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1234 Main St.
MOUNT LAUREL, NJ 08054
12/15/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
6
Minor item/recommendation
14
Repair
2
Major item/safety hazard

1 - Inspection Details

In Attendance
Client's Agent
Occupancy
Occupied, Furnished, Utilities on
Temperature (approximate)
74 Fahrenheit (F)
Type of Building
Attached, Townhouse
Weather Conditions
Cloudy
General Information
General information

Introductory Information

This is intended as general information for you to view at the time of reading the report. Please refer to the pre-inspection agreement for specific details regarding the scope of the inspection. The inspector will perform a limited visual inspection of the building and provide client with a written report identifying the defects that were observed and deemed material. Material defect means a condition, or functional aspect, of a structural component or system that is readily ascertainable during a home inspection that substantially affects the value, habitability or safety of the dwelling, but does not include decorative, stylistic, cosmetic, or aesthetic aspects of the system, structure or component. The inspection is limited to the readily accessible and visible systems, equipment and components of the home. 

This report is intended only as a general guide to help the client make their own evaluation of the overall condition of the home, and is not intended to reflect the value of the premises, nor make any representation as to the advisability of purchase. The report expresses the opinions of the inspector, based upon his visual impressions of the conditions that existed at the time of the inspection only. 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.  The inspection should not be considered a guarantee or warranty of any kind. The inspection is performed in compliance with NJ standards of practice, a copy of which was included in your pre-inspection agreement, and is available here: https://www.njconsumeraffairs.gov/regulations/Chapter-40-Subchapter-15-Home-Inspection-Advisory-Committee.pdf

All components designated for inspection in the NJ Standards of Practice are inspected, except as may be noted in the Limitations/information sections within this report. It is recommended that all components noted in the limitations should be made accessible and inspected prior to proceeding with the Sale/Purchase. We will not inspect anything not readily observable because it is concealed or due to obstructions including (but not limited to) floor coverings, suspended ceiling tiles, insulation, furniture or other personal property, soil, vegetation, water, ice or snow. The following list of exclusions is not exhaustive; we are not required to determine the remaining life or future failure of any component, the causes of any deficiency, methods/costs of corrections, suitability of the property for specialized use, market value, advisability of purchase of the property, the presence of, rodents, insects, rot/decay, fungus, or underground items. We are not required to operate any component that is shut down or is otherwise inoperable, operate valves, light pilot lights, determine the presence of hazardous substances, or enter hazardous areas. We are not required to inspect fences, soil conditions, spas/saunas, pools (and related equipment), outbuildings, sprinklers, private waste disposal systems, telephones, cable television, intercoms, security systems, low voltage lighting, timers, wells, window-unit air conditioners, furnace heat exchangers, and heating/cooling systems when weather conditions or other circumstances may cause equipment damage. We are not required to inspect cosmetic items such as paint, wallpaper, carpet, or other finishes on walls, ceilings or floors, and any window treatments (such as blinds or draperies). We are not required to determine non-compliance with manufacturers specifications or applicable regulatory requirements, including (but not limited to) building code compliance. 

Inspectors are not required to enter into or onto any area or surface, or perform any procedure or operation which will, in the sole opinion of the inspector, likely be dangerous to the inspector or others or damage the property, its systems or components; this includes walking upon the roof surface. The inspector is not required to enter crawlspaces or attics that are not readily accessible nor any area which has less than 24 by 30 of clearance or a permanently installed walkway or which will, in the sole opinion of the inspector, likely to be dangerous, inaccessible, or partially inaccessible to the inspector or other persons, or where entry could possibly cause damage to the property or its systems or components.

Comments

The home inspection is NOT a building code-compliance inspection, but a visual inspection for safety and material defects. If you wish to ascertain the degree to which the home complies with any applicable building codes, you should discuss with the municipality. The home may not meet many generally-accepted current building standards. 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 functionality, operations and location of smoke/fire/carbon monoxide detectors is not part of this inspection. Upon taking occupancy, proper operating and placement of smoke/fire/carbon monoxide detectors should be verified and batteries should be changed. These devices have a limited life span and should be replaced at recommended intervals. If no smoke/fire/carbon monoxide detectors are installed you should consider installation of battery operated and/or hardwired smoke/fire/carbon monoxide detectors in all recommended locations.

All repairs made to the property should be performed by qualified professionals only. Related parts of the repairable components should be inspected by the qualified professional when the repairs are made. We recommend that licensed and insured contractors evaluate and repair any concerns and defects. We also recommend these evaluations be completed prior to the end of your inspection period so that you are aware of any other issues that may be uncovered during the evaluation. We recommend that you or your representative carry out a final walk-through inspection immediately before closing to check the condition of the property and any repairs made. We also recommend receipts and warranty info for any repairs made be requested and made available for your use.

A pre-settlement walk through should be performed by the buyer prior to settlement, typically the day of. Condition of home components and systems can change between the inspection and walk through. Items such as storage, furnishings, and personal items may have limited access and visibility at inspection, but may have been removed. It is recommended to test all appliances, operate and test all plumbing fixtures and drains, lights, and HVAC. It is important to note any damage that may not have been evident at the time of the home inspection. Issues/concerns must be addressed with the seller, prior to closing.

Definition of terms:

Inspected (IN) - Item/component was visually observed and/or operated where applicable. If no other comments were made then it appeared to be functioning as intended allowing for normal wear and tear.

Not Inspected (NI) - The item/component was not inspected due to inaccessibility, temperature, weather conditions or the item is not within the scope of the inspection.

Not present (NP) - The item/component was not present at the time of the inspection.

Deficient (D) - The item was inspected and found to be deficient, or inspector recommends maintenance, repair, or improvement.

Deficient Observations and Recommendations are organized into three categories by level of severity: 

1) Minor item / Recommendation - Primarily comprised of cosmetic items, simple handyman type items, or items which are generally part of a good maintenance routine.  These observations are sometimes informational in nature, and may contain recommendations for items that were not required at the time the home was built. . Recommended maintenance tasks in this category can often extend the life of items, improve the property, or reduce the risk of other more important issues down the road.

2) Repairs - Many deficiencies typically fall into this category.  These observations likely require a licensed contractor to either evaluate further and/or repair/replace the deficiency. 

3) Major item / safety hazard - This category is comprised of immediate safety concerns regardless of repair cost, or items that may represent a significant expense to repair/replace but are not a safety concern.

Personal belongings

The home was occupied at the time of the inspection, and certain areas of the home had personal belongings, furniture, etc. This limits our access to view those areas. We do our best to work around the belongings, but do not move, or alter belongings. Areas that could not be viewed during the inspection, should be viewed during the final walk through.

2 - Roof

IN NI NP D
2.1 Coverings X X
2.2 Roof Drainage Systems X X
2.3 Flashings X
2.4 Skylights, Chimneys & Other Roof Penetrations X
2.5 Roof structure X
Roof Type/Style
Gable



Coverings: Material
Architectural fiberglass /asphalt
Roof structure: Structure
Wood truss system, osb sheathing
Inspection Method
Camera pole

Our roof inspection is primarily to determine if any of the roof or it's components are damaged, deteriorating, missing or improperly installed. We do our best to walk every roof, but sometimes that is not possible due to weather, steep slope, height or safety concerns. Portions of the flashing, underlayment, and ice shield are not in view and cannot be evaluated for condition or presence by a visual inspection; therefore, our review is not a guarantee nor a certification against roof leaks, it is simply a visual inspection of accessible areas. The best way to determine whether a roof is water tight is to thoroughly inspect it for an extended period of time, during a heavy rainfall. Normally, this is not the condition during our inspection. Any repair or replacement work recommended should be made by a professional licensed roofing contractor.

Coverings: Roof covering info - architectural shingles

This type of shingle is typically warranteed by manufacturers to last for 25-30 years, but can vary depending on age/manufacturer. That does not mean the roof will last the full warranty period, and the actual service life of the roof will vary, depending on a number of factors including the quality of the material and the method of installation, weather and other conditions. Often, the service life is less than the warranty.

Roof Drainage Systems: Gutter Material
Aluminum

Properly functioning gutters will help with keeping foundation walls and basements drier. Gutter end caps and joints, and downspout connections commonly leak. Properly sealing these connections will help prevent water intrusion and issues in the future. Gutters should be cleaned as part of a regular maintenance routine to allow for proper water drainage.

Roof Drainage Systems: Downspout material
aluminum

Properly installed and functioning downspouts will help with keeping foundation walls and basements drier. All downspouts should empty at least 6' from the foundation.

Roof Drainage Systems: Underground downspout drains

Some of the downspouts exit into an underground drainage system. Underground drainage systems are not within the scope of this inspection and a functional flow test is not performed. Recommend regular maintenance of gutters and downspouts to maintain flow.

Flashings: Material
Metal

Some flashing components will not be visible during a routine home inspection and cannot be evaluated for condition or presence by a visual inspection; therefore, our review is not a guarantee that flashing is present, nor a certification against roof leaks, it is simply a visual inspection of accessible areas. 

Roof structure: Wood truss systems

Engineered wood truss construction was observed. Trusses are an engineered system which are site specific. The capacity and integrity of a truss system depends on the builder following the truss engineer's specifications. Verifying appropriate installation or capacity is beyond the scope of this inspection. Trusses should not be field cut or notched unless approved by the design engineer, as this can damage their integrity. If a wood truss is modified in any way, a structural engineer will need to be consulted to determine proper repair method.

Age of roof

The roof appears to be original to the house making it 16 years old.

Roof viewed from ground with camera pole

I utilized a camera attached to a 26' telescopic pole to inspect some areas of the roof. This is a limited visual inspection. All or part of the roof was not walkable due to steep slope, obstructions, and/or height.

When inspecting the roof of a residential building, the home inspector shall: 1) Inspect: i) Roofing surface, excluding antennae and other installed accessories such as solar heating systems, lightning arresters, and satellite dishes; ii) Roof drainage systems; iii) Flashing; iv) Skylights; and v) Exterior of chimneys; 2) Describe: i) Roof surface; ii) Roof drainage systems; iii) Flashing; iv) Skylights; and v) Chimneys; 3) Employ reasonable, practicable and safe methods to inspect the roof such as: i) Walking on the roof; ii) Observation from a ladder at roof level; or iii) Visual examination with binoculars from ground level; and 4) Describe the methods used to inspect the roof.



  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
2.1.1 - Coverings

Torn shingle
Above garage door

The roof has a torn shingle which can lead to moisture intrusion. Recommend a NJ registered home improvement contractor specializing in roofing evaluate and repair.

Roof Roofing Professional
$
Credit
Comment
2.1.2 - Coverings

The roof shingles exhibit moderate wear and deterioration
Roof

There was granule loss, and general deterioration observed in areas of the roof at the time of the inspection. There were no signs of roof leaks in the attic, so the roof appears to still be functioning as intended. The roof is 16+ years old, so the wear is likely due to overhanging trees, weather, age, and general wear and tear over time.

Roof Roofing Professional
$
Credit
Comment
2.1.3 - Coverings

Overhanging branches
Back right of house

There are branches overhanging the roof. The branches close to, or rubbing on the roof can damage the shingles and allow pests access to the roof, as well as clog gutters. Recommend having them trimmed back a few feet from house to prevent damage.

Yard scissors Tree Service
$
Credit
Comment
2.2.1 - Roof Drainage Systems

Debris/clogged
Back of house

Debris has accumulated in the gutters and clogged downspouts. Recommend cleaning to facilitate water flow.

Gutter cleaning icon Gutter Contractor

3 - Exterior

IN NI NP D
3.1 Siding, Flashing & Trim X
3.2 Exterior Doors X
3.3 Walkways, Patios & Driveways X
3.4 Decks, Balconies, Porches & Steps X X
3.5 Eaves, Soffits & Fascia X
3.6 Vegetation, Grading, Drainage & Retaining Walls X X
Siding, Flashing & Trim: Siding Material
Stone Veneer, Vinyl
Siding, Flashing & Trim: Siding Style
Lap
Walkways, Patios & Driveways: Patio material
N/A
Decks, Balconies, Porches & Steps: Material
Wood
Eaves, Soffits & Fascia: Soffit material
vinyl
Eaves, Soffits & Fascia: Ventilated soffits
Yes
Exterior Doors: Exterior Entry Door
Steel
Walkways, Patios & Driveways: Driveway Material
Concrete
Decks, Balconies, Porches & Steps: Appurtenance
Deck
Inspection Method
Visual

The home inspector is not required to observe or report on storm doors, screening, shutters, awnings, fences, safety glazing in doors and windows, garage door operator remote control transmitters, geological conditions, soil conditions, spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, detached buildings, sheds or structures. The home inspector does not search for or report on the presence or condition of underground fuel storage tanks. The home inspector is not required to move personal items, furniture, equipment, plants, debris, soil, snow, or ice that obstructs access or visibility.

Underground irrigation system

There is an underground irrigation system installed. These are not part of a general home inspection. Recommend requesting information from current owners and having a licensed irrigation contractor inspect/test prior to settlement.

Siding, Flashing & Trim: Stone Veneer

The exterior wall(s) of the home has a stone veneer finish, on wood framed walls. It is critical that this type of stone be installed per manufacturer with correct flashings, weather resistance barrier, weep screeds, and sealants. We are unable to determine the weather resistance barrier and flashings used during the inspection. This is a critical part of the installation process. This is a visual inspection only. We do not do any invasive testing as part of the general home inspection. Client can also opt to have an invasive inspection performed by a qualified contractor prior to the end of your inspection object deadline to determine if hidden moisture is present.

Decks, Balconies, Porches & Steps: Deck construction and safety

Decks are one of the leading safety issues in homes. If proper construction and safety standards aren't followed, decks and railings can fail and cause harm. Some portions of decks are not always accessible to inspectors. Flashing at house connection, footings, and posts/beams are often out of sight. In many cases lattice or screening enclose the bottom of the deck, limiting access to critical connections and details. I always recommend checking with township to see if permits were pulled for deck construction.

Vegetation, Grading, Drainage & Retaining Walls: Mulch info

Mulch is good for several reasons, including controlling weeds, keeping moisture around plant roots, and decorative looks. At the same time,  that same contained moisture, can do damage to the structure if allowed. Do not pile mulch up each season, without removing some. This can raise the grade to close to siding, as well as hold too much moisture close to foundation and structure. This can cause moisture, mold and interior damage. Limit mulch to 2-3 inches in beds. Also keep in mind that heavily mulched areas can be a host for insects and termites.

Vegetation, Grading, Drainage & Retaining Walls: Large tree(s) near foundation
Two trees right side

Be aware that large trees close to houses grow roots that have the potential to damage buried pipes and foundations. Also, recommend keeping high limbs pruned back away from roof.

When conducting the inspection of the exterior components, a home inspector shall:
1) Inspect:
i) Exterior surfaces, excluding shutters, and screening, awnings, and other similar seasonal accessories;
ii) Exterior doors excluding storm doors or safety glazing;
iii) Windows excluding storm windows and safety glazing;
iv) Attached or adjacent decks, balconies, stoops, steps, porches, and their railings;
v) Vegetation, grading, drainage, and retaining walls with respect to their immediate detrimental effect on the condition of the residential building, excluding fences, geological and/or soil conditions, sea walls, break-walls, bulkheads and docks, or erosion control and earth stabilization;
vi) Attached or adjacent walkways, patios, and driveways; and
vii) Garage doors including automatic door openers and entrapment protection mechanisms, excluding remote control devices; and
2) Describe exterior wall surface type and material.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
3.4.1 - Decks, Balconies, Porches & Steps

Deck installed against siding
Deck

The deck ledger was installed directly against vinyl siding, which is a poor construction practice. Ideally, the siding would be removed in area of ledger so that the ledger can sit flat against structure and be bolted tightly. There would also be flashing installed behind ledger addressing any moisture concerns.  Z-flashing at top of ledger board would then be installed to direct any water behind siding to outside. These flashings protect the structure from moisture intrusion. Recommend a registered NJ home improvement contractor evaluate deck and repair.

Hardhat General Contractor
$
Credit
Comment
3.4.2 - Decks, Balconies, Porches & Steps

Loose lattice

Lattice screening at bottom of deck is loose. Recommend it be secured properly.

Hardhat General Contractor
$
Credit
Comment
3.6.1 - Vegetation, Grading, Drainage & Retaining Walls

Vegetation too close to house
Right side

There is vegetation that is rubbing on siding of house. Vegetation should be trimmed back to 6" from siding to prevent potential future moisture and insect issues. Recommend a registered NJ home improvement contractor trim vegetation back accordingly.

Yard scissors Landscaping Contractor

4 - Basement, Foundation, Crawlspace & Structure

IN NI NP D
4.1 Foundation X
4.2 Basements & Crawlspaces X
4.3 Floor Structure X
4.4 Wall Structure X
4.5 Ceiling Structure X
Inspection Method
Visual
Foundation: Material
Concrete
Floor Structure: Basement/Crawlspace Floor
Concrete
Floor Structure: Floor structure material
Engineered Floor Trusses
Floor Structure: Sub-floor
OSB
Wall Structure: Wall framing material
Dimensional lumber
Ceiling Structure: Ceiling structure
Engineered trusses
Basements & Crawlspaces: Basement/crawlspace moisture issues

Any crawlspace or basement below grade has a chance of moisture intrusion, even if no evidence of past leaks is apparent. The inspector looks for signs of leaking, but may not be able to determine if leaks exist, past or present, and cannot predict future water intrusion. Sometimes leaks occur under very specific circumstances not present at the time of inspection, including rainfall, certain soil saturation levels, irrigation systems running, and other circumstances. We suggest that you obtain disclosure from the seller of the property regarding history of water in the below ground areas. If painted foundation walls are present, we suggest consulting with the seller/occupants if any staining or other leak evidence existed prior to painting. If water intrusion issues are found or disclosed, we recommend you obtain cost estimates to correct the issues prior to settlement. We cannot guarantee the basement or crawlspace against future water intrusion. All cracks and openings in the foundation walls may be possible entrance points for water. Cracks should be sealed and monitored for water intrusion and/or change in size which would then require further evaluation. The chance of water intrusion increases when downspouts empty near the foundation walls, and/or adjacent areas are not draining away from the foundation walls. .

Basements & Crawlspaces: Humidity levels in basement/crawlspace

Humidity levels are not tested during a routine home inspection, as they can vary greatly under different circumstances which occur while inspector is not in the home. If not already present, it is recommended that a dehumidifier is installed and operated to maintain a relative humidity of 50% or less in the basement/crawlspace. Moisture and/or high humidity can lead to many issues, including microbial growth and deterioration of certain materials.

Basement is finished

All or part of the basement is finished. This limits our ability to inspect foundation, framing, sill, and insulation. It also impedes inspecting wiring, plumbing, and any other components that may be routed along the walls/ceiling. Recommend checking with municipality to confirm permits were pulled for basement finishing work.

Limited access to foundation

All or part of the foundation walls are insulated on the interior. This limits our ability to inspect foundation for cracks and other defects in those areas.

Basement windows blocked

The basement windows were not accessible. They are covered with black film.

When conducting the inspection of the structural components, the home inspector shall: 

1) Inspect: i) Foundation; ii) Floors; iii) Walls; iv) Ceilings; and v) Roof;

2) Describe: i) Foundation construction type and material; ii) Floor construction type and material; iii) Wall construction type and material; iv) Ceiling construction type and material; and v) Roof construction type and material;

3) Probe structural components where deterioration is suspected unless such probing would damage any finished surface; and

4) Describe in the home inspection report the methods used to inspect under-floor crawl spaces and attics.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

5 - Doors, Windows & Interior

IN NI NP D
5.1 Doors X
5.2 Windows X X
5.3 Floors X
5.4 Walls X
5.5 Ceilings X
5.6 Steps, Stairways & Railings X
5.7 Countertops & Cabinets X
Windows: Window Type
Single-hung
Windows: Window material
vinyl
Floors: Floor Coverings
Linoleum, Carpet, Laminate, Tile
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Drywall
Countertops & Cabinets: Countertop Material
Granite
Indoor air quality and mold info

Indoor air quality and mold are not within the scope of a general home inspection. This report may contain comments regarding visible water intrusion, moisture issues, and/or microbial growth. These can sometimes be indicators of air quality and/or mold issues. If you have concerns regarding indoor air quality, mold, or moisture issues, you are urged to consult with an expert prior to settlement.

Radon gas

Radon gas is a naturally occurring gas that is invisible, odorless and tasteless. Radon gas forms in the ground and can enter homes through unsealed penetrations, cracks, etc. Long term exposure to high levels of radon gas can cause cancer. Radon testing is beyond the scope of this inspection unless specifically requested and paid for. For more information, please consult the Environmental Protection Agency website or a licensed testing facility/company.

Windows: Dual pane window seals

Dual pane windows are present in the home. Dual pane windows are sealed, and when seals fail the window can "fog" or develop moisture between the panes. Sometimes the broken seal is obvious, and other times it is not visible right away. The inspector is unable to determine if all dual pane insulated windows in this property are without compromised seals. The signs of a broken seal are not always visible or present, and may not be apparent at the time of inspection. Changing conditions such as temperature, humidity, dirt/film on windows, and lighting limit the ability of the inspector to determine broken seals.

Windows: Window screens

Window screens are generally not within the scope of the general home inspection. Any comments within the report about screening is done specifically at the request of the client. Screens are not inventoried or reported on for damage. I suggest requesting information from seller regarding any missing/damaged/not installed screens.

Countertops & Cabinets: Cabinetry
Wood

A representative number of cabinets and drawers are inspected at the inspection.

When inspecting the interior of a residential building, a home inspector shall: 

1) Inspect: i) Walls, ceilings, and floors excluding paint, wallpaper and other finish treatments, carpeting and other non-permanent floor coverings; ii) Steps, stairways, and railings; iii) Installed kitchen wall cabinets to determine if secure; iv) At least one interior passage door and operate one window per room excluding window treatments; and v) Household appliances limited to: (1) The kitchen range and oven to determine operation of burners or heating elements excluding microwave ovens and the operation of self-cleaning cycles and appliance timers and thermostats; (2) Dishwasher to determine water supply and drainage; and (3) Garbage disposer.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
5.2.1 - Windows

Windows slam shut
Bedroom 2

Windows do not remain in open position when released. Recommend a registered NJ home improvement contractor repair. 

Window Window Repair and Installation Contractor
$
Credit
Comment
5.2.2 - Windows

Failed Seals
Downstairs bedroom, bedroom 2, bedroom 3, master bedroom, living room

Observed condensation/staining between the window panes of windows in several rooms, which indicates a failed seal. Recommend a registered NJ home improvement contractor evaluate & repair/replace.

Window Window Repair and Installation Contractor

6 - Heating

IN NI NP D
6.1 Equipment X X
6.2 Normal Operating Controls X
6.3 Distribution Systems X
6.4 Presence of Installed Heat Source in Each Room X
Equipment: Heat Type
Forced Air
Distribution Systems: Baseboards
N/A
Distribution Systems: Radiators
N/A
Equipment: Brand
York
Equipment: Location of furnace
Basement
Equipment: Location of gas main
Exterior, Front
Normal Operating Controls: Thermostat location
living room
Heating information

The evaluation of the heating system is visual and functional provided power and/or fuel is supplied to the component. Items not listed here as well as things we cannot see, such as utilities, drains, and ducts inside walls, floors and underground are beyond the scope of this inspection. Invasive or extensive inspection of internal heater appliance components is beyond the scope of the inspection. A heating contractor or the local utility may conduct such an inspection at your request. We do not analyze sufficiency of heat, or engineering of the system for proper distribution. We suggest you obtain the maintenance history of the furnace as well as receipts for any recent repairs for which a warranty might apply. Clients are encouraged to purchase a home warranty plan, since furnaces can require repair or replacement at any time. Regular cleaning or replacement of furnace filters is vital to the health of your furnace and can improve the efficiency of attached central air conditioning. We suggest an annual cleaning and safety check by a licensed contractor who is trained in this furnace model. We also suggest that when an oil tank is present a service contract with the oil company for maintenance and service of the tank be purchased. Identifying or testing for the presence of asbestos, oil leaks or other potentially hazardous materials is not within the scope of this report.

Equipment: Energy Source
Natural Gas
Equipment: Air filter

There is an air filter inside the furnace/return. It should be replaced every 4-8 weeks, depending on season and activity inside house, for optimal performance.

Equipment: Age of furnace (years)
17

A furnace can have an average life expectancy of 15-20 years, depending on care and maintenance intervals. Proper maintenance can extend the life of the system, but there is no accurate way to pinpoint remaining life of the unit. This life expectancy estimate is strictly to provide you with some general idea of average lifespan. I recommend regular annual maintenance by a licensed HVAC service company to extend the life of the unit. 

Distribution Systems: Ductwork
Non-insulated

We always recommend having ductwork cleaned when moving into a new home. Allergens, dust and debris can build up in ductwork over time. Contact a local licensed hvac contractor or duct cleaning company for more info.

Limited access to ductwork

Some of the ductwork is concealed within floors, walls and ceilings, and therefore can not be inspected. We make every effort to confirm each duct is connected by testing air flow at registers.

When inspecting the heating system, a home inspector shall: 1) Inspect: i) Installed heating equipment and energy sources, without determining heat supply adequacy or distribution balance, and without operating automatic safety controls or operating heat pumps when weather conditions or other circumstances may cause damage to the pumps, and excluding humidifiers, electronic air filters and solar heating systems; ii) Combustion vent systems and chimneys, excluding interiors of flues or chimneys; iii) Fuel storage tanks, excluding propane and underground storage tanks; and iv) Visible and accessible portions of the heat exchanger; and 2) Describe: i) Heating equipment and distribution type; and ii) Energy sources.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
6.1.1 - Equipment

Recommend Servicing/Cleaning
Furnace

Furnace should be cleaned and serviced annually to extend the life of the unit. Based on age and condition of the unit, I recommend service by a licensed HVAC service company unless seller has documentation of a recent service.

Fire HVAC Professional

7 - Cooling

IN NI NP D
7.1 Cooling Equipment X X
7.2 Normal Operating Controls X
7.3 Distribution System X
7.4 Presence of Installed Cooling Source in Each Room X
Cooling Equipment: Energy Source/Type
Electric, Central Air Conditioner
Distribution System: Configuration
Split, Central
Cooling Equipment: Brand
York
Cooling Equipment: Location
Exterior, Rear
Normal Operating Controls: Thermostat location
Living room
Cooling equipment inspection

The evaluation of the cooling system is visual and functional provided power and/or fuel is supplied to the component(s). Items not listed here as well as things we cannot see, such as utilities, drains, and ducts inside walls, floors and underground are beyond the scope of this inspection. Invasive or extensive inspection of internal components is beyond the scope of the inspection. A HVAC contractor may conduct such an inspection at your request. We do not analyze sufficiency of cooling, or engineering of the system for proper distribution/pressure. We suggest you obtain the maintenance history of the unit as well as receipts for any recent repairs for which a warranty might apply. Clients are encouraged to purchase a home warranty plan, since air conditioners can require repair or replacement at any time.

Cooling Equipment: Age of unit (years)
17

A central air system can have an average life expectancy of 12-20 years, depending on care and maintenance. Proper maintenance can extend the life of the system, but there is no accurate way to pinpoint remaining life of the unit. This life expectancy estimate is strictly to provide you with some general idea of average lifespan. I recommend regular annual maintenance by a licensed HVAC service company to extend the life of the unit. Based on age of unit, I recommend you plan/budget for a replacement in the future.

When inspecting the cooling system, a home inspector shall: 

1) Inspect: i) Central cooling system, excluding electronic air filters and excluding determination of cooling supply adequacy or distribution balance and without operating central cooling equipment when weather conditions or other circumstances may cause damage to the cooling equipment; ii) Permanently installed hard-wired, through-wall individual cooling systems; and iii) Energy sources; and 2) Describe: i) Cooling equipment and distribution type; and ii) Energy sources.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
7.1.1 - Cooling Equipment

Inadequate Cold Air
At registers

The air conditioner was functional but the air produced was not very cold. The indoor air temperature was 78 at beginning of inspection. Air conditioning ran for approximately 90 minutes, and the air coming from registers ranged from 67-69 degrees

Based on age and condition of unit, along with air temperature produced, I recommend a NJ licensed HVAC contractor evaluate, repair if necessary, and certify the unit.

Fire HVAC Professional
$
Credit
Comment
7.1.2 - Cooling Equipment

Insulation Missing or Damaged

Missing or damaged insulation on refrigerant line can cause energy loss and condensation. Recommend a NJ registered home improvement contractor repair.

Fire HVAC Professional

8 - Electrical

IN NI NP D
8.1 Service Entrance Conductors X
8.2 Main & Subpanels, Service & Grounding, Main Overcurrent Device X X
8.3 Branch Wiring Circuits, Breakers & Fuses X
8.4 Lighting Fixtures, Switches & Receptacles X
8.5 GFCI & AFCI X
8.6 Smoke Detectors X
8.7 Carbon Monoxide Detectors X
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Siemens
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Location
Not present
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Copper
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Romex
Service Entrance Conductors: Electrical Service Conductors
Below Ground, Aluminum, 240 volts
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Basement
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
200 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Meter location
right, Exterior
Electrical inspection info

The electrical inspection is performed by visually inspecting a sampling of receptacles, service entrance conductors, accessible fixtures, panel, and components. Load calculations, electrical design, capacity of system, and DC power systems are outside the scope of the home inspection. The service size is determined to the best of our ability by examining main breaker, wire size, and/or panel specifications. Underground wiring and concealed components of the system are not inspected. Sometimes the age of the house & equipment, and construction practices at that time can cause obsolete electrical systems and safety hazards. Many practices acceptable during the time of construction are now considered incorrect and don't meet current safety standards. Inspector does not move belongings or furniture to test every fixture and outlet. Covers and safety plates are not removed, except for dead-front on the main electrical panel, when it can be removed safely and without causing damage to finishes. Many inaccessible wires, conduits, junction boxes and other out of sight components are not inspected. Inspector utilizes a standard receptacle tester to check a representative number of receptacles. These testers are considered generally reliable, but can be inconsistent when it comes to certain improper wiring situations. These situations can not be detected during a non-invasive inspection. Because electrical defects are often safety concerns, the use of a licensed electrician for cost estimates, repairs and upgrades is critical. In some cases, a licensed electrician may evaluate the repairs needed and uncover other potential defects not discovered at the inspection. All repairs are recommended to be made prior to settlement.

Low voltage lighting

Low-voltage and solar decorative lighting is not within the scope of the home inspection. You may want to have the operationy of any such lighting (if present) demonstrated by the seller.

Smoke Detectors: Not tested

The smoke alarms were not tested. Smoke alarms should be tested and certified by a fire inspector/official prior to settlement. They should also be tested by the owner on a regular basis to ensure operation. Recommend replacing batteries in battery operated or back-up units twice per year.

Carbon Monoxide Detectors: Not tested

Carbon monoxide detectors are not inspected for placement, or tested during a home inspection. This devices should be tested and certified by a fire official prior to settlement. They should also be tested by the owner on a regular basis. Recommend that batteries be replaced twice per year for safety.

When inspecting the electrical system, a home inspector shall:

1) Inspect: i) Service entrance system; ii) Main disconnects, main panel and sub panels, including interior components of main panel and sub panels; iii) Service grounding; iv) Wiring, without measuring amperage, voltage or impedance, excluding any wiring not a part of the primary electrical power distribution system, such as central vacuum systems, remote control devices, telephone or cable system wiring, intercom systems, security systems and low voltage wiring systems; v) Over-current protection devices and the compatibility of their ampacity with that of the connected wiring; vi) At least one of each interior installed lighting fixture, switch, and receptacle per room and at least one exterior installed lighting fixture, switch, and receptacle per side of house; and vii) Ground fault circuit interrupters; and 2) Describe: i) Amperage and voltage rating of the service; ii) Location of main disconnect, main panels, and sub-panels; iii) Type of over-current protection devices; iv) Predominant type of wiring; v) Presence of knob and tube branch circuit wiring; and vi) Presence of solid conductor aluminum branch circuit wiring.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
8.2.1 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Non-OEM breaker manufacturer
Electric panel

The panel is equipped with breakers manufactured by a company other than the panel manufacturer. Panel manufacturers often warn that the use of other types of breakers may void the warranty, and could result in property loss and personal injury. Recommend evaluation and repair by a NJ licensed electrician. 

Electric Electrical Contractor
$
Credit
Comment
8.2.2 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Neutrals and grounds sharing terminals
Electric panel

Neutral and ground wires combined under the same terminal are generally not allowed by panel manufacturers or safety standards. Each neutral branch conductor shall be under it's own terminal. Recommend a NJ licensed electrician repair. 

Electric Electrical Contractor
$
Credit
Comment
8.2.3 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Improper breaker size
Electric panel

There is a breaker that is oversized for the wire attached. It appears to be a 20 amp breaker feeding exterior lights with 14-2 wire which is rated at 15 amps. This is a safety hazard as the breaker will not trip prior to the wire overheating and possibly causing a fire. Recommend a NJ licensed electrician repair.

Electric Electrical Contractor

9 - Plumbing

IN NI NP D
9.1 Drain, Waste, & Vent Systems X
9.2 Water Supply, Distribution Systems & Fixtures X X
9.3 Hot Water Systems, Controls, Flues & Vents X
9.4 Fuel Storage & Distribution Systems X
9.5 Faucets, tubs and showers X X
9.6 Sump Pump X
Filters
None
Drain, Waste, & Vent Systems: Main drain size
3"
Water Supply, Distribution Systems & Fixtures: Distribution Material
Copper
Hot Water Systems, Controls, Flues & Vents: Capacity
50 gallons
Hot Water Systems, Controls, Flues & Vents: Tank or tankless
tank
Fuel Storage & Distribution Systems: Oil tank location
N/A
Water Source
Public
Water main shutoff location
Basement
Drain, Waste, & Vent Systems: Main drain material
PVC
Water Supply, Distribution Systems & Fixtures: Water Supply Material
HDPE
Hot Water Systems, Controls, Flues & Vents: Location
Basement
Hot Water Systems, Controls, Flues & Vents: Manufacturer
Bradford White
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Natural gas
Shut off valves

Faucets, fixtures and toilets were operated, however, shutoff valves were not operated due to the possibility of causing leaks. Valves often leak after sitting idle for extended periods of time. Valves are often not used until they are needed due to work performed and/or leaks, so it is important to test valves regularly and repair as needed.

Drain, Waste, & Vent Systems: Main waste line

The house main waste line is only inspected on the house side where visible. The pipe between the home and the street/septic is not inspected, or visible at the time of the inspection. The client may wish to have this line camera scoped by a NJ licensed plumber prior to settlement.

Hot Water Systems, Controls, Flues & Vents: Age of water heater (years)
16

The average life expectancy of a water heater is about 10 to 12 years. That varies with the location and design of the unit, quality of installation, maintenance schedule and water quality. This life expectancy estimate is strictly to provide you with some general idea of average lifespan. 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. Based on age of unit, I recommend you plan/budget for a replacement in the future.

Fuel Storage & Distribution Systems: Main Gas Shut-off Location
Gas Meter, Exterior
Faucets, tubs and showers: Showers/tubs

All shower heads and tubs were operated at the time of the inspection.

Faucets, tubs and showers: Faucets

All faucets were operated at the time of the inspection.

Faucets, tubs and showers: Caulk/grout maintenance

Water leaks from bathtubs and showers are a common cause of damage behind walls, under floors, and in ceilings below bathrooms. Therefore, periodic maintenance of re-caulking and grouting of tub and shower areas is important and necessary. Areas which should be monitored and maintained include vertical corners, horizontal corners/grout lines between walls and tubs/shower pans, and at walls near floor areas. Also, along the floor at base of tub/shower, and around spout and control knobs are critical areas.

Sump Pump: Location
Basement
Sump Pump: Battery backup present?
no

A battery backup is a good way to insure that the sump pump continues to operate if there is a power outage during a storm. A missing battery backup is NOT a defect. This is for informational purposes only.

When inspecting the plumbing system, a home inspector shall: 

1) Inspect: i) Interior water supply and distribution systems including functional water flow and functional drainage, excluding wells, well pumps, well water sampling or water storage related equipment, determination of water supply quantity or quality and water conditioning systems and lawn irrigation systems; ii) All interior fixtures and faucets, excluding shut off valves, wells, well pumps, well water sampling and water storage related equipment; iii) Drain, waste and vent systems; iv) Domestic water heating systems, without operating safety valves or automatic safety controls, and excluding solar water heating systems; v) Combustion vent systems excluding interiors of flues and chimneys; vi) Fuel distribution systems; and vii) Drainage sumps, sump pumps and related piping; and

2) Describe: i) Predominant interior water supply and distribution piping materials; ii) Predominant drain, waste and vent piping materials; and iii) Water heating equipment including energy sources.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
9.2.1 - Water Supply, Distribution Systems & Fixtures

Loose toilet flange connection
Powder room

The toilet connection to the floor flange is loose. This can lead to leaking water/sewage between toilet and floor. Recommend a NJ licensed plumber repair.

Pipes Plumbing Contractor
$
Credit
Comment
9.5.1 - Faucets, tubs and showers

Caulking missing/failing
Master bath

There is missing/deteriorating caulk between the tub and floor. This joint should be regularly maintained to ensure a water tight seal since water from the shower often ends up on the floor there. Recommend the joint be re-caulked.

Hardhat General Contractor
$
Credit
Comment
9.5.2 - Faucets, tubs and showers

Missing/inoperable stopper
Hall bath

There is a missing/inoperable stopper. Recommend a NJ licensed plumber repair.

Pipes Plumbing Contractor

10 - Fireplace and solid fuel burning appliances

IN NI NP D
10.1 Vents, Flues & Chimneys X X
10.2 Lintels X
10.3 Damper Doors X
10.4 Cleanout Doors & Frames X
Type
Gas

When inspecting fireplaces and solid fuel burning appliances, a home inspector shall:

1) Inspect: i) Fireplaces and solid fuel burning appliances, without testing draft characteristics, excluding fire screens and doors, seals and gaskets, automatic fuel feed devices, mantles and non-structural fireplace surrounds, combustion make-up air devices, or gravity fed and fan assisted heat distribution systems; and ii) Chimneys and combustion vents excluding interiors of flues and chimneys; and 2) Describe: i) Type of fireplaces and/or solid fuel burning appliances; ii) Energy source; and iii) Visible evidence of improper draft characteristics.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
10.1.1 - Vents, Flues & Chimneys

Fireplace would not light
Fireplace

The gas pilot was lit but the fireplace would not light with the wall switch as intended. Operation of fireplace was not verified. Recommend a registered NJ home improvement contractor repair prior to settlement.


Fire Fireplace Contractor

11 - Attic, Insulation & Ventilation

IN NI NP D
11.1 Attic Insulation X
11.2 Vapor Retarders (Crawlspace or Basement) X
11.3 Ventilation X
11.4 Exhaust Systems X
Flooring Insulation
None
Attic access location
hallway
Attic inspection access
hatch
Attic Insulation: Insulation Type
Loose-fill
Ventilation: Ventilation Type
Ridge Vents, Soffit Vents
Exhaust Systems: Exhaust Fans
Fan Only
Attic inspection method
From ladder at hatch

 

Exhaust Systems: No fan present

There is no exhaust fan in the bathroom. A fan may not have been required when the house was built.  There is an operable window in the bathroom. While this may have been acceptable in past, I recommend an exhaust fan ducted to the exterior be installed. This will help to exhaust warm/moist air out of the bathroom.

Insulation/no walk surface

Insulation was covering the joists/trusses within attic space which limited inspector access.  No walking surface was available. Therefore, the attic was inspected from the hatch on a ladder.

Vapor Retarders (Crawlspace or Basement) not present.

When inspecting the insulation components and ventilation system of a residential building, the home inspector shall: 1) Inspect: i) Insulation in unfinished spaces without disturbing insulation; ii) Ventilation of attics and crawlspaces; and iii) Mechanical ventilation systems; and 2) Describe: i) Insulation in unfinished spaces adjacent to heated areas; and ii) Evidence of inadequate attic and crawlspace ventilation.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

12 - Built-in Appliances

IN NI NP D
12.1 Dishwasher X
12.2 Refrigerator X
12.3 Range/Oven/Cooktop X X
12.4 Garbage Disposal X
12.5 Built-in Microwave / exhaust hood X
12.6 Washer and dryer X
Built-in Microwave / exhaust hood: Exhaust Hood Type
Re-circulate
Dishwasher: Brand
Frigidaire
Refrigerator: Brand
Frigidaire
Range/Oven/Cooktop: Range/Oven Brand
Whirlpool
Range/Oven/Cooktop: Range/Oven Energy Source
Natural gas
Built-in Microwave / exhaust hood: Brand
Frigidaire
Washer and dryer: Brand
Kenmore
Washer and dryer: Dryer power source
natural gas
Washer and dryer: Dryer vent material
plastic, Metal
Refrigerator: Refrigerator not part of standard scope

The refrigerator is not part of the NJ home inspector standard scope. That said, if there is one present, the inspector may choose to check temperature and confirm operation.

Washer and dryer: Dryer vent cleaning

I recommend having the dryer vent professionally cleaned after move-in. Clogged dryer vents can cause a house fire. Regular maintenance/cleaning of the vent is required to keep it free of lint and avoid blockage.

Washer and dryer: Washer and dryer not part of standard scope

The washer and dryer are not part of the NJ home inspector standard scope. That said, if they are empty at the time of inspection, we will run them to confirm operation.

Washer and dryer: Rubber hoses

There are rubber hoses present connecting water lines to washer. This type of hose is prone to rupturing in time. Recommend the hoses be replaced with braided stainless steel hoses as an upgrade.

The inspector shall inspect: Household appliances limited to: (1) The kitchen range and oven to determine operation of burners or heating elements excluding microwave ovens and the operation of self-cleaning cycles and appliance timers and thermostats; (2) Dishwasher to determine water supply and drainage; and (3) Garbage disposer. 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
12.3.1 - Range/Oven/Cooktop

Range Not Fastened
Kitchen range

Range was not fastened with anti-tip bracket. This poses a safety hazard, especially to children.  Further information can be found here: 

CPSC.gov link for more info

Recommend a licensed NJ home improvement contractor secure range with manufacturer approved bracket so it can't tip forward. 

Wash Appliance Repair

13 - Garage

IN NI NP D
13.1 Ceiling X
13.2 Floor X
13.3 Walls & Firewalls X
13.4 Garage Door X X
13.5 Garage Door Opener X X
13.6 Occupant Door (From garage to inside of home) X
Garage Door: Type
Sectional
Garage Door: Material
Metal, Non-insulated
Garage Door Opener: Brand
Genie
Occupant Door (From garage to inside of home): Material
steel
Personal belongings limit access

Personal belongings in the garage limited access to much of the space. Areas that were accessible were inspected.

The inspector shall inspect: A. walls. ceilings, and floor; B. Garage doors including automatic door openers and entrapment protection mechanisms, excluding remote control devices; C. Door leading to house. Inspector is not required to determine fire wall ratings.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
13.4.1 - Garage Door

Panel Damage
Garage door

Garage door panel is damaged and may need repair/replacement. It appears the top panel of the door is dented/twisted, ossibly due to opener pulling on door while locked. Recommend a NJ registered home improvement contractor repair/replace. 

Garage Garage Door Contractor
$
Credit
Comment
13.5.1 - Garage Door Opener

Safety sensors misaligned
Garage door

The safety infrared sensors are misaligned, which stops the door from lowering as intended with the opener. Recommend a NJ registered home improvement contractor repair.

Wrenches Handyman