Any ancillary services will have their own independent report.
Scope of Inspection:
Dobbins Home Inspection, LLC endeavors to perform all inspections in substantial compliance with the New Jersey Home Inspection Standards of Practice (NJAC 13:40-15.16) which can be found at https://www.njconsumeraffairs.gov/regulations/Chapter-40-Subchapter-15-Home-Inspection-Advisory-Committee.pdf. As such, we inspect the readily accessible, visually observable, installed systems and components of a home as designated in the Standards of Practice. When systems or components designated in the Standards of Practice are present but are not inspected, the reason(s) the item was not inspected is identified within the “Limitations” tab of this report. This report contains observations of those systems and components that, in the professional judgement of the inspector, are not functioning properly, significantly deficient, unsafe, or are near the end of their service lives.
The inspection is limited to the readily accessible and visible systems, equipment and components of the home. The inspector will not dismantle and/or move equipment, systems, furniture, appliances, floor coverings, finished or fastened surfaces or components, personal property or other items to conduct inspections or otherwise to expose concealed or inaccessible conditions. Any areas not accessible at the time of inspection will not be inspected.
Use of photos:
Your report includes many photographs. Some pictures are informational and of a general view, to help you understand where the inspector has been, what was looked at and the condition of the item or area at the time of the inspection. Some of the pictures may be of problem areas, these are to help you better understand what is documented in this report and to help you see areas or items that you normally would not see. Not all problem areas or conditions will be supported with photos. Conditions with occurrences in multiple locations may not have a photo of each occurrence.
Categories: This report divides deficiencies into three categories; Monitor/Maintenance (colored in blue), Recommendation/Upgrade (in orange), and Important Safety Hazard (in red).
Monitor/Maintenance: Includes components that were found to be in need of recurring or basic general maintenance to protect either the component or the occupants. Also included in this section are items that were beginning to show signs of wear, but were, in the opinion of the inspector, still functional at the time of inspection. Typically these items are considered to represent a less significant immediate cost than those listed in the following two categories.
Recommendation/Upgrade: Includes comments of a deficiency, defect or suggested improvement of a component or system which will likely require a relatively short term correction to mitigate the risk of further damage, or financial loss.
Important/Safety Hazard: Includes comments of a significantly deficient/defective component or system which, in the opinion of the inspector, requires immediate correction to mitigate the risk of serious damage, personal injury, or financial loss. These will typically fall into one of the following three categories: 1. Major/costly defects. An example of this would be a structural failure. 2. Things that may hinder your ability to finance, legally occupy, or insure the home 3. Safety hazards, such as an exposed, live wire.
This categorization is the opinion of the inspector and is based on what was observed at the time of inspection. It is not intended to imply that items documented in any one category are not in need of correction, or lack importance. Maintenance items or latent defects left unaddressed can soon become significant defects. It should be considered very likely there will be other issues you personally may consider deficient, and you should add these as desired. There may also be defects that you feel belong in a different category, and again, you should feel free to consider the importance you believe they hold and act accordingly.
Please review the report in its entirety. It is ultimately up to your discretion to interpret its findings and to act accordingly. This report does not offer an opinion as to whom among the parties to this transaction should take responsibility for addressing any of these concerns. As with all aspects of your transaction, you should consult with your agent for further advice regarding the contents of this report. Any repairs should be performed by licensed tradesman, if applicable, or qualified professionals who will provide copies of all receipts, warranties and applicable permits for any repairs that are carried out. Any opinions expressed regarding adequacy, capacity, or expected life of components are general estimates based on information about similar components and occasional wide variations are to be expected between such estimates and actual experience. The inspection and report are not intended to be technically exhaustive, or to imply that every component was inspected, or that every possible defect was discovered. Unexpected repairs and maintenance should still be anticipated.
The home may not meet many generally-accepted current building standards and/or local codes. Older homes are inspected within the context of the time period in which they were built, taking into account the generally-accepted building practices of that time period. The inspection report may comment on unsafe conditions, but problems will be described as defects at the Inspectors discretion. Homes are not required to be constantly upgraded to comply with newly-enacted building standards/codes but are only required to comply with building codes or generally-accepted standards which existed at the time of original construction. An exception may exist when a home is remodeled, depending on the scope of work.
All references to orientation through out the report are as if viewing the home from the front, street side unless another reference point is stated.
Any ancillary services will have their own independent report.
A majority of the ceiling/attic floor was not covered with sheathing/flooring and was covered with insulation. This prevented a full and thorough inspection of the roof/ceiling structure. Hidden, inaccessible, or latent issues may exist. Recommend inspecting this area prior to closing. This is a limitation of my inspection.
The foundation wall has moisture staining. This area was dry at the time of inspection but may become wet under certain conditions. If water intrusion becomes problematic, recommend a licensed waterproofing contractor to repair.
A beam was observed that has been notched/cut. This could result in cracking and structural failure of the beam. Recommend a licensed structural engineer to evaluate and recommend repairs. Recommend a licensed structural contractor to complete repairs.
An area of moisture intrusion was observed on the floor structure. A moisture meter placed on this area indicated elevated moisture levels. Recommend a licensed contractor to perform a more invasive evaluation to determine the source of moisture and complete repairs.
The attic space is conventionally framed in the area of the furnace and master bathroom skylight. The rafters are pulling away from the ridge board, the rafters are off-center, and the ridge is undersized. Recommend a licensed structural contractor to further evaluate, and repair as necessary.
The space under the deck was inaccessible due to being enclosed with lattice and low clearances. This is a limitation of my inspection. Recommend a more thorough inspection of this area be completed prior to settlement.
The siding had inadequate clearance between siding and the ground. Siding in contact or close to the ground or soil is a serious concern because it can provide direct access for moisture and wood destroying insects. Recommend removing as much mulch/landscaping as reasonably possible to allow a space. Otherwise, recommend monitoring this area for signs of pests, rodents, or water intrusion.
A piece of siding is loose. Strong winds may rip these pieces completely off the home. Loose/missing siding could result in moisture intrusion and damage to the home. Recommend securing the siding.
A protrusion through the exterior wall was found to have damaged or missing sealant. Deteriorated or missing sealant could allow water intrusion causing damage to the home. Recommend sealing these gaps.
The exterior door has missing or insufficient weatherstripping. Daylight was visible through the gap. This can result in significant energy loss and moisture intrusion into the home causing damage. Recommend installing weatherstripping.
The sliding door in the kitchen has a screen door with no screen. Recommend replacement.
The basement window has an improper ground clearance. This could lead to moisture intrusion and damage to the windows/home. Recommend removing as much mulch/soil from in front of the window as reasonably possible and monitoring this area for moisture intrusion. If clearance cannot be reasonably established, recommend a licensed contractor to install a window well around the window.
Multiple locations are graded toward the home creating low areas which could allow pooling of water, drainage down into the soil around the foundation, and possibly into the home. This could result in damage to the home. Recommend regrading around the perimeter of the home so water drains away from the foundation.
The gates around the property are missing latches. This could allow access to the pool which is a drowning hazard. Recommend a qualified pool inspector to fully evaluate the pool as well as ensure all safety measures are in place to help eliminate drowning hazards.
Satellite dish mounts have penetrated roof coverings which could allow moisture intrusion if not kept sealed. Recommend periodic monitoring to ensure sealant used is in good condition and reapply as needed.
Skylights are a vulnerable area of the roof. Under certain conditions, skylights can begin leaking without warning. Many skylights require regular inspection/maintenance to help maintain their water tightness. Recommend consulting a licensed roofer or the skylight manufacturer for proper care instructions.
Due to the weather, a majority of the roof inspection was completed with a drone. While better than observing from the ground alone, there may be areas, defects, or conditions that cannot be seen with a drone only. Hidden or latent defects may exist. Recommend this area be more closely inspected when conditions improve.
The gutter downspout drains underground. Due to the nature of these systems, it is difficult to determine where the water drains and whether or not the system is working as designed. This is a limitation of my inspection.
The gutter downspout drains close to the home's foundation. This can result in excessive moisture in the soil around the foundation, which can lead to foundation/structural movement and water intrusion into the home. Recommend adding downspout extensions so they drain at least six feet from the foundation.
The gutters from the second floor roof drain directly on the roof surface below. This could cause premature degradation of the shingles, water intrusion and subsequent damage to the structure and interior of the home. Recommend extending the downspout into the first floor gutter.
A downspout on the home is disconnected. This will allow water to pool around the foundation of the house which could lead to water intrusion. Recommend a licensed contractor to repair
The flashings around multiple vents are improperly installed. The current configuration could result in water intrusion, and damage to the home. Recommend a licensed roofing contractor to repair or replace.
The drip edge flashing at the edge of the roof is missing. While this is common, this could allow water to make contact with the roof structure. Water intrusion could lead to further damage to the roof and other components causing deterioration and rot. Recommend a licensed roofer to install a drip edge flashing and replace any damaged wood.
The kick out flashing between the roof and the sidewall is missing. This could allow water to miss the gutter and run down the side of the house which could result in premature deterioration of the materials in this area, water collecting near the foundation and water intrusion causing damage to the home. Recommend a licensed roofing contractor to install kick out flashing.
The average lifespan of a water heater is 8-12 years.
The sump pit water level was low at the time of the inspection but the pump did operate when the buoy was lifted. Recommend the pump be inspected for normal operation when the pit fills with water.
The pool, pool pump, and filtration system is beyond the scope of this inspection and thus, is excluded from this inspection. Additionally, pool safety features were not evaluated. Recommend a licensed plumbing contractor and/or specialist in pools inspect, and certify prior to closing.
This home is equipped with a pump and pressure tank on a public water system. While beyond the scope of a general home inspection, this system was visually inspected for leaks but not operated during the inspection. These are typically installed on houses with slightly lower than normal water pressure especially during periods of high demand. Recommend a licensed plumbing contractor to fully evaluate this system, prior to settlement.
A plumbing leak was observed in the basement. This has lead to water intrusion and may result in damage to the home. Recommend a licensed plumber to repair the leak.
Water intrusion was observed in the basement. While the exact source of the leak is unclear, a valve above this area is corroded and wet . This has lead to water intrusion and may result in damage to the home. Recommend a licensed plumber to repair the leak.
Several plumbing fixtures had a water supply temperature that was too hot. This is a scald hazard that could result in serious injury and burns. Recommend adjusting water heater to lower the maximum temperature.
The faucet was inoperable at the time of inspection. Recommend a licensed plumber to repair.
The rotational stop limiter is set too low. This will prevent the tub and shower from receiving adequate hot water. Recommend a qualified contractor to repair.
An exterior faucet was observed that was missing a control knob. Recommend replacement of the knob and testing this faucet to ensure proper operation.
The exterior faucet was turned off yet still leaking water at the time of inspection. This will waste water unnecessarily, increase your water utility bills, and possibly cause damage to the home. Recommend a licensed plumber to repair.
The stopper is broken. Because of this, the tub will not fill with water. Recommend a licensed plumber to repair or replace.
The bar sink faucet sprays water outside the sink basin. This could result in water intrusion and damage to the home. Recommend a licensed plumber to repair or replace.
The drainage system piping has evidence of a previous leak. recommend asking the current homeowner if this pipe has been recently repaired. This could allow wastewater to enter the home causing damage. Recommend a licensed plumber to repair, as necessary.
The natural gas regulator vent has inadequate clearance from a receptacle. This could create a safety and fire hazard. Recommend a licensed plumber to relocate the regulator vent termination.
The CSST running from the gas meter to the pool equipment is missing it's jacket and exposed without protection on the exterior of the home. Additionally, minor damage is already present. This is a safety, fire, and explosion hazard. Recommend a licensed plumber to repair or replace.
The sump pit is missing a proper cover. This creates a trip/fall hazard and standing water could present a drowning hazard for children. Recommend installing a secure sump pit cover.
The basement bar sink drains into the sump pit. This can allow soaps/detergents and other contaminates to damage the pump. Recommend a licensed plumber to tie the bar sink into the plumbing drainage system.
The inspection/operation of smoke and/or carbon monoxide detectors is excluded from the inspection. Their location, operation, and any batteries should be checked/replaced prior to occupying the home in accordance with local requirements. Recommend checking with the township to ensure proper type/placement of detectors.
Some of the electrical panel circuit breaker manufacturers do not match the manufacturer of the panel. This is against manufacturer specifications and could lead to electrical system failure, shock, fire or breaker failure. Recommend a licensed electrician to replace.
The electrical panel had more than one grounded conductor inserted under a single bus bar screw. The bus bar is designed to accept only one conductor per screw. This could lead to electrical system malfunction and creates a fire hazard. Recommend a licensed electrical contractor to repair.
The electrical panel is missing breaker labels on several breakers. This could lead to difficulty identifying the correct breaker in the event of emergency and during regular service. Recommend identifying breakers and labeling panel accordingly.
A multi-wire branch circuit was observed without a handle tie. This is a safety hazard that can result in electrical shock. Recommend a licensed electrical contractor to repair.
The ceiling fan was scraping during normal operation. Recommend a qualified contractor to repair or replace.
The light fixture was inoperable and will not work when the switches are flipped. Recommend replacing light bulb to see if the fixture will operate. If not, recommend a licensed electrical contractor to repair.
The average lifespan of a furnace is 15-25 years.
The average lifespan of a furnace is 15-25 years.
Both furnaces have filters inside of the cabinet. They must be changed regularly in order for the unit to function properly and efficiently. Recommend monitoring these filters and changing them every 3 months or per manufacturers recommendations.
A level II inspection is recommended for all wood-burning appliances upon the transfer or sale of a property. A visible inspection cannot see all parts of a fireplace, chimney, and flue. Chimneys can have serious hidden safety and fire hazards. Recommend a certified chimney sweep to perform a level II chimney inspection as well as annual cleaning/preventative maintenance.
The HVAC air filter is dirty and needs to be replaced. This could lead to poor air quality in the home and possible malfunction of the HVAC system due to decreased air flow. Generally, the filters should be replaced at least every 3 months. Recommend replacing with appropriate sized filters and continuing to monitor and maintain.
The furnace is nearing the end of its estimated useful life. This could lead to increased energy costs and significant maintenance and repair bills. Recommend a licensed HVAC contractor to fully evaluate the system, including heat exchanger, perform annual maintenance, and certify the furnace. Also, recommend budgeting for replacement in the near future.
The furnace had power but did not ignite at the time of inspection. Recommend a licensed HVAC contractor to further evaluate, make necessary repairs, and certify the furnace is safe and functional.
Pieces of fiberglass insulation are in contact with the metal B-vent. This is a fire hazard. The manufacturer of the B-vent recommends a 1 inch clearance for all combustible materials. Recommend removing all combustible materials from within 1 inch around the vent and secure all insulation and other combustible materials to prevent this problem from reoccurring.
Combustible materials are in contact with the vent connector. This is a fire hazard. Clearances are typically at least 6 inches but may be more if required by the manufacturer. Recommend following all manufacturer-specified clearances for all combustible materials and removing any combustible material from within this area.
The ash pit door on the bottom of the chimney is loose and open. This could allow water, small animals, or pests access to the home. Also, recommend clearing debris from in front of the door so it can open/close properly. Recommend securing this door.
The fireplace damper was inoperable. The damper is damaged and unable to be opened/closed. Recommend a licensed fireplace/chimney contractor to repair or replace.
The fireplace blower is inoperable. Additionally, the closest receptacle will result in the cord being stretched across the room creating a trip hazard. Recommend a licensed fireplace contractor to repair or replace the blower. Also, recommend a licensed electrician to install a closer receptacle.
The average lifespan of an air conditioning system is 10-20 years.
The average lifespan of an air conditioning system is 10-20 years.
The air conditioning condenser unit on the exterior of the home is rated for a maximum of a 25 amp fuse/breaker. The breaker in the panel that is listed as air conditioner is either 30 or 50 amps and the fuses are 35 amps. This over-current protection device will not adequately protect the condenser in the event of a surge and may allow the unit to be damaged. Recommend a licensed electrician to replace.
The suction line attached to the outdoor coil has deteriorated insulation. This could lead to decreased efficiency of the air conditioner and higher cooling costs. Recommend replacing this insulation.
The condenser coil is nearing the end of it's useful life. This could lead to decreased efficiency, higher energy costs, as well as increased maintenance/repair costs. Recommend continued maintenance and annual service by a licensed HVAC contractor. Also, recommend budgeting for replacement in the near future.
If able, washers and dryers are operated as a courtesy to check for obvious defects. Washers and dryers are beyond the scope of the inspection and therefore, are excluded from the inspection. If they are remaining with the home, recommend inspecting these appliances prior to settlement.
The dishwasher drainage hose does not have a high loop. This could lead to water from the sink draining into the dishwasher as well as the dishwasher hose not properly emptying into the drainage piping. Recommend hanging the hose so it loops above its input to the drain.
The dishwasher was allowed to run but did not produce water. Recommend a qualified contractor to repair and test the dishwasher to ensure proper operation and the absence of leaks.
The dishwasher was not secured to the cabinets/counter. When using the door, the unit slides backward and forward. This could result in personal injury and/or damage to the appliance. Recommend a qualified contractor to secure.
The microwave is sloped forward. It is unclear if this unit is properly secured to the wall. Recommend a qualified contractor to level the unit and ensure it is properly secured to the wall.
The home is equipped with an alarm system. Recommend obtaining alarm company information as well as the alarm code from the seller prior to settlement. The alarm system is beyond the scope of a home inspection and therefore has not been inspected.
A window was observed that will not stay up. When raising the window, it slams down which could cause damage to the window or personal injury. Recommend a licensed window contractor to repair.
Several windows have damaged/inoperable sash cords, broken/missing locks, missing screens, and windows that fall after opening. Not all instances pictured. Recommend a licensed window contractor to fully evaluate all windows, and repair/replace as necessary.
Molding is missing below the kitchen cabinets. Recommend a qualified contractor to repair.
The stone veneer around the fireplace has several large gaps. Recommend a qualified contractor to seal/repair.
The staircase did not have a graspable handrail. This is a safety concern that could result in serious injury. Recommend a licensed contractor to install a handrail.
The steps are missing a proper guardrail. This is a fall hazard that could result in serious injury. Recommend a licensed contractor to repair.
The cabinet doors make contact with the recessed lights. Recommend a qualified contractor to repair.
The basement bar counter top is poorly supported by pieces of dimensional lumber. The lumber is resting on cardboard. Recommend a licensed contractor to properly support and secure the counter.
The attic access is not insulated. This could result in a loss of conditioned air and higher heating and cooling costs. Recommend insulating.
The drywall has minor damage/holes. Recommend repair.
The garage door springs are missing a safety cable running through them to prevent injury if the spring were to break. This is a safety concern. Recommend a qualified contractor install a safety cable in both springs.
The photoelectric sensors on the garage door are more than 6 inches above the ground. This may allow children or animals to become crushed by the door if they are beneath the sensors. This is a safety hazard. Recommend adjusting the photoelectric sensors to the manufacturer's recommended height.
The garage door opener is inoperable. The opener did not activate or lift the door when the wall switch was pressed. Recommend a qualified garage door contractor to repair or replace.
The door from the garage to the interior of the home is missing a self-closing system. These hinges keep the door closed to help prevent the spread of fire and toxic gases to living space should they occur. Recommend a qualified contractor to install a self-closing system.