed by a licensed electrician ***

Tools Handyman/DIY
$
Credit
Comment
5.6.1 - Carbon Monoxide Detectors

Recommend replacement

Recommend replacement of the C/O detectors according to the instructions.  Smoke and C/O detectors should be replaced after 8-10 years of use.

Contractor Qualified Professional

6 - Heating

Equipment: Energy Source
Oil
Equipment: Age of unit

This heating system is dated to 2002

Distribution Systems: Type of heat delivery
Hot water radiators
Equipment: Brand
Crown
Equipment: Definition
00

A forced-air central heating system is one which uses air as its heat transfer medium. These systems rely on duct work, vents, and plenums as means of air distribution, separate from the actual heating and air conditioning systems. The return plenum carries the air from several large return grills (vents) to a central air handler for re-heating. The supply plenum directs air from the central unit to the rooms which the system is designed to heat. Regardless of type, all air handlers consist of an air filter, blower, heat exchanger/element/coil, and various controls. Like any other kind of central heating system, thermostats are used to control forced air heating systems.

Natural gas/propane

  • Heat is produced via combustion of fuel.
  • A heat exchanger keeps the combustion byproducts from entering the air stream.
  • A ribbon style (long with holes), inshot (torch-like), or oil type burner is located in the heat exchanger.
  • Ignition is provided by an electric spark, standing pilot, or hot surface igniter.
  • Safety devices ensure that combustion gases and/or unburned fuel do not accumulate in the event of an ignition failure or venting failure.

Electric

  • A simple electric heating element warms the air.
  • When the thermostat calls for heat, blower and element come on at the same time.
  • When thermostat is "satisfied", blower and element shut off.
  • Requires very little maintenance.
  • Usually more expensive to operate than a natural gas furnace.

Heat pump

  • Extracts heat from outdoors, either the difficult to install "ground source" or the less expensive "air source" via the refrigeration cycle
  • Requires less energy than electric resistance heating and possibly more efficient than fossil fuel fired furnaces (gas/oil/coal).
  • Air source types may not be suitable for cold climates unless used with backup (secondary) source of heat. Newer models may still provide heat when coping with temperatures below 0 C (32 F).
  • A refrigerant coil is located in the air handler instead of a burner/heat exchanger. System can also be used in cooling, just as any central air-conditioning system.

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.

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Comment
6.1.1 - Equipment

PR valve

The PR valve was stained, wet and showed signs of current/previous discharging.  It was dripping during the inspection.  Professional servicing is recommended.

Contractor Qualified Professional
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6.1.2 - Equipment

Active leak

An active leak was noted on a boiler valve. This requires professional evaluation and repair.

Contractor Qualified Professional
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6.1.3 - Equipment

Clean and Service

As this boiler was previously winterized, I recommend a plumber service it and be present while activating the unit. Some cut pipes and water leaks were noted, as was noted the removal of the air expansion tank.

Here is a resource on the importance of furnace maintenance.

Fire HVAC Professional
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Comment
6.2.1 - Distribution Systems

Galvanized piping

Galvanized piping was observed throughout the house heating system.  This piping has a service life of approximately 50 years and is likely original to the house.  Professional evaluation and future upgrading is recommended.

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6.2.2 - Distribution Systems

Asbestos type wrapping

Asbestos type wrap was observed on the galvanized heating pipe. Recommend professional evaluation by an Asbestos inspector for options.  Asbestos is known to cause cancer and should be handled properly.

Three methods of dealing with asbestos are:

Removal

Encapsulation 

Enclosure 

I recommend professional evaluation by a licensed asbestos inspector.

Contractor Qualified Professional

7 - Plumbing

Water Source
Municipal
Filters
None
Main Water Shut-off: Location
Basement
Drain, Waste, & Vent Systems: Material
PVC
Water Supply: Distribution Material
Copper
Water Supply: Water Entry Material
Copper
Water Heater: Power Source/Type
Water is boiler produced, Indirect
Water Heater: Location
Basement
Water Heater: Capacity
40 gallons
Sump Pump: Location
None visible
Bath Tubs/Showers: Shower/Bath Surround Material
Cast iron/steel
Toilets: Flow Rating
High flow
Gas Piping: Type
Copper
Main Water Shut-off: Main water shutoff

The main water shut off is located and shown to the client.

Gas/oil Supply: Main Gas Shut-off Location
At Tank, At boiler
Drain, Waste, & Vent Systems: Drain Size
4"
Water Heater: Manufacturer
Crown

Water temperature should be set to at least 120 degrees F to kill microbes and no higher than 130 degrees F to prevent scalding.

Here is a nice maintenance guide from Lowe's to help.

Water Heater: Definition
00

A water heater is a domestic water heating appliance that uses a hot water storage tank to maximize heating capacity and provide instantaneous delivery of hot water. Conventional storage water heaters use a variety of fuels, including natural gas, propane, fuel oil, and electricity. Less conventional water heating technologies, such as heat pump water heaters and solar water heaters, can also be categorized as storage water heaters.

Natural gas and propane storage water heaters operate identically with a gas or propane burner located at the bottom of the storage tank heating the water. Fuel oil fired storage water heaters are configured similarly by igniting a vaporizing mist of oil and air with an electric spark.

Most electric water heaters use electric resistance elements to heat the water in the storage tank using two electric resistance elements, which are located at the bottom and top of the storage tank. Each element is controlled by an independent thermostat. In two element tanks the lower element provides recovery from standby losses and the upper element provides heating during periods of large hot water use. Some resistance water heaters contain only a lower element.

Water Heater: No expansion tank


While inspecting the home's water heater, I found that there is no expansion tank installed. Although it is not required, the best practice for water heater installs are to have expansion tanks because they allow for the thermal expansion of water in the pipes. Expansion tanks are required in certain areas for new installs. I recommend having a qualified plumber evaluate the need for an expansion tank and install as necessary.

Gas/oil Supply: Oil tank

The oil tank was in the basement.

Turned off water

Water is turned off in this house

Drain, Waste, & Vent Systems: Sewer Lines

Underground utilities are not visible during a standard home inspection, and are therefore specifically excluded from the scope of this report. Waste lines are susceptible to a variety of problems, including blockage and collapse. Tree roots may infiltrate the interior of waste lines, acting as a source of blockage in all pipe and material types. Older drain pipes, which include Orangeburg Pipe and clay tile (pipe) are commonly known to suffer problems like sudden failure, blockage or collapse. Cast Iron pipe can deteriorate from the inside out. For this reason, the Inspector suggests you consider getting a video scan of the sanitary drain line prior to closing.

Water Heater: Hot water

The hot water could not be confirmed on the day of inspection.  Boiler and water was turned due to house being winterized.

Toilets: Water

The water was turned off on this house.

Septic: Sewer Lines

Underground utilities are not visible during a standard home inspection, and are therefore specifically excluded from the scope of this report. Waste lines are susceptible to a variety of problems, including blockage and collapse. Tree roots may infiltrate the interior of waste lines, acting as a source of blockage in all pipe and material types. Older drain pipes, which include Orangeburg Pipe and clay tile (pipe) are commonly known to suffer problems like sudden failure, blockage or collapse. Cast Iron pipe can deteriorate from the inside out. For this reason, the Inspector suggests you consider getting a video scan of the sanitary drain line prior to closing.

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.

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Comment
7.1.1 - Main Water Shut-off

Active leak

There is an active leak where the well enters the house, it appears that it has been leaking for quite some time.

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7.1.2 - Main Water Shut-off

Disconnected meter

The water meter in this house has been disconnected for winterizing.  A plumber will be necessary to turn on water in this home.

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7.4.1 - Water Heater

Extension on the PR valve

There is no extension on the PR valve.  Have professionally installed.  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.

The extension protects a person standing nearby from the possibility of being sprayed by hot water.

Contractor Qualified Professional
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7.8.1 - Sinks

Improper S-trap observed

Under the sinks improper s-traps observed.  Have a plumber evaluate as these traps may not be properly vented, and upgrade to the proper P-trap.

Here is a link with further information regarding S-Trap

Contractor Qualified Professional

8 - Doors, Windows & Interior

Windows: Window Type
Double-hung
Windows: Window Manufacturer
Unknown
Floors: Floor Coverings
Hardwood, Carpet
Walls: Wall Material
Plaster, Drywall
Ceilings: Ceiling Material
Plaster, Drywall
Countertops & Cabinets: Countertop Material
Laminate
Countertops & Cabinets: Cabinetry
Wood
Gas fireplace: Gas fireplace

Consult with the seller as to its operation, and obtain/read all available instructions and information as to its operation.

Unit could not be operated, no gas in house.

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.

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8.2.1 - Windows

Windows are original

The windows in this house are believed to be original.  Replace when desired as they are inefficient by todays building standards.

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8.2.2 - Windows

Pane - Broken

I inspected all of the windows in the home and I came across one or more that had broken panes. I recommend having the panes repaired or replaced.


Window Window Repair and Installation Contractor
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8.2.3 - Windows

Broken cords

Professional repair recommended for proper operation of these windows.

Contractor Qualified Professional
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8.3.1 - Floors

Unsealed tile

The upstairs bathroom tile could possibly be an old asbestos product. Use care, and do research before removing this tile or handle it.

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8.4.1 - Walls

Typical cracks

Typical cracks were observed in the plaster ceiling and walls.  With plaster they are considered a cosmetic defect.

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8.4.2 - Walls

Bio-growth

Areas of suspected bio-growth were observed.  In NYS a homeowner can remove up to 10 sq ft of bio-growth.  Click here for more information concerning mold or contact a licensed mold assessor.  

Contractor Qualified Professional
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8.6.1 - Steps, Stairways & Railings

Low headroom

This area was observed to have low headroom, be careful.

Contractor Qualified Professional
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8.6.2 - Steps, Stairways & Railings

Unsafe Railing

Note: the railing is low by todays standards, be careful, this could be a safety hazard.  Consider professionally raising the height of this stairwell wall.

Wrenches Handyman

9 - Insulation & Ventilation

Attic stairs
Crawlspace / Basement Wall Insulation: Insulation Type
No visible insulation
Vapor Retarders (Crawlspace or Basement): Not visible

No visible vapor barrier 

Basement ceiling Insulation: Insulation Type
None visible
Exterior / Interior Wall Insulation: Insulation Type
Unobservable
Exhaust Systems: Exhaust Fans
N/A
Ventilation: Ventilation Type
Ridge Vents
Attic Insulation: Insulation Type
Fiberglass
Attic access

Finished attic, for viewing was not possible. Visibility in closet areas only.

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.

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Comment
9.5.1 - Attic Insulation

Rodent evidence

There are rodent droppings observed under the attic insulation, and nesting holes.  Rodents can do a great deal of damage to the insulation and surrounding area.  Extermination advised by you or professionally.


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