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1234 Main St.
Arlington, MA 02474
05/22/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
6
Maintenance item
44
Recommendation
9
Safety hazard

1 - Inspection Details

Occupancy
Occupied, Utilities On
In Attendance
Client, Listing Agent, Client's Agent
Building Characteristics : Year Built
1961
01/01/1961
Building Characteristics : Type of Building
Single Family
Building Characteristics : Stories
2
Building Characteristics : Style
Ranch
Building Characteristics : Space Below Grade
Basement
Building Characteristics : Square Footage
1621
Climate Conditions: Weather Conditions
Clear
Climate Conditions: Soil Conditions
Snow Covered, Wet
Climate Conditions: Temperature (approximate)
60 Fahrenheit (F)
Utility Service: Water Source
Public
Utility Service: Sewer Disposal
Public
Utility Service: Utilities Status
All On

2 - Residential Driveway/Site/Grounds

Driveways: Driveway Material
Asphalt
Accesibility: Not Accessible
Foliage, Vegetation, Snow/Ice, Stored Items
General Comments: Repair or replace as needed consult proper contractor for estimate of repairs.
Driveways: Ratings
Limited Repair
Walkway: Ratings
Defective
Site Grading, Grade At Foundation: Ratings
Acceptable, Not Accessible
Fences: Ratings
Defective
Landscaping: Ratings
Limited Repair

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
2.2.1 - Driveways

Driveway Cracking

 Cracks observed. Fill in the cracks in seal to extend the life expectancy. Recommend concrete contractor evaluate and repair.

House front Driveway Contractor
Credit
Comment
2.3.1 - Walkway

Irregular Surface

Cracking and trip hazards are present.

Contractor Qualified Professional
Credit
Comment
2.7.1 - Fences

Damaged noted

Fence Fence Contractor
Credit
Comment
2.7.2 - Fences

Fence panel improperly secured

Contractor Qualified Professional
Credit
Comment
2.8.1 - Landscaping

Shrubs

Shrubs are in close contact with structure, older roots may be in contact with foundation. Shrubs should be trimmed or removed

Yard scissors Landscaping Contractor

3 - Roof

Access
Binoculars
Roof: Roof Covering Materials
Asphalt Shingles
Chimneys: Number Of Chimneys
3
Chimneys: Materials
Masonry
Flashings: Material
Lead
Roof Drainage Systems: Gutter Material
Aluminum
Roof: Ratings
Defective, Not Accessible
Chimneys: Ratings
Limited Repair
Flashings: Ratings
Limited Repair, Not Accessible
Plumbing Vent Stack: Ratings
Acceptable
Roof Drainage Systems: Ratings
Defective

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
3.1.1 - Roof

Normal Aging

Signs of aging are present. Regular maintenance and inspections are advised. The roof is approaching the end of its anticipated serviceable life. 

Roof Roofing Professional
Credit
Comment
3.1.2 - Roof

Moss

Moss algae and lichen are noted growing on the roof surface. The moss and lichen can grow into the roof and damage the shingles. Improper removal of the moss and lichen growth may may also remove the granular surface of the shingle. A zinc strip may eliminate moss, algae and lichen. 

Roof Roofing Professional
Credit
Comment
3.2.1 - Chimneys

No Rain Hat

The chimney does not have a rain hat or spark arrestor. Installation of a spark arrestor and rain hat  is recommended. 

Fireplace Chimney Repair Contractor
Credit
Comment
3.3.1 - Flashings

Sealed Flashing

Flashing Covered with asphalt or outer sealant

Roof Roofing Professional
Credit
Comment
3.7.1 - Roof Drainage Systems

Spill Over Noted

Staining indicates the gutters have been spilling over. Keep the gutters free of debris to prevent spill over. 

Gutter Gutter Contractor
Credit
Comment
3.7.2 - Roof Drainage Systems

Downspouts Missing Extention

One or more downspouts drain too close to the home's foundation. This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement. Extensions should be added. Recommend a qualified contractor adjust downspout extensions to drain at least 6 feet from the foundation. 


4 - Exterior

Exterior Wall Cladding: Siding Material
Wood
Exterior Wiring: Wire Type
Copper
Trim: Ratings
Limited Repair
Steps, Stoops, and Landings: Ratings
Acceptable
Windows: Ratings
Limited Repair
Exterior Doors: Ratings
Limited Repair
Exterior Plumbing: Ratings
Limited Repair
Exterior Switches and Lights: Ratings
Acceptable
Exterior Outlets: Ratings
Defective, Safety Hazard
Exterior Wiring: Ratings
Acceptable, Not Accessible

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
4.1.1 - Exterior Wall Cladding

Deteriorated

The siding is in contact with the ground and roof, moisture damage is present, peeling paint present and there are voids that are in properly sealed.

Siding Siding Contractor
Credit
Comment
4.2.1 - Trim

Deteriorated

The trim has peeling paint, moisture damage and signs of deterioration are present.

Siding Siding Contractor
Credit
Comment
4.5.1 - Windows

Broken Glass

Window broken or cracked

Window Window Repair and Installation Contractor
Credit
Comment
4.5.2 - Windows

Slide Spring

The spring or slide that holds the window in the up position is nonfunctional. It needs to be replaced. 

Window Window Repair and Installation Contractor
Credit
Comment
4.5.3 - Windows

Energy

The windows do not conform to current standards of energy efficiency. Replace older windows with an energy efficient window.

Window Window Repair and Installation Contractor
Credit
Comment
4.6.1 - Exterior Doors

Rubs And Sticks

Trim is improperly secured or loose. Improper weather stripping and daylight is seeing under the door.

Door Door Repair and Installation Contractor
Credit
Comment
4.6.2 - Exterior Doors

Energy

Door does not conform to current standards of energy efficiency. 

Contractor Qualified Professional
Credit
Comment
4.7.1 - Exterior Plumbing

Exterior Plumbing Outdated

Exterior plumbing is not frost free nor does it have an anti siphon device.

Pipes Plumbing Contractor
Credit
Comment
4.9.1 - Exterior Outlets

GFI Missing

Exterior outlets have improper weatherproof covers. They were not functioning at the time of the inspection, and are not GFCI protected. Consult and electrician for further review and estimate of repairs.

Electric Electrical Contractor

5 - Garage

Type
Attached
Floor: Material
Concrete
Floor: Ratings
Limited Repair
Garage Door Opener: Ratings
Limited Repair
Walls & Firewalls: Ratings
Acceptable, Not Accessible
Occupant Door (From garage to inside of home): Ratings
Acceptable
Garage Switches and Lighting Fixtures: Ratings
Acceptable, Not Accessible
Garage Electrical Outlets: Ratings
Limited Repair
Garage Wiring: Ratings
Acceptable, Not Accessible
Credit
Comment
5.6.1 - Floor

Cracking

Cracking visible in the garage floor. I recommend a structural engineer evaluate. 

Contractor Qualified Professional
Credit
Comment
5.6.2 - Floor

Staining

Garage floor shows visible staining from oil/grease. Recommend scrubbing with a degreaser or cleaning solution. 

Here is a DIY resource to help.

Credit
Comment
5.8.1 - Garage Door Opener

Outlet Not GFI Protected

Outlet should be GFI protected.

Electric Electrical Contractor
Credit
Comment
5.13.1 - Garage Electrical Outlets

GFCI Missing

Outlets are not GFI protected or did not function as intended. 

Electric Electrical Contractor

6 - Basement, Foundation, Crawlspace & Structure

Type
No Basement
Foundation: Material
Concrete
Foundation: Ratings
Acceptable, Not Accessible

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.

7 - Electrical

Service Entrance Conductors: Electrical Service Conductors
Overhead
Service Entrance Conductors: Materials
Aluminum, Cloth Jacket
Main Disconnect Amps/Volts/Overcurrent Devices: Phase
Single
Main Disconnect Amps/Volts/Overcurrent Devices: Amps
100 amps
Main Disconnect Amps/Volts/Overcurrent Devices: Volts
120/240
Main Disconnect Amps/Volts/Overcurrent Devices: Overcurrent Devices
Circuit Breakers
Main Service Panel: Location
Garage
Branch Wiring Circuits: Branch Wiring
Copper, Cloth Jacket, BX Armored Cable
Wire to Central Heating: Type Wiring
Copper
Service Entrance Conductors: Ratings
Defective, Safety Hazard
Grounding: Ratings
Acceptable
Main Service Panel: Ratings
Limited Repair
Branch Wiring Circuits: Ratings
Acceptable, Not Accessible
Lighting Fixtures, Switches : Ratings
Acceptable
Ceiling Fan: Ratings
Acceptable
Electrical Outlets: Ratings
Defective, Safety Hazard
Wire to Central Heating: Ratings
Acceptable, Not Accessible

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
7.1.1 - Service Entrance Conductors

Improperly Secured Cable

Improperly secured to the building. The sheathing is frayed and worn. It is improperly sealed at the meter.

Electric Electrical Contractor
Credit
Comment
7.4.1 - Main Service Panel

AFCI Not Fully Installed

Combination type AFCI protection is not present for all the recommended locations. 

Electric Electrical Contractor
Credit
Comment
7.4.2 - Main Service Panel

Mini Breakers

Mini breakers may not be compatible with this panel. 

Electric Electrical Contractor
Credit
Comment
7.4.3 - Main Service Panel

Double Taps

Multiple wires are connected to a single lug on the circuit breaker. Only one wire should be connected. 

Electric Electrical Contractor
Credit
Comment
7.4.4 - Main Service Panel

No Room

The panel has no room for expansion.

Electric Electrical Contractor
Credit
Comment
7.9.1 - Electrical Outlets

GFI Not Present

Cracked and broken outlets present. Outlets are missing covers.

Electric Electrical Contractor

8 - Plumbing

Water Source
Public
Main Water Shut-off Device: Location
Front, Left Side
Main Water Shut-off Device: Materials
Galvanized
Main Water Shut-off Device: Functional Flow
Adequate
Water Supply, Distribution Systems & Fixtures: Distribution Material
Copper
Drain, Waste, & Vent Systems: Material
Copper, Cast Iron, PVC
Drain, Waste, & Vent Systems: Function
Adequate
Water Heater Systems, Controls, Flues & Vents: Power Source/Type
Oil
Water Heater Systems, Controls, Flues & Vents: Capacity
Thankless
Water Heater Systems, Controls, Flues & Vents: Location
Utility Room
Water Heater Systems, Controls, Flues & Vents: Flue Material
Metal
Water Heater Systems, Controls, Flues & Vents: Chimney
Masonry
Toilets: Location
First Floor Bathroom
Dryer Fuel System: Dryer Fuel System
Electricity
Dryer Vent: Material
Foil
Main Water Shut-off Device: Ratings
Limited Repair
Water Supply, Distribution Systems & Fixtures: Ratings
Limited Repair, Not Accessible
Drain, Waste, & Vent Systems: Ratings
Acceptable, Not Accessible
Water Heater Systems, Controls, Flues & Vents: Ratings
Acceptable
Kitchen Sink: Ratings
Acceptable
Bathroom Sink: Ratings
Limited Repair
Toilets: Ratings
Acceptable
Tub/Shower Fixtures: Ratings
Limited Repair
Bathroom Ventilation: Ratings
Limited Repair
Laundry Hose Bibs/Connections: Ratings
Acceptable
Laundry Drain Pipes: Ratings
Acceptable, Not Accessible
Dryer Fuel System: Ratings
Acceptable
Dryer Vent: Ratings
Defective, Safety Hazard

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.

Credit
Comment
8.1.1 - Main Water Shut-off Device

No Bonding Jumper

The electrical system is not attached to both the city and dwelling side of the water meter.

Contractor Qualified Professional
Credit
Comment
8.4.1 - Water Supply, Distribution Systems & Fixtures

Not Insulated

Install insulation on supply pipes.

Wrench DIY
Credit
Comment
8.11.1 - Bathroom Sink

Flex Drain

Improper Flex tube noted at the drain.

Pipes Plumbing Contractor
Credit
Comment
8.13.1 - Tub/Shower Fixtures

Mechanical Stopper Defective

The mechanical stopper does not functional intended.

Pipes Plumbing Contractor
Credit
Comment
8.14.1 - Bathroom Ventilation

Dirty

The fan cover is dirty. Dirty or clogged fan/cover may cause the motor to overheat. Clean the fan.

Wrench DIY
Credit
Comment
8.19.1 - Dryer Vent

Improper Material

This type of vent may trap lint and may be a fire hazard. It is improperly connected.

Contractor Qualified Professional

9 - Heating

Heating Type
Forced Hot water
Age
20-25, Boiler Life Expectancy 20-30 years
Location
Utility
Exposed Flue Pipe: Material
Metal
Chimney: Material
Masonry Material
Draft Regulator: Type
Damper
Combustion Air: Source
Interior
Fuel System: Fuel
Oil
Circulator Pump: Circular Pump
Sealed Unit
Heat Source: Type
Hydronic Baseboard
Burner: Ratings
Acceptable
Fire Box Liner: Ratings
Acceptable, Not Accessible
Electric baseboard Heating: Ratings
Defective, Safety Hazard
Combustible Surface: Ratings
Acceptable
Gauges: Ratings
Acceptable
Temperature/Pressure Relief Valve: Ratings
Acceptable
Back Flow Preventor: Ratings
Acceptable
Pressure Reducing Valve: Ratings
Acceptable
Low Water Cutoff: Ratings
Acceptable, Not Accessible
Expansion Tank: Ratings
Acceptable
Firematic Fuse: Ratings
Acceptable
Exposed Flue Pipe: Ratings
Defective, Safety Hazard
Chimney: Ratings
Acceptable, Not Accessible
Draft Regulator: Ratings
Acceptable
Combustion Air: Ratings
Acceptable
Fuel System: Ratings
Defective
Circulator Pump: Ratings
Acceptable
Pipes/Valves/Fittings: Ratings
Limited Repair
Heat Source: Ratings
Acceptable, Not Accessible
Normal Operating Controls: Ratings
Defective

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.

Credit
Comment
9.4.1 - Electric baseboard Heating

Electrical Outlet Above

At least one of the electrical baseboard heating strips has an electrical outlet installed above it. This is considered a serious fire hazard and needs to be corrected immediately. 

Electric Electrical Contractor
Credit
Comment
9.15.1 - Exposed Flue Pipe

Flue Condition

The flu is in properly sealed where meets the chimney. Flu gasses may back oup into the house.

Th Heating and Cooling Contractor
Credit
Comment
9.19.1 - Fuel System

Vent/Fill pipe Leaks

vent and fill pipe shows signs of leakage, possible due to over fill. The system is fully depreciated, it has outlived its manufacturers serviceable life. 

Th Heating and Cooling Contractor
Credit
Comment
9.21.1 - Pipes/Valves/Fittings

Not Inuslated

Pipes are not insulated. Insulate the pipes.

Wrench DIY
Credit
Comment
9.25.1 - Normal Operating Controls

Not Programable

A programmable thermostat can result in energy savings. The client should consider upgrading to a programmable thermostat.

Th Heating and Cooling Contractor

10 - Cooling

Cooling Equipment: Primary Type
None
Cooling Equipment: Ratings
Not Present

I. The inspector shall inspect: A. the cooling system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the cooling system; and B. the cooling method. III. The inspector shall report as in need of correction: A. any cooling system that did not operate; and B. if the cooling system was deemed inaccessible. IV. The inspector is not required to: A. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system. B. inspect portable window units, through-wall units, or electronic air filters. C. operate equipment or systems if the exterior temperature is below 65 Fahrenheit, or when other circumstances are not conducive to safe operation or may damage the equipment. D. inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks. E. examine electrical current, coolant fluids or gases, or coolant leakage.

11 - Attic, Insulation & Ventilation

Method Of Observation
The Attic Was Observed From Attic Access
Access Method : Type
Hatch In Closet
Ventilation: Ventilation Type
Gable Vents, Ridge Vents
Attic Insulation: Insulation Type
Fiberglass
Attic Insulation: Depth/R Factor
ND
Structure: Ratings
Defective, Not Accessible
Ventilation: Ratings
Defective
Attic Insulation: Ratings
Not Inspected, Not Accessible

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.

Credit
Comment
11.2.1 - Structure

Staining

Visible staining indicate moisture problems. Further review is recommended. 

Hardhat Mold Inspector
Credit
Comment
11.3.1 - Ventilation

Discoloration - Possible Mold

Attic showed areas of discoloration and possible mold growth. Recommend a mold lab analysis to prevent spread of potential mold and damage to home or health risk. I also recommend finding source of moisture or lack of ventilation in attic space.

Hardhat Mold Inspector

12 - Intrerior

Floors: Flooring Condition
Worn, Frayed, stained, Cracked, Improperly Secured
Tub/Shower/Bathroom Walls, Ceilings and Floors: Location
1st Floor Bathroom
Fireplace/Wood Stove: Location
Living Room
Fireplace/Wood Stove: Material/Type
Masonry
Egress: Ratings
Acceptable
Interior Doors: Ratings
Limited Repair
Walls: Ratings
Limited Repair
Ceilings: Ratings
Limited Repair
Floors: Ratings
Defective
Tub/Shower/Bathroom Walls, Ceilings and Floors: Ratings
Limited Repair
Fireplace/Wood Stove: Ratings
Defective, Safety Hazard
Credit
Comment
12.2.1 - Interior Doors

Rub/Stick

Door will not latch.

Contractor Qualified Professional
Credit
Comment
12.3.1 - Walls

Voids

Walls have voids, holes and gaps. 

Wrenches Handyman
Credit
Comment
12.3.2 - Walls

Visible Staining

Visible staining indicates moisture problem.

Hardhat Mold Inspector
Credit
Comment
12.4.1 - Ceilings

Prior Leak

Evidence of prior water penetration. 

Contractor Qualified Professional
Credit
Comment
12.5.1 - Floors

Deteriorated

Contractor Qualified Professional
Credit
Comment
12.5.2 - Floors

9X9 Asbestos Tiles

9x9 composition tiles may or may not contain asbestos. 

Contractor Qualified Professional
Credit
Comment
12.6.1 - Tub/Shower/Bathroom Walls, Ceilings and Floors

Tile Damage-Wall and Floor

Loose tile, cracks, loose grout. 

Contractor Qualified Professional
Credit
Comment
12.6.2 - Tub/Shower/Bathroom Walls, Ceilings and Floors

Moisture

Moisture damage is seen at the ceiling/wall area. 

Contractor Qualified Professional
Credit
Comment
12.8.1 - Fireplace/Wood Stove

Damper FTO

Damper is not operational.

Fire Fireplace Contractor
Credit
Comment
12.8.2 - Fireplace/Wood Stove

Inadequate Hearth

The hearth does not extend 16 inches to the front and 8 inches to the side of the firebox.

Fire Fireplace Contractor

13 - Kitchen

Range/Cooktop/Oven: Ratings
Defective
Ventilation: Ratings
Acceptable
Refrigerator : Ratings
Defective
Dishwasher: Ratings
Defective
Garbage Disposal : Ratings
Defective
Microwave: Ratings
Acceptable
Kitchen Cabinets And Counters: Ratings
Defective
Credit
Comment
13.1.1 - Range/Cooktop/Oven

Fully Depreciated

This appliance is approaching the end of its economic life. Older appliances typically use more energy than modern energy star rated appliances. 

Wash Appliance Repair
Credit
Comment
13.3.1 - Refrigerator

Fully Depreciated

This appliance is approaching the end of its economic life. Older appliances typically use more energy than modern energy star rated appliances. 

Contractor Qualified Professional
Credit
Comment
13.4.1 - Dishwasher

Improperly Secured

Dishwasher is improperly secured.

Wrenches Handyman
Credit
Comment
13.4.2 - Dishwasher

Fully Depreciated

This appliance is approaching the end of its economic life and was not functioning at the time of the inspection. Older appliances typically use more energy than modern energy star rated appliances. 

Wash Appliance Repair
Credit
Comment
13.5.1 - Garbage Disposal

Garbage Disposal FTO

Garbage disposal is functioning however it is out of balance and vibrates the whole counter.

Wash Appliance Repair
Credit
Comment
13.7.1 - Kitchen Cabinets And Counters

Fully Depreciated

This appliance is approaching the end of its economic life. Older appliances typically use more energy than modern energy star rated appliances. 

House building Cabinet Contractor

14 - Additional Information

When Things Go Wrong

There may come a time that you discover something wrong with the house, and you may be upset or disappointed with your home inspection.

Intermittent Or Concealed Problems

Some problems can only be discovered by living in a house. They cannot be discovered during the few hours of a home inspection. For example, some shower stalls leak when people are in the shower, but do not leak when you simply turn on the tap. Some roofs and basements only leak when specific conditions exist. Some problems will only be discovered when carpets were lifted, furniture is moved or finishes are removed.

No Clues

These problems may have existed at the time of the inspection but there were no clues as to their existence. Our inspections are based on the past performance of the house. If there are no clues of a past problem, it is unfair to assume we should foresee a future problem.

We Always Miss Some Minor Things

Some say we are inconsistent because our reports identify some minor problems but not others. The minor problems that are identified were discovered while looking for more significant problems. We note them simply as a courtesy. The intent of the inspection is not to find the $200 problems; it is to find the $2,000 problems. These are the things that affect peoples decisions to purchase.

Contractors Advice

The main source of dissatisfaction with home inspectors comes from comments made by contractors. Contractors opinions often differ from ours. Dont be surprised when three roofers all say the roof needs replacement when we said that, with some minor repairs, the roof will last a few more years.

Last Man In Theory

While our advice represents the most prudent thing to do, many contractors are reluctant to undertake these repairs. This is because of the Last Man In Theory. The contractor fears that if he is the last person to work on the roof, he will get blamed if the roof leaks, regardless of whether the roof leak is his fault or not. Consequently, he wont want to do a minor repair with high liability when he could re-roof the entire house for more money and reduce the likelihood of a callback. This is understandable.

Most Recent Advice Is Best

There is more to the Last Man In Theory. It suggests that it is human nature for homeowners to believe the last bit of expert advice they receive, even if it is contrary to previous advice. As home inspectors, we unfortunately find ourselves in the position of First Man In and consequently it is our advice that is often disbelieved.

Why Didnt We See It

Contractors may say I cant believe you had this house inspected, and they didnt find this problem. There are several reasons for these apparent oversights:

1. Conditions During Inspection

It is difficult for homeowners to remember the circumstances in the house, at the time of the inspection. Homeowners seldom remember that it was snowing, there was storage everywhere in the basement or that the furnace could not be turned on because the air conditioning was operating, et cetera. Its impossible for contractors to know what the circumstances were when the inspection was performed.

2. The Wisdom Of Hindsight

When the problem manifests itself, it is very easy to have 20/20 hindsight. Anybody can say that the basement is wet when there is 2 inches of water on the floor. Predicting the problem is a different story.

3. A Long Look

If we spent 1/2 an hour under the kitchen sink or 45 minutes disassembling the furnace, wed find more problems too. Unfortunately, the inspection would take several days and would cost considerably more.

4. Were Generalists

We are generalists; we are not specialists. The heating contractor may indeed have more heating expertise than we do.

5. An Invasive Look

Problems often become apparent when carpets or plaster are removed, when fixtures or cabinets are pulled out, and so on. A home inspection is a visual examination. We dont perform any invasive or destructive tests.

Not Insurance 

In conclusion, a home inspection is designed to better your odds. It is not designed to eliminate all risk. For that reason, a home inspection should not be considered an insurance policy. The premium that an insurance company would have to charge for a policy with no deductible, no limit and an indefinite policy period would be considerably more than the fee we charge. It would also not include the value added by the inspection

15 - State Mandated Information

266 CMR 6.08

Pursuant to M.G.L. c. 13, s. 97A, and 266 CMR 6.08 Home Inspectors and Associate Home Inspectors are required to provide a document outlining the procedures and benefits of a home energy audit to all Clients purchasing a single-family residential dwelling, a multiple-family residential dwelling with less than 5 dwelling units or a condominium unit in structure with less than 5 dwelling units. CONCERNED ABOUT RISING ENERGY COSTS? MASSSAVE CAN HELP. There are so many great reasons to make energy-saving changes to your homereduced energy costs throughout the year, improved home comfort, and lower greenhouse gas emissions. - MassSave may provide you a no-cost home energy assessment to identify the energysaving improvements that are right for you. - MassSave may provide money toward the cost of purchasing and installing approved energy-saving measures and money-saving rebates when you install qualifying energy efficient equipment. Get started today. Call MassSAVE at 866-527-7283 or go to www.masssave.com for more information or to schedule your home energy audit.

Definitions

266 CMR: BOARD OF REGISTRATION OF HOME INSPECTORS 266 CMR 2.00: DEFINITIONS Section 2.01: Definitions 2.01: Definitions As used in 266 CMR, the following definitions shall apply: Associate Home Inspector. A person licensed pursuant to M.G.L. c. 112, 223, conducting a Home Inspection of residential building(s) under the direct or indirect supervision of a licensed Home Inspector. Automatic Safety Controls. Devices designed and installed to protect systems and components from unsafe conditions. Board. The Board of Registration of Home Inspectors established pursuant to M.G.L. c. 13, 96. Central Air Conditioning. A system that uses ducts to distribute cooled and/or dehumidified air to more than one room or uses pipes to distribute chilled water to heat exchangers in more than one room, and which is not plugged into an electrical convenience outlet. Client. A person who engages the services of a Home Inspector for the purpose of obtaining inspection of and a written Report On the condition of a Dwelling and/or Residential Building(s). Continuing Educational Hours. Formal coursework covering the elements directly related to the inspection of residential buildings. Continuing Education Program. Formal presentation such as a lecture or interactive session with specified learning objectives at which Registrants can earn Continuing Education Hours approved by the Board based on criteria set forth in 266 CMR 5.00: Continuing Education. Contract. The written agreement between the Client and the Home Inspector, which spells out the responsibilities and duties of each party and the fee to be paid for the inspection. Direct Supervision. Direct supervision means on-site and in-view observation and guidance of a supervisee who is performing an assigned activity during a Home Inspection. Dismantle. To take apart or remove any component, device, or piece of equipment that is bolted, screwed, or fastened that a homeowner in the course of normal household maintenance would not dismantle other than the electrical panel cover(s). Division. The Division of Professional Licensure. Educational Training Hours. Formal coursework covering the elements of the fundamentals of Home Inspection. Exclusions. Those items that are not part of and/or included in the 266 CMR 6.00: Standards of Practice and are to be provided by other specialists of the Client's choice. However, they may be included in the inspection as part of Optional Fee Based Services as outlined in 266 CMR 6.07: Optional Fee Based Services. Fully Depreciated. Item/System is no longer under the manufacturers warranty, and is reaching the end of its serviceable life. The Item/System has no dollar or salvage value, and replacement should be anticipated. Functional Drainage. A drain is functional when it empties in a reasonable amount of time and does not overflow when another fixture is drained simultaneously. Functional Flow. A reasonable flow at the highest fixture in a dwelling when another fixture is operated simultaneously. (MA REG. # 1355, Dated 12-29-17) 266 CMR: BOARD OF REGISTRATION OF HOME INSPECTORS 2.01: continued Home Inspection. The process by which a Home Inspector observes and provides, pursuant to the sale and transfer of a residential building, a written evaluation of the following readily accessible components of a residential building: heating, cooling, plumbing and electrical systems, structural components, foundation, roof, masonry structure, exterior and interior components and any other related residential housing components. A home inspection shall, at a minimum, conform with standards of practice promulgated by the Board. Home Inspector. A person licensed pursuant to M.G.L. c. 112, 222. Household Appliances. Kitchen and laundry appliances, room air conditioners, and similar appliances. Indirect Supervision. The oversight of activities, other than direct observation, performed by the Supervisor in order to provide guidance to the Associate Home Inspector. These activities may include meeting with the supervisee; reviewing Reports prepared by the supervisee; reviewing and evaluating the supervisee's activities in connection with home inspections; and having supervisory conferences that may be conducted by telephone. In Need of Repair. Does not adequately function or perform as intended and/or presents a Safety Hazard. Installed. Attached or connected such that the installed item requires tools for removal. Inspect/Inspected. To observe the Readily Accessible systems or components as required by 266 CMR 6.04: Scope of the Home Inspection. Mock Inspection. A Board approved simulated home inspection carried out for training purposes only. Observable. Able to be observed at the time of the inspection without the removal of fixed or finished coverings and/or stored materials. Primary Windows and Doors. Windows and exterior doors that are designed to remain in their respective openings year round. Provider. A person approved by the Board to offer training and/or continuing education hours. Readily Accessible. Capable of being reached quickly for visual inspection without requiring the Inspector to climb over or remove any personal property, to dismantle, to use destructive measures, to resort to portable ladders and/or any action which will likely involve risk to persons or property. Readily Operable Access Panel. A panel provided for homeowner inspection and maintenance, which has removable or operable fasteners or latch devices in order to be lifted, swung open, or otherwise removed by one person, and its edges and fasteners are not painted in place. (The panel must be within normal reach and not blocked by stored items, furniture or building components.) Readily Observable Signs. Conditions of deterioration on the surface including, but not limited to: water stains, wood destroying fungi, insect infestation and deterioration suggesting the potential for concealed damage. Recreational Facilities. Whirlpools, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other entertainment or athletic facilities. Registrant. "Register", "registered", "Registrant", and "registration" shall be used interchangeably with the words "license", "licensed", "licensee", and "licensure". Report. A written or digitally produced document setting forth findings of the Home Inspection unless otherwise specified in 266 CMR 2.00. 266 CMR: BOARD OF REGISTRATION OF HOME INSPECTORS 2.01: continued Report On. A written or digitally produced description of the condition of the systems and components observed. The Inspector must state in his or her Report whether the System or Component has Readily Observable Signs indicating that it is need of repair or requires further investigation. Residential Building. A structure consisting of one to four dwelling units. Safe Access. Access free of any encumbrances, hazardous materials, health and Safety Hazards such as climbing and/or standing on anything other than the ground and/or floor which may jeopardize the Inspector as determined by the Inspector. Safety Hazard. A condition in a Readily Accessible installed system or component, which is judged by the Inspector to be unsafe, or of significant risk of personal injury during normal day-to-day use. (The risk may be due to damage, deterioration, improper installation or a change in the accepted residential construction standards.) Shut Down. A piece of equipment or a system is shut down when the device or control cannot be Operated in a manner that a homeowner should normally use to Operate it. (Inspectors are prohibited from operating the equipment or system). Solid Fuel Heating Device. Any wood, coal, or other similar organic fuel-burning device including, but not limited to, fireplaces (whether masonry or factory built), fireplace inserts, stoves, central furnaces, and any combination of these devices. Sufficient Lighting. Fully lighted with a minimum of 50-lumens in all areas to be inspected. Supervisor. The licensed Home Inspector, approved by the Board and designated to oversee and supervise the training of an Associate Home Inspector and/or Trainee. System. A combination of interacting or interdependent components assembled to carry out one or more functions. Technically Exhaustive. An inspection is technically exhaustive when it involves the use of measurements, instruments, testing, calculations, and other means to develop scientific or engineering findings, conclusions, and recommendations. Trainee. A person in the Associate Home Inspector Training Program for the purpose of meeting the requirements of M.G.L. c. 112, 223 to qualify for licensure as an Associate Home Inspector. REGULATORY AUTHORITY 266 CMR 2.00: M.G.L. c. 13, 96; c. 112, 221 through 226.

16 - Useful Tips

EPA Home Buyer's and Seller's Guide to Radon

https://www.epa.gov/radon/home-buyers-and-sellers-guide-radon

Board Of Registration Of Home Inspectors

https://www.mass.gov/orgs/board-of-registration-of-home-inspectors

EPA Guide To Mold

https://www.epa.gov/mold

EPA Guide To Asbestos

https://www.epa.gov/asbestos

Lead Paint Guide

https://www.mass.gov/service-details/lead-safe-renovation-for-homeowners