Loading
Document Name
Sort Generated Document By
Total Credit Requested
$ 0.00
Preview
Create
Header Text
Total Credit Requested
$ 0.00
Preview
Create
Viewing:

1234 Main St.
Buzzards Bay, MA 02532
12/14/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
4
Maintenance suggestion
41
Recommendation
10
Deficiency

INTRODUCTION: The purpose of this report is to render the inspector's professional opinion of the condition of the inspected elements of the referenced property (dwelling or house) on the date of inspection. Such opinions are rendered based on the findings of a standard limited time/scope home inspection performed according to the Terms and Conditions of the Inspection Order Agreement and in a manner consistent with applicable home inspection industry standards. The inspection was limited to the specified, readily visible and accessible installed major structural, mechanical and electrical elements (systems and components) of the house. The inspection does not represent a technically exhaustive evaluation and does not include any engineering, geological, design, environmental, biological, health-related or code compliance evaluations of the house or property. Furthermore, no representations are made with respect to any concealed, latent or future conditions. The Commonwealth of Massachusetts Standards of Practice attached to this report provides information regarding home inspections, including various limitations and exclusions.

PROFESSIONAL OPINION: This report is a professional opinion but not a guarantee or warranty. The inspection is intended to add to your knowledge of the building and help you understand the risks of owning it. The inspection is not intended to and cannot eliminate all the risks of purchase. We help you assess these risks; we do not assume them for you. Warranty programs for appliance and mechanical failure and building owners insurance for unforeseen disasters are the traditional avenues available to manage the risk of property ownership.

GENERAL OVERVIEW: The inspection is complete and thorough, but it is a general overview, not technically exhaustive. Specialists in each field could provide more detailed analysis of the building systems, but at considerably more cost. This visual and limited operational inspection provides the broadest overview of the property at less cost.

DEFICIENCIES AT TIME OF INSPECTION: This report is limited to deficiencies present at the time of the inspection. Roofs, mechanical equipment, plumbing and electrical systems often fail without warning. New deficiencies can develop in buildings vacant between the inspection and closing. The pre-closing walk through is your final opportunity to confirm that all systems in the building remain operable; that no new problems have developed; and that any requested repairs have been completed to your satisfaction. The information contained in this report was prepared exclusively for the named Clients and is not transferable without the expressed consent of the Company. The report, including all Addenda, should be reviewed in its entirety.

BUILDING CODES: I do not inspect for code compliance of any type. Compliance consists of multiple jurisdictions with overlapping authority and varying levels of enforcement. Generally municipalities and towns allow the older standards under a "grandfather" provision. While I have general knowledge about building standards and can answer many related questions, this report does not attempt to list all possible building standard infractions. Any references to code contained herein is to indicate generally accepted best practices.

RATING WHAT IS THERE:  Home Inspections can be viewed as having two aspects. One is to give a professional opinion on the actual existing conditions. The second is to recommend upgrades or enhancements for energy efficiency, safety or financial reasons. These may be in different sections or tabs of the report. It is vital you do read all the report to get the most out of it

HOUSE ORIENTATION: Location descriptions/references are provided for general guidance only and represent orientations based on a view facing the front of the house. Any references using compass bearings are only approximations. If there are any questions, obtain clarification prior to closing.

PHOTOS and VIDEOS: Your report includes many photographs and videos. Some pictures are intended as a courtesy and are added for your information. Some are to help clarify where the inspector has been, what was looked at, and the condition of the system or component at the time of the inspection. Some of the pictures may be of deficiencies or problem areas, these are to help you better understand what is documented in this report and may allow you to see areas or items that you typically would not see. Not all problem areas or conditions will be supported with photos or videos. Photos and videos are taken at a high resolution, but the reporting software does compress for optimal viewing

REPORT BASICS: The report includes Informational data on various components of the home, Limitations that affected the ability to inspect certain items/areas, and Recommendations for items that require immediate or future attention.

Recommendations are organized into three categories by level of severity: 

1) Maintenance Suggestions Maintenance items, DIY items, or recommended upgrades will fall into this category. They are not meant to be ignored or set aside. These items may ultimately lead to some required action if left neglected for extended periods of time. These items are generally more straightforward to remedy. Some of these recommendations may be more informational in nature and represent more of a future to-do list rather than something you might use as a negotiation or seller-repair item.  A Summary Report can be created should you choose to view a report without these minor items.

2) Recommendations  A component that is not operating as intended or is defective. Most items typically fall into this category. These items may inevitably have an adverse impact on the value of the home, or present an unreasonable risk to people or property if not addressed. These items and their recommendations require a qualified contractor evaluate further and repair or replace.

3) Deficiency - Immediate safety concerns and/or items that could represent a significant expense to repair/replace.  These items are often imminent or may be very difficult or expensive to remedy. 

 

INFORMATIONAL DATA: This is information that is presented to inform or analyze on conditions in the dwelling. Sometimes this is to further expand on a condition that is present but that does not warrant any current remedial action, but that may be approached in a different manner when renewal is undertaken.

THIRD PARTIES: The report has been prepared for the exclusive use of our client. No use by third parties is intended. We will not be responsible to any parties for the contents of the report, other than the party named herein .  The report is copyrighted and may not be used in whole or in part without our express written permission.

1 - General Information

Inspection Details: Standards of Practice in Force:
Massachusetts

Your home inspection will be performed to Massachusetts State Standards 266 CMR, including all exclusions and limitations. A copy of these standards is provided for you as an attachment to this report. It is important that you read and understand the content of these standards. All requirements and exclusions are contained in Section 6.04: Scope of the Home Inspection. 

Note also that as individual circumstances warrant, the Standards may be exceeded to meet a specific area or item's standard of care. 

Inspection Details: Expectations

A Home Inspection will not find every fault currently and likely to exist in a home. Home inspectors only perform a visual inspection, and are only required to inspect what they can see and access. They are not allowed to be invasive, nor move personal possessions. Home Inspectors are guests in the home and always try to leave no obvious sign of their presence. 

Home Inspectors in Massachusetts are governed by a published and easily readable Standards of Practice. You have been provided with links beforehand and an actual copy with this report as an attachment.

As per those Standards, there are certain items home inspectors are not required to inspect, some of which require would specific licensing requirements. Here are just some of those things:

  • Hot tubs and swimming pools
  • External hose bibs
  • Lawn sprinkler systems
  • Fire and smoke detection and suppression systems
  • Alarm/intrusion detection systems
  • Television antenna or satellite dishes
  • Detached structures like a garage or shed
  • Well systems
  • Code compliance
  • Environmental hazards like mold, radon, asbestos or lead (extra cost specialist items)
  • Termite and pest report (extra cost option)

As a Home Inspector I am working for you and only you in this transaction. I have your best interests in mind always. If any of these items are reported on, it is as a courtesy only and designed to further your knowledge about the home.

Inspection Details: In Attendance
Client and both Agents
Inspection Details: Age of Dwelling
Approximately 94 years old

Reported in public disclosures as being built in 1925

Inspection Details: Type of Dwelling
Multi-family
Inspection Details: Style of Dwelling
Colonial

For informational purposes only. Not a guarantee

Inspection Details: Home Status
Occupied
Inspection Details: Home Faces
Approximately, South-East
FOR YOUR INFORMATION: East-facing rooms get morning light, South-facing rooms get light most of the day and West-facing rooms get light in the afternoon. Moss growth is especially common on the North side of homes, as this surface receives the smallest amount of sunlight during the day. The South facing side will generally suffer the earliest degradation of the installed siding and trim due to the exposure to the harsh sun.
Inspection Details: Perspective

For the purpose of this report, all directional references (Left, Right, Front, Back) are based on when facing the front of the structure as depicted in the cover image above.

In certain instances, observing from the side may use Left and Right as viewed.

Inspection Details: Weather Conditions at Inspection
Dry
Inspection Details: Temperature at Inspection
Cool
Inspection Details: Ground/Soil Surface Condition
Damp
Inspection Details: Recent Precipitation
Yes, within the past 3 days
Functional

The dwelling had all major systems available at the time of inspection

Inspection Details: Home was occupied

Note: This home was occupied at the time of the inspection. Many areas and items were obscured by furniture and/or stored items. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. 

Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. 

The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.

 It is very important to visually check all areas at final walk-through that may be hidden from the inspector when the inspection was actually performed. This is especially important for walls, floors and closets. Any damage or deficiencies that are observed at final walk-through that are not shown or covered on this inspection report should be noted and resolved before taking possession of the home.

$
Credit
Comment
1.1.1 - Inspection Details

Will you read the whole report?

The summary of recommended repairs might be everyone's first concern when reading an inspection report, but I strongly recommend that this report be read in its entirety, including looking through the informational sections, the "blue" recommendations, the limitations tab, and following the links provided here (and in previous correspondence) to the Standards of Practice.  

I may have noted some extra information, made a "blue" recommendation that might be relatively minor if addressed now, or a limitation that you would have a question about and want the opportunity to address before you make your home purchase.  

The standards of practice provide information about the scope and limitations of a home inspection, what I inspect, and what I do not inspect.  

Your inspection agreement and the preamble to this report also outline the scope and limitations of an inspection i.e., what an inspection is and is not.  All of these documents will help you have a better understanding and realistic expectations about your inspection and the subject property.  

Wrench DIY

2 - Roofing

Roof Surface: Type
Asphalt, Rubber membrane

I attempted to inspect the roof and its various penetrations from advantageous locations and methods, including from the ground and a ladder. 

The inspection was not an exhaustive inspection of every installation detail of the roof system according to the manufacturer's specifications or construction codes.  It is virtually impossible to detect a leak except as it is occurring or by specific water tests, which are beyond the scope of our inspection.  We recommend that you ask the sellers to disclose information about the roof, including past leak history and that you include comprehensive roof coverage in your home insurance policy. 

Note that some insurance companies will refuse insurance or may charge a premium if roofs are not adequately covered. (Or in some cases are past their anticipated lifespan)

Roof Surface: Approximate Age of Roof
From 15-20 years old

The age of the roof is only an approximation. It may not be reliable and is offered as a best guess. I recommend you consult a professional roofer to obtain a more precise determination

Roof Surface: Roof v's Lifespan
Last third of life

This is only an approximation meant to put the roof in some context versus its anticipated life. If you wish more detailed or accurate information, I recommend you consult a professional roofer

Roof Surface: Orientation affects expected life

Roof life is also affected by the orientation of each roof surface. Southern facing roof planes tend to show signs of overheating, particularly those with asphalt shingles.  North-facing roofs and those in shade tend to have more algae/moss-induced problems. Both of these conditions will shorten the life of the roof covering.

Roof Surface: Method used to Determine Age of Roof
Visual examination
Roof Surface: Viewed roof covering from
Ground, 2nd Floor Window
Roof Surface: Visible Leaks
None visible
Roof Surface: Ongoing Responsibilities of the Homeowner

Your job as the homeowner is to monitor the roof covering because any roof can leak. To monitor a roof always be safe and use binoculars. Look for deteriorating or loosening of flashing, signs of damage to the roof covering and debris that can clog valleys and gutters. Catch problems before they become major defects.

Roofs are designed to be water-resistant. Roofs are not designed to be waterproof. Eventually, the roof system will leak. No one can predict when, where or how a roof will leak. 

Every roof should be inspected every year as part of a homeowner's routine home maintenance plan. 

Penetrations: Types
Chimney, Plumbing Vent(s)

I inspected roof penetrations, including skylights, from all advantageous angles

Exposed Flashings: Inspected

I inspected all visible roof flashings and have noted any concerns

Chimneys: Type
Brick

The chimney exterior was inspected during my home inspection. I have noted any concerns that resulted from my visual only inspection

Drainage System: Roof Drainage System
Metal Gutters and Downspouts, with Underground Drainage

I inspected the gutters.  I wasn't able to inspect every inch of every gutter.  But I attempted to check the overall general condition of the gutters during the inspection and look for indications of major defects.  

Monitoring the gutters during a heavy rain (without lightning) is recommended.  In general, the gutters should catch rain water and direct the water towards downspouts that discharge the water away from the house foundation, whether on or under the ground. Water that is not directed in this manner often works its way into the basement

Drainage System: Arrange at bottom

Downspouts not connected to an underground system should be arranged at the bottom to conduct water away from foundation. If necessary, recommend raising the grade slightly adjacent to the foundation walls to provide positive drainage and prevent pooling of water against foundation. 

Drainage System: Underground discharge
Downspouts discharge into an underground drainage system. Was unable to determine if underground drainage system was functional. Recommend running a garden hose into downspouts for approximately two hours to ensure that underground drainage system can handle the water flow. If it cannot, the underground drainage system should be corrected or changed. Water flow should be directed away from the foundation.
Roof Surface: Height/slope

Was unable to fully observe roof surface over the due to height and angle of roof. Type of roofing, type and number of penetrations and its condition could not be accurately determined. A professional roof inspection is recommended prior to closing as found necessary. Ratings refer to readily visible roof portion/s only.

Roof Surface: Limited Visual Inspection ONLY

A roof system consists of the surface materials, connections, penetrations and drainage (gutters and downspouts). We visually review these components for damage and deterioration and do not perform any destructive testing. If we find conditions suggesting damage, improper application, or limited remaining service life, these will be noted. We may also offer opinions concerning repair and replacement. Opinions stated herein concerning the roof are based on a limited visual inspection. These do not constitute a warranty that the roof is, or will remain, free of leaks.

Exposed Flashings: Viewed from ground

Roof penetrations could only be viewed from the ground. Their condition is as rated from that viewpoint

Exposed Flashings: Flashings not visible

Flashing by its design is often installed underneath surface materials (roofing, siding etc). Its condition or functionality cannot be determined. Frequently the only method of determining same is whether or not there is visible evidence of leaks.

Chimneys: Viewed from ground only

Due to height and slope, could only view chimney from ground. Condition of chimney structure and condition of masonry cap is not determined.

Chimneys: Chimney interior is excluded from the inspection

Inspecting the chimney interior and flue is beyond the scope of a home inspection.  An inspector is not required to inspect the flue or vent system, and is not required to inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels.  These are specialist taskes. As a courtesy only, the inspector may take a look at readily accessible and visible parts of the chimney flue.  

3 - Exterior

General: Exterior inspection

I walked around the perimeter of the dwelling and inspected the exterior elements. Limitations to the inspection are as noted. Deficiencies or concerns are noted in the appropriate section

Grading, Drainage and Other features: Grading and Drainage
Generally Positive grading

Exterior Grading is Crucial: At all locations around the dwelling, grades should be maintained to pitch away from foundation walls. Improper grading promotes moisture/water penetration through foundation walls and is conducive to wood destroying insect infestation and the formation on interior surfaces of mold and mildew.

As a guide, the ground should fall off 6 inches within the first 10 feet from the foundation.

In addition, 

Effective water management is vital around any home. Water should not be allowed to pool

  • in the yard
  • near the foundation
  • on the driveway
  • on walks and patios
  • near a stairway
  • under a deck
  • near any basement entrance


Exterior Landscaping: Fences and landscaping
Wood fence, Metal fence

Information on these items is provided in furtherance of your knowledge about the property.

Exposed Foundation: Type
Concrete Block

Where visible the exposed foundation was inspected

Exposed Foundation: Vertical Cracks

Vertical cracks in foundation walls are common with concrete and are mainly due to shrinkage. Recommend sealing cracks with a masonry epoxy if found necessary.

Vegetation: Vegetation

I inspected the surrounding vegetation and have reported on any negative impact on my inspection or the health of the dwelling. 

Vegetation: No vegetation issues observed

Any vegetation present does not impact the health of the dwelling or the ability to observe the structure

Driveways and Walkways: Driveways and walkways were inspected

I inspected the driveways and walkways for basic functionality. Safety issues or significant defects are noted with respect to their effect on the condition of the dwelling and their ability to provide safe egress. 

Driveways and Walkways: Driveway Surface
Concrete
Driveways and Walkways: Dwelling Parking/Egress
Dedicated Driveway
Driveways and Walkways: Walkway Type
Concrete walkway, Stone walkway
Foundation/Siding Penetrations: Flashing/penetrations were inspected

All visible and readily accessible flashing and foundation/siding penetrations were inspected


Foundation/Siding Penetrations: Grid type dryer vent

This grid type dryer vent covering is designed to keep rodents/birds out, but is prone to clogging. You should regularly monitor for clogging, or throw the grid away. A backflow preventer will remain in place.


Siding: Siding
Vinyl

I visually inspected the siding/wall cladding

Siding: Water penetration information

The penetration of water through to sheathing can be a sizeable issue with a modern dwelling. Traditionally older dwellings had simpler rooflines which overhung the siding affording it protection from water intrusion. These dwellings were not built to today's tight construction techniques, and 'leaked' air and heat. If any moisture did find it's way into wall cavities, it readily evaporated away. 

Today however with a modern tightly wrapped and heavily insulated dwelling, any moisture intrusion remains trapped, often resulting in hidden damage, rot, mold and mildew. 

A home inspection is a visual only inspection of the exterior surfaces. It is not unusual for such damage to remain hidden until revealed by subsequent invasive repairs or renovations.

Trim: Trim was inspected

I visually inspected the exterior trim on the dwelling

Trim: Wood Trim

Any trim that is of wood will require constant painting/maintenance to prevent deterioration. Wood trim is susceptible to moisture absorption on the back side (often un-painted) and at cut ends (often not sealed). At any routine painting or maintenance, it can be anticipated that some replacement of such trim will occur. Replacement with plastic wood (eg Azek) is an excellent investment in a maintenance free future  

Doors: Exterior doors inspected

I visually inspected the exterior of the doors when walking around the outside. The doors are further commented on and operated during the interior inspection

Exterior Fixtures and Receptacles: GFCI Protected Exterior Receptacle(s)
No

It is recommended that any external fixture or receptacle be powered by a GFCI protected circuit for electrical safety and enclosed in modern type (clear glass bubble) weather-resistant covers. 

Exterior Fixtures and Receptacles: GFCI protection at exterior
Exterior

Recommend installation of ground fault circuit interrupter (GFCI) receptacles in all exterior locations where not already provided. These type outlets provide enhanced protection against electric shock and should be installed for safety.

Windows: Types
Vinyl/Aluminum, Wood

I inspected the exterior of windows and have noted any deficiencies. During the interior inspection windows are further evaluated and deficiencies noted.

Landings/Stairs/Entrance Ways: Items were inspected

These features were visually inspected where present

Railings/Guardrails: Railings and Guardrails were inspected

Where present these were inspected and any observed deficiencies reported

Basement Windows/Window Wells/Areaways: Basement Windows
Vinyl
Basement Entry: Exterior Basement Entry
Walkout
Porches: Porch was inspected

Where visible and accessible, porch components were inspected

Porches: Structure
Wood frame
Porches: Surface
Unknown - Floor covering conceals
General: Porch - Limited access
Front

There is limited visual access beneath front and rear porches. Condition of structural components could not be fully ascertained.

General: Siding

Exterior siding obstructs viewing of sheathing and structure. Condition is unknown

Grading, Drainage and Other features: Some exterior features are not inspected

Fences, landscaping, trees, swimming pools, patios, irrigation systems; as per the Standards of Practice, are not part of your Home Inspection;


Any information provided as in furtherance of your knowledge of the home.

Exterior Landscaping: Fences and landscaping are not inspected

These items are excluded from your Home Inspection report as per the Standards of practice. Any information or deficiencies provided are as a courtesy and are not comprehensive. Any item of concern should be addressed by a qualified professional

Foundation/Siding Penetrations: Flashing is not visible

By its design, most flashing is only visible at a small surface area. The home inspection seeks to determine the presence of flashing. It cannot determine it's effectiveness unless an inadequacy has visibly manifested itself

Windows: Some items are not inspected

A home inspection does not inspect the below as per the Standards of Practice:

...the inspector shall not be required to Observe and Report On the following: 1. Storm doors and windows, screening, shutters, awnings and similar seasonal accessories;

$
Credit
Comment
3.4.1 - Exposed Foundation

Pointing

Observed sections of deteriorated and missing mortar joints in foundation walls. Recommend having a licensed mason repair and/or point.
Brick Masonry, Concrete, Brick & Stone
$
Credit
Comment
3.7.1 - Foundation/Siding Penetrations

Flashing out of place
Left

Observed flashing is out of place. This may allow water to penetrate to the sheathing. Recommend repairs

Contractor Builder
$
Credit
Comment
3.8.1 - Siding

Close to ground
Front porch

Siding/sheathing and trims are within 6 inches of the ground. A minimum 6-inch clearance is recommended to help prevent wood decay and wood destroying insect infestation. Recommend providing proper clearance.
Yard scissors Landscaping Contractor
$
Credit
Comment
3.11.1 - Exterior Fixtures and Receptacles

No GFCI at exterior

There is no GFCI protection in the exterior outlets. These type outlets provide enhanced protection against electric shock in water present locations and should be installed for safety.

Electric Electrical Contractor
$
Credit
Comment
3.12.1 - Windows

Aged single pane
Front

Observed some wood frame windows are original or aged single pane type. Many need scraping, reglazing and painting as necessary for protection against decay and water damage. Suggest considering upgrading to thermopane windows for improved energy efficiency.

Window Window Repair and Installation Contractor
$
Credit
Comment
3.17.1 - Porches

Skirt has ground contact
Front

Wood components of porch skirt are in contact with the ground and have wood decay. Wood to ground contact and wood decay are conducive to wood destroying insect infestation. Recommend replacing all decayed wood and eliminating wood to ground contact. Recommend keeping wood components a minimum 6 inches above grade or the use of preservative treated or plastic wood.
Contractor Builder

4 - Heat Source

Type
Natural Gas
Shutoff Location
Basement gas meter
Primary Appliance
Steam Boiler
Primary Delivery System
Steam Radiators
Is there a heat source in every room?
Yes

Home inspectors must report : "The absence of an installed heat source in habitable rooms including kitchens and bathrooms; "

5 - Attic - Structure, Insulation and Ventilation

Space/Access: Attic Space
Unconditioned
Space/Access: Attic Access
From Access Point Only
Space/Access: Access Type
Scuttle
Structure: Roof Structure
Rafters
Structure: Roof Sheathing
Wood Boards
Insulation: Insulation Type
Fiberglass, Cellulose (Blown In)
Insulation: General Insulation Condition
Good

Insulation must be in good overall condition to perform as designed. Poor or disturbed insulation can reduce the effective insulation value by up to 75%

Insulation: Insulation Depth (approx)
Attic
12-15 inches

The energy value of insulation varies. Fiberglass is approximately R-3.1 - R-3.2 per inch, Blown in Cellulose R-3.3 per inch, Open cell foam R-4 per inch and Closed cell foam R-5.5 per inch.

Insulation should be equal to at least equal to R-49 as per current guidelines. This is approximately 15" of blown in cellulose. Recommend installing additional insulation in the attic area as needed. Recommend contacting MassSave.

Note: When installing additional insulation in attic over existing insulation, a vapor barrier should not be used. Suggest the use of unfaced fiberglass batts, chopped fiberglass or cellulose.

Insulation: MassSave Recommendation

As part of efforts to reduce energy consumption, I recommend you contact MassSave (or local energy utility) to schedule an energy audit on the dwelling. This free (and obligation free) service will acquaint you with cost saving programs, rebates and discounts available to home-owners who choose to upgrade energy efficiency. The MassSave program is not restricted to just insulation. It covers windows, heating appliances and many other aspects of a dwelling. See the MassSave brochure attached to this report.

Ventilation: Ventilation type
Ridge Vents, Gable Vents
Ventilation: Information

In a well insulated attic, inadequate ventilation causes accelerated wear of roof shingles, reduces the R-value of attic insulation, promotes the growth of mildew on roof structure, promotes ice dam formation, and tends to raise summertime room temperatures. While it is a variable, it is good practice to provide one square inch of ventilation for each square foot of attic floor. The most effective current ventilation of today's tight buildings is provided by continuous soffit venting to allow air in at the bottom and ridge vents to allow air out at the top. The available free venting should be roughly equal at each area.

Note: Some non-continuous older soffit venting may not have sufficient free vent area, and incorrectly installed ridge venting may not function as intended. Adequacy of the ventilation system is beyond the scope of a home inspection, which may involve removal to correctly identify. No attic will stay cool during a hot summer day, but as a guide, the internal attic temperature in a well ventilated attic should equalize with the outside temperature overnight.

Venting - to or thru Attic: Vented House Appliances in the Attic
Uninsulated Ducting
Moisture Penetration: Evidence of Water Penetration
Historic - Wood Structure and Chimney
Moisture Penetration: Staining - Older Dwelling

Due to the age of the house and it having undergone multiple roof surface changes, dark stains were observed in the attic. It is not possible to determine which, if any, may be active roofing leaks. If client is concerned about condition of the roof and/or individual staining, consultation with a roofing contractor may be needed. It is beyond the scope of a visual inspection to determine if each individual area is watertight.

Moisture Penetration: Historic
There is evidence of previous water penetration around the chimney and on the wood roof structure. This is common in houses of this vintage. I suspect the evidence of water intrusion is historic, likely pre-dating the current roof surface installation. I recommend you ask the seller for any further information on the wood roof structure.
Microbial Activity: None observed
I did not observe any evidence of microbial activity in the readily accessible attic spaces. Elevated levels of humidity and temperatures are conducive to mold and mildew presence. Adequate ventilation of an attic is a critical component in preventing mold and mildew. I recommend you periodically monitor the conditions in the attic.
Chimney: Chimney
Brick
Space/Access: Insulation
Attic insulation prevented observation of some structural components
Space/Access: Viewed fom Access Only

Due to insulation and lack of secure footing, was only able view attic from near the access point with a flashlight. Commentary and findings are based on what I could see from this point.

6 - Electrical System

External Service: Type
Overhead Wires, Cable, 110/220 V
External Service: Entrance Conductors
Copper
External Service: Copper
Stranded copper wire for the external service entrance conductors is rarely chosen today due to it's expense. However it is often found on older homes, and can safely carry higher current than the same size stranded aluminum in common usage today.
Grounding: Grounding
Grounded

Grounding systems are installed to provide a pathway to the earth for high voltage from lighting strikes, electrical surges and to help stabilize the electrical system voltage to earth during normal operation. The grounding system also helps to clear electrical fault current should metal components (like electrical panels and conduit) accidentally become energized.

Functional grounding is required for electrical safety, and may in a modern building be multi faceted.

Grounding: Grounded at water meter
I observed that the electrical system is grounded at both the supply side and the dwelling side of the water meter. The grounding to the dwelling side is within 5 feet of entry as is the recognized good practice. Note that the water meter acts as an isolator so a path to ground must be provided across or around it. That is the reason for the two ground points and the bond wire at the water meter.
Distribution: Main Disconnect Location
Basement
Distribution: Service Ampacity
100 Amp
Main Panel Common: Inspected Main Panelboard & Breakers

I inspected the main electrical panelboard and over-current protection devices (ie circuit breakers).

Main Panel Common: Location
Basement
Main Panel Common: Manufacturer
Crouse-Hinds
Main Panel 1: Inspected Main Panelboard & Breakers

I inspected the main electrical panelboard and over-current protection devices (ie circuit breakers).

Main Panel 1: Location
Basement
Main Panel 1: Manufacturer
Bryant
Main Panel 2: Inspected Main Panelboard & Breakers

I inspected the main electrical panelboard and over-current protection devices (ie circuit breakers).

Main Panel 2: Location
Basement
Main Panel 2: Manufacturer
Cutler-Hammer
Main Panel 3: Inspected Main Panelboard & Breakers

I inspected the main electrical panelboard and over-current protection devices (ie circuit breakers).

Main Panel 3: Location
Basement
Main Panel 3: Manufacturer
Murray
Branch Circuit Conductors and Wiring: Type
Non-Metallic Sheathed, Armored Cable, Knob and Tube, Ungrounded Original Installation

Modern electric wiring that is visible in basements and attics is colored according to the intended use. General light and power wiring circuits are white, heavier duty circuits such as the kitchen and bathroom are yellow, while orange is reserved for extra heavy duty such as an air conditioner or many electric water heaters

Dryers, ranges and ovens have special heavier gauge wiring.

Branch Circuit Conductors and Wiring: Interior Conductors
Stranded Aluminum, Copper

Wiring conductors are normally only visible in a service panel. As observed the wiring in the service panel appears to be as checked. Other areas are unknown.

Ground Fault Circuit Interrupter (GFCI) Receptacles: Locations
Kitchen, Bathrooms, Basement

If present, I tested the operation of all readily accessible ground fault circuit interrupters. I tested by pressing the reset button. I verified whether accessible 'wet' locations as commonly defined were protected by GFCI receptacles or breakers. Any exceptions are noted in the appropriate section

If GFCI receptacles are not present, that is noted in the appropriate report section

Ground Fault Circuit Interrupter (GFCI) Receptacles: Test receptacles regularly
Recommend testing ALL ground fault circuit interrupters (GFCI) receptacles and circuit breakers (if installed) monthly. Simply press the ' TEST' button. If it is operating correctly it will audibly 'click' when it trips. Then press the ' RESET' button (or reset the breaker) to restore electricity. If the receptacle/breaker does not trip, recommend replacement by a licensed electrician for electrical safety.
Arc Fault Circuit Interrupters (AFCI): AFCI

Protection against irregularities in the electrical supply (such as arcing or loose connections) that could lead to a fire is provided by this type of (normally) circuit breaker installed at the main service panel. These are mandated on most circuits by modern code, but there is no backward compliance required.

However as they afford enhanced protection against some electrical defects, their installation is an option for homeowners without them.

I recommend you consult with a licensed electrician.

Polarity and Grounding of Receptacles: Tested

A representative number of receptacles were tested for functional grounding, polarity and usability. 

Comments: Electrical system was inspected

I inspected the electrical system over a wide ranging series of physical locations. The scope of the inspection is restricted to a limited sampling of a representative number of electrical componnents.

Any noted electrical deficiency should be regarded as serious and remediation is recommended before closing. This may require further evaluation by a licensed electrician. 

Branch Circuit Conductors and Wiring: Cable/Telephone/Alarm

Any cable, satellite, telephone, computer related, inter communication and/or alarm systems are not inspected. Evaluating these systems is beyond the scope of a home inspection. Their condition is unknown, and they are excluded from this report. 

Branch Circuit Conductors and Wiring: Electrical wiring hidden

Much of the electrical wiring is hidden beneath insulation, and floor, wall and ceiling coverings. I cannot inspect these areas.

Polarity and Grounding of Receptacles: Limited sampling used

I do not test every receptacle or switch in a home. As per the Standards of Practice I only test and report on "...a representative number of interior and exterior receptacles.".

It is possible for a defect to go undetected in a home inspection, which is neither exhaustive nor invasive. Many receptacles are hidden or behind personal items

$
Credit
Comment
6.3.1 - Distribution

Fused main disconnect

Observed the main disconnect is an older fused type. These are no longer considered proper. Some insurance companies will require these type of installations to be upgraded. Recommend upgrading to a modern circuit breaker type.

Electric Electrical Contractor
$
Credit
Comment
6.7.1 - Main Panel 3

Directory

Recommend completing or installing electrical distribution panel directory. This directory is helpful for identifying circuits especially during an emergency.
Wrench DIY
$
Credit
Comment
6.7.2 - Main Panel 3

Holes

Some of the knock-outs have been removed from the distribution panel body. Recommend installing blanks to prevent electrical shock and rodent infestation into panel.
Electric Electrical Contractor
$
Credit
Comment
6.8.1 - Branch Circuit Conductors and Wiring

Dead wires exposed - Basement
Basement Rear Right

Observed ends of dead wiring in basement. As these circuits are of unknown origin, recommend licensed electrician encloses and caps these wires in a junction box to guard against accidental re-energizing of the circuit.
Electric Electrical Contractor
$
Credit
Comment
6.8.2 - Branch Circuit Conductors and Wiring

Knob & Tube
Basement

Energized "knob and tube" wiring was found at one or more locations. This type of wiring was commonly installed prior to the 1930's, but was still used up to the 1950's. It is ungrounded and considered unsafe by today's standards. It is not within the scope of this inspection to determine what percentage of this property's wiring is of the knob-and-tube type, or to determine what percentage of the knob and tube wiring is energized versus abandoned. Some may still be active inside wall cavities. Recommend that a qualified electrician evaluate this wiring and make repairs or replace wiring as necessary. 

Note: Some insurance companies may be unwilling to offer homeowner's insurance for properties with knob and tube wiring. Consult with your insurance carrier regarding this. 

Note: MassSave will not insulate any attic, basement or wall space with knob and tube wiring present - live or dead. It must be removed. 

Note: Homeowners may be  eligible for financing up to $10,000 thru the MassSave program to assist in the removal of knob & tube wiring. See this brochure

Electric Electrical Contractor
$
Credit
Comment
6.8.3 - Branch Circuit Conductors and Wiring

Live wires exposed - Basement
Basement

There are electrical connections in the basement that were made outside of junction boxes. Recommend having a licensed electrician remake connections in properly secured junction boxes with cover plates for safety.

Electric Electrical Contractor
$
Credit
Comment
6.8.4 - Branch Circuit Conductors and Wiring

Switch - Faulty
1st Floor Kitchen

Observed a switch would cause a breaker to trip. This is an indication of faulty wiring or appliance, and should be treated as an electrical safety issue.

Electric Electrical Contractor
$
Credit
Comment
6.11.1 - Polarity and Grounding of Receptacles

2 prong
Interior 1st Floor

Many receptacles are the (2 prong) ungrounded type. These are an older type and are no longer used in modern wiring. Recommend having a licensed electrician replace these receptacles with new three-prong grounded receptacles for enhanced electrical safety.

Only invasive repairs by an electrical contractor can discover whether the wiring itself is grounded as it often is. 

Electric Electrical Contractor
$
Credit
Comment
6.11.2 - Polarity and Grounding of Receptacles

Ungrounded wiring
1st Floor

Testing of several receptacles showed that some of the ground prongs are non-functional. Suspect these receptacles may be connected to circuits run with ungrounded historic wiring. Recommend having a licensed electrician re-wire these circuits with modern, grounded wiring.

Electric Electrical Contractor
$
Credit
Comment
6.12.1 - Comments

Electrical - Marginal

Due to the marginal condition of the electrical system, it warrants closer examination by a licensed electrician. The listed deficiencies may not fully describe the inadequacies and potential safety hazards present. It is strongly recommended to have a licensed electrician examine the entire electrical system and make all changes necessary to bring the electrical system into compliance with the National Electrical Code.

Electric Electrical Contractor

7 - Plumbing System

Service: Entry/Shutoff
Basement, Gate Valve
Service: Service pipe type
Copper
Service: Water Filters/Treatment
None
Service: Water Source
Public
Service: Water Quality Testing
None
Service: Corrosion on fittings

Corrosion is often observed on pipe fittings. This is an indication of active/past water leakage whereby mineral deposits have been left behind. These commonly self seal and it is often more advisable to leave alone rather than attempt repairs. .

Service: Municipal Water Quality

For Your Information: Each local water supply authority/district should provide you with an annual report on their water quality. I recommend you ensure you are in possession of this information. You should also consider that the information so provided is only useful as a guide to what is supplied to the dwelling. Conditions may exist internally that impact the potability of the water actually available for consumption. It is recommended you privately test or monitor your water annually even though you have municipal water supply.

Service: Water supply - Shutoff gate valve
Basement

Note: The installed shutoff is on older type gate valve, which does not have an unlimited service life. They are often difficult to operate. It is suggested that a licensed plumber installs a modern ball valve for ease of operation in an emergency.

Caution must be exercised with old shut-off valves, as they can easily leak when they have not been operated in some time

Water Distribution: Piping
Copper, Plastic / CPVC / PEX, Galvanized/Brass
Water Distribution: Active supply leaks
No

Active supply leaks are referenced at the appropriate location


Water Distribution: Piping Insulation
Uninsulated, Uninsulated (PEX)
Water Distribution: Piping Support
Adequate
Water Distribution: Galvanized piping

Some of the water supply pipes were made of galvanized steel. Based on the age of this structure and the approx. 60 year useful life of this piping, it will likely need replacing in the future. Leaks can develop, flow can be restricted due to scale accumulating inside the piping, and water may be rusty. Note that it is beyond the scope of this inspection to determine what percentage of the piping is older, galvanized steel, as much of it is concealed in wall, floor and/or ceiling cavities. Suggest replacement with copper piping as found necessary.

Water Pressure 1: Location
1st Floor

Water pressure was tested by running the bathroom faucets, toilet and shower head simultaneously. This tests both pressure and flow. Comments are based on shower performance under these conditions.

Water Pressure 3: Location
3rd Floor

Water pressure was tested by running the bathroom faucets, toilet and shower head simultaneously. This tests both pressure and flow. Comments are based on shower performance under these conditions.

Water Pressure 2: Location
2nd Floor

Water pressure was tested by running the bathroom faucets, toilet and shower head simultaneously. This tests both pressure and flow. Comments are based on shower performance under these conditions.

Domestic Hot Water 1: Type and Energy Source
Conventional Storage - Gas
Domestic Hot Water 1: Location
Basement
Domestic Hot Water 1: Manufacturer
A.O. SMITH
Domestic Hot Water 1: Capacity
40 Gallon
Domestic Hot Water 1: Age (years)
Approximately, 8
Domestic Hot Water 1: Estimated Design Life
8-12 Years
Domestic Hot Water 2: Type and Energy Source
Conventional Storage - Gas
Domestic Hot Water 2: Location
Basement
Domestic Hot Water 2: Manufacturer
RHEEM
Domestic Hot Water 2: Capacity
40 Gallon
Domestic Hot Water 2: Age (years)
Approximately, 5
Domestic Hot Water 2: Estimated Design Life
8-12 Years
Domestic Hot Water 3: Type and Energy Source
Conventional Storage - Gas
Domestic Hot Water 3: Location
Basement
Domestic Hot Water 3: Manufacturer
STATE
Domestic Hot Water 3: Capacity
40 Gallon
Domestic Hot Water 3: Age (years)
Approximately, 2
Domestic Hot Water 3: Estimated Design Life
8-12 Years
Drain, Waste and Vent (DWV) Piping: DWV piping was inspected

I inspected the readily visible and accessible DWV piping for functionality

Drain, Waste and Vent (DWV) Piping: Types
PVC, Cast iron, Copper
Drain, Waste and Vent (DWV) Piping: DWV Insulation
Uninsulated

A home inspector is required to report as follows:

2. The drain waste and vent system: 

a. Piping, including supports; and 

b. Traps; drain, waste, and vent piping; piping supports and pipe insulation.

Drain, Waste and Vent (DWV) Piping: DWV Support
Functional

A home inspector is required to report as follows:

2. The drain waste and vent system: 

a. Piping, including supports; and 

b. Traps; drain, waste, and vent piping; piping supports and pipe insulation.

Gas Piping and Distribution Systems: Gas piping was inspected

I inspected the readily accessible and visible gas piping.

Gas Piping and Distribution Systems: Gas Meter - basement
Basement
Gas meters are no longer installed in basements. While there may be no requirement to have any basement mounted gas meters moved outside, you may consider doing so. You should check with the gas utility. This is likely to be at your expense. Many older Basement mounted gas meters require venting to the exterior. This pipe usually exits to the exterior adjacent to the gas meter location, and should remain unobstructed. Gas meters remain the property of the utility, and are usually replaced by them every 10 years.
Gas Piping and Distribution Systems: Gas pipe bonding

Bonding the gas pipes to the electrical grounding system is a requirement in most jurisdictions. This bonding is usually done by connecting the gas piping to the the supply system grounded conductor. This is often near the water heater for visibility.

This is a safety measure largely against damage from lightning strikes. Proper bonding can help prevent explosion.

Water Distribution: Not all water supply piping can be inspected

The inspection was restricted because not all of the water supply pipes were exposed, readily accessible, and observed.  For example, most of the water distribution pipes, valves and connections were hidden within the walls.  Many are hidden by insulation, stored items or clutter

Water Distribution: Exterior faucets are excluded

As per the Standards of Practice, the inspector is not required to: 

Observe, operate, or Report On: 

a. The exterior hose bibs; 

Drain, Waste and Vent (DWV) Piping: Not all DWV piping can be inspected

The inspection was restricted because not all of the pipes were exposed, readily accessible, and observed.  For example, most of the drainage pipes were hidden within the walls.  

Drain, Waste and Vent (DWV) Piping: External drainage is not inspected

As per the Standards of Practice the drainage (ie sewer) piping after exiting the house is not inspected. Specifically the Home Inspector is not required to report on "...Underground utilities, pipes, buried wires, or conduits; ". inspection and examination of these items is a specialist undertaking.

$
Credit
Comment
7.2.1 - Water Distribution

Corrosion
Basement

Corrosion was observed on some of the pipe fittings. This is an indication of active/past water leakage whereby mineral deposits have been left behind. Recommend having a licensed plumber wire brush corroded fittings and inspect for leakage and repair/replace as found necessary.
Pipes Plumbing Contractor
$
Credit
Comment
7.2.2 - Water Distribution

Galvanised steel

Some water supply piping is galvanized steel. This type of pipe can become clogged with mineral deposits and reduce water pressure. Suggest replacement with copper piping as found necessary.
Pipes Plumbing Contractor
$
Credit
Comment
7.10.1 - Gas Piping and Distribution Systems

Gas pipe bonding not observed

I did not observe that the gas piping was bonded according to common best practice. Recommend further review to establish correct bonding of the gas piping for safety

Electric Electrical Contractor

8 - Interior

General 1: Interior was inspected

I inspected the readily visible interior surfaces, structural elements and features. I looked for material defects according to the Massachusetts Standards of Practice.

General interior views for information

General 1: Lead Paint - Expanded Information

LEAD PAINT

What is Lead Poisoning and Who is at Risk? Lead affects practically all systems within the body. Lead is most harmful to children under age six because growing bodies mistake it for calcium and easily absorb it into bones, the brain and other organs. Lead interferes with the rapidly developing brain and other organs causing mental retardation, coma, convulsions, and even death. Pregnant women and women of childbearing age are also at increased risk, because lead ingested by the mother can cross the placenta and affect the unborn fetus. In the U.S., most commonly, children are poisoned through chronic, low-level exposure. Low-level lead exposure can cause reduced IQ and attention span, hyperactivity, impaired growth, reading and learning disabilities, hearing loss, insomnia, and a range of other health, intellectual, and behavioral effects. Except for severely poisoned children, there is no medical treatment for this disease. Even then, the treatment may only reduce the level of lead present in the body, without eliminating it. The only way to prevent lead poisoning is to remove the source of exposure. 

Protecting Your Family from Lead Hazards: Several steps can help reduce a family's exposure to lead. First, have the home evaluated for lead hazards by a State Certified Risk Assessor. Remember, if the home was built before 1978, chances are that it contains some lead paint - it is almost certain to be present in pre-1950 homes. Keep in mind that intact lead paint is rarely a hazard. If the home was built before 1978, carefully examine the information provided about lead-based paint hazards. Because of Federal requirements that went into effect in 1996, property owners must provide an educational pamphlet about lead and disclose any lead hazards. Prospective purchasers also have the option to have the property tested for lead hazards at their own expense. 

Good maintenance is important to keep old lead-based paint intact: Good cleaning habits including damp wiping, damp mopping and using a HEPA vacuum cleaner will significantly reduce the amount of leaded dust that is available. A Missouri-licensed lead inspector/risk assessor can test for leaded paint and evaluate the condition and health risk of the leaded paint in a home. A lead inspector/risk assessor will educate a homeowner on how to live and work safely with lead.

The Problem of Childhood Lead Poisoning: Lead poisoning is an important health problem, affecting an estimated 890,000 preschoolers. That means that about 4.4% of children aged 1 to 5 have too much lead in their bodies (source: Centers for Disease Control and Prevention).

Sources of Lead Poisoning: Lead is a heavy metal used in many materials and products. Because of the extensive use of lead over several centuries in the U.S., lead can be found in paint, dust, soil, water, air, and food

Lead-Based Paint: More children are poisoned by exposure to lead dust from lead paint in older homes than by any other source, usually through normal hand-to-mouth activity after getting lead dust on their hands and toys. Also, eating lead-based paint chips can seriously poison children, but this is relatively rare. Children can easily become lead poisoned when renovation activities in older homes disturb lead-based paint creating dust and chips.

Soil: Soil in the vicinity of the home can be contaminated from flaking exterior lead-based paint or previous deposits of leaded gasoline. Exterior sandblasting or dry scraping can produce exceptionally high levels of lead in soil. Children then play in that dirt and directly ingest it or it is tracked into the house on shoes. Some soil has been contaminated by lead from prior gasoline use.

Drinking Water: Drinking water can also contain lead from pipes or solder and contribute to childhood lead poisoning especially when contaminated tap water is used to make baby formula.

Lead-Based Paint Hazards in Housing: National health experts agree that exposure to lead-contaminated dust from lead-based paint in older homes is the primary source of lead poisoning in young children. Lead dust settles quickly, is difficult to clean up, and can be invisible to the naked eye. Young children usually are poisoned through normal hand-to-mouth activity, after they get lead dust on their toys and hands. Rarely, children can also ingest paint chips or flakes. 

The mere presence of lead-based paint in a home is not a hazard: Two-thirds of all U.S. housing contains some leaded paint, and the vast majority of children live safely in these homes and apartments. Two scenarios account for the majority of poisoning in children. Most commonly, children are poisoned by lead dust from deteriorated paint in poorly maintained older housing (especially windows). A lesser number of cases - though often more serious - are caused by repainting and remodeling projects that disrupt old painted surfaces without proper safeguards to control, contain, and clean-up lead dust. 

Housing age is an important predictor of risk: The lead content of paint varied substantially over the past century. During the first half of the twentieth century, the lead content of paint was marketed as a measure of its quality - the more lead the better. Prior to about 1940, leaded paints typically contained high amounts of lead - often 10% and sometimes as high as 50%. In the early 1950s, voluntary paint industry standards called for limiting lead content to 1%, and Federal regulations limited lead content in 1972 and effectively banned lead in residential paints in 1978. Lead was added to make paint durable, so lead paint was frequently used in high-traffic and high-moisture areas - kitchens and bathrooms, exterior siding and trim, window and door trim, kitchens, stairs, porches, etc.

General 2: Interior was inspected

I inspected the readily visible interior surfaces, structural elements and features. I looked for material defects according to the Massachusetts Standards of Practice.

General interior views for information

General 3: Interior was inspected

I inspected the readily visible interior surfaces, structural elements and features. I looked for material defects according to the Massachusetts Standards of Practice.

General interior views for information

Ceilings: Ceilings
Plaster/Drywall
Ceilings: Cosmetic cracking

I observed cosmetic blemishes in the ceilings. These are common in wood frame dwellings such as here. Often caused by lumber shrinkage or minor settlement, they can be more or less noticeable depending on changes in humidity. Many cracks will continually re-appear as they are often at a wallboard joint. I recommend refinishing as needed.

For recurring cracks, consider using an elastic crack covering product

Walls: Wall Insulation
Unknown/Not Visible

Insulation in outside walls is not visible except using invasive procedures. Analysis is excluded from this report

Walls: Walls
Plaster/Drywall, Ceramic Tile, Paneling
Walls: Cosmetic cracking

I observed cosmetic blemishes in the walls. These are common in wood frame dwellings such as here. Often caused by lumber shrinkage or minor settlement, they can be more or less noticeable depending on changes in humidity. Many cracks will continually re-appear as they are often at a wallboard joint. I recommend refinishing as needed.

For recurring cracks, consider using an elastic crack covering product

Floors: Floors
Wood, Ceramic Tile, Resilient
Floors: Not level - Movement of structure

Floors are not level.  Suspect as a result of movement of structure. See comments elsewhere in Basement. This is normal for a building of this age

Floors: Typical wear

Floors in the home exhibited light surface wear along major paths of travel.

Steps, Stairways, Balconies and Railings: Stairways were inspected

I inspected the stairways that are within the scope of my home inspection. 

They were not inspected for conformity nor compared to modern building codes except to point out current best practices. In all cases you should consider upgrading all stairways to todays methods. All treads should be level and secure. Riser heights and tread depths should be as uniform as possible. Baluster gaps should be no larger than 4" or 6" at stairs

Doors - Exterior: Types
Insulated
Doors - Interior: Interior doors inspected

Interior doors were inspected for basic functionality. Privacy locks should be installed on all lavatory equipped rooms. It is common over time for all wood framed doors to require periodic adjustment.

Doors - Interior: Types
Wood

It is normal over time for interior doors to become misaligned or require adjustment. 

Door stops are an easy way to prevent wall damage caused by hurried entry. 

Privacy locks are only required on bathroom doors.

Interior Fixtures, Receptacles and Switches: Interior fixtures, switches and receptacles were inspected.

I inspected and operated a representative number of the readily accessible fixtures, switches and receptacles. Any deficiencies were noted. Electrical issues are rated as serious until corrected

Interior Fixtures, Receptacles and Switches: Using incandescent bulbs?

Contact MassSave for an energy audit and most of the incandescent bulbs will be swapped out for LED bulbs at no cost

Windows: Types
Double-hung, Thermal/Insulated, Casement
Windows: Manufacturer
Andersen, Unbranded
Windows: Branded warranty

Branded windows such as Anderson, Harvey, etc often have unpublished extended warranties on the individual components. Before undertaking any needed repairs, contact the appropriate manufacturer for more information. 

The brand name is usually on the lock, but some manufacturers use glass etching (Anderson and Marvin).

Windows: Casement information
Recommend keeping casement windows locked when closed in order to help prevent warping and improve weatherstripping.
Skylights: There are no Skylights
Closets: Closets were inspected

I inspected the closets. I do not disturb the contents. There may be cosmetic blemishes or hidden damage when empty. Recommend verifying before closing.

Closets: Information (older houses)

In older homes particularly, it is common for the closets to reveal original details of construction. They are typically rarely painted or repaired, possibly still containing visible lead paint. As well, the original flooring is commonly visible. It is not unusual to see historic cracks that have been unfinished for decades.

General 1: Interior Finished

The interior ceilings and walls are finished. Structure cannot be observed

General 1: Appliances

Permanently installed appliances prevented viewing of some structure

General 1: Cabinets

Due to clutter, could not view interior condition of kitchen and bathroom cabinets.

General 1: Limitation of Interior Inspection

The following items are not included in this inspection: security, intercom and sound systems; communications wiring; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. 

Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.

General 1: Stored items

Due to the amount of boxes, clothing and/or items stored thru-out the dwelling, all areas were not accessible.

Windows: Blinds/curtains

Home inspectors do not move curtains and blinds to check window operation. These (increasingly with age) break readily and consequently are not disturbed by the inspector. Others at the inspection may undertake such movement at their own risk. 

$
Credit
Comment
8.6.1 - Floors

Refinish wood

Wood floors will require some minor repairs and refinishing.
Wrench DIY
$
Credit
Comment
8.9.1 - Doors - Interior

Adjustment

Some interior doors need adjustment to allow for proper operation.
Hammer Carpentry Contractor
$
Credit
Comment
8.9.2 - Doors - Interior

Basement Insulate

The basement is not conditioned or insulated space. The living space above should have an insulated and weather-stripped door as separation. I recommend installing same

Hammer Carpentry Contractor
$
Credit
Comment
8.9.3 - Doors - Interior

Hardware

Some interior doors have missing or damaged operating hardware.
Hammer Carpentry Contractor
$
Credit
Comment
8.10.1 - Interior Fixtures, Receptacles and Switches

Fixtures - Not working
Interior

Some of the interior light fixtures are not working as intended, are missing and/or broken. Recommend repairs as found necessary. 

Absent other issues, I suspect blown bulbs. If after the bulbs are replaced, these lights still fail to respond to the switch, this condition may represent a potential fire hazard, and the Inspector recommends that an evaluation and any necessary repairs be performed by a qualified electrical contractor. 

Note that many common household bulbs are replaced with modern energy efficient LED bulbs (for free!!) during a MassSave energy audit.

Electric Electrical Contractor
$
Credit
Comment
8.11.1 - Windows

Broken/cracked glass

There is broken/cracked glass in some windows throughout home. Recommend replacing all broken glass
Window Window Repair and Installation Contractor
$
Credit
Comment
8.11.2 - Windows

Casement/awning mechanism

Some casement/awning windows will not operate properly and may involve repair to linkage of crank handles
Window Window Repair and Installation Contractor
$
Credit
Comment
8.11.3 - Windows

Failed seal

The glazing between glass panes is failing at some windows. This allows moisture to condense between panes of glass (or the space becomes cloudy) and reduces energy efficiency. Additionally, if present, rainbow colored distortion is generally a failure of the low-E coating. In all cases, recommend replacement of window assembly. It may not be necessary to replace the complete window.
Window Window Repair and Installation Contractor
$
Credit
Comment
8.11.4 - Windows

Weatherstripping defective

Contractor Qualified Professional

9 - Heating - Steam Boiler 1

Steam Boiler: Manufacturer
BURNHAM
Steam Boiler: Boiler Location
Basement
Steam Boiler: Approximate Age of Boiler (years)
12
Boilers have an approximate life span of 20 years. However steam boilers have few moving parts and many remain functional long past this
Steam Boiler: Steam - General information

For Your Information: Steam boilers tend to be overlooked today as a primary heat installation. They are perceived to be far less energy efficient than comparable conventional forced hot water baseboard boilers. While this is true on the raw numbers, gas fired steam boilers use almost no electricity and have few replaceable parts. Because of this, the anticipated lifespan of some steam boilers has proven to be much longer than conventional hot water boilers. The net operating cost over the longer anticipated life of a steam boiler is often much better than might have been first thought. In addition, steam heat is widely recognized as the most comfortable heat, in that it adds humidity to rooms that become dry over the winter.

Steam Boiler: Steam Maintenance - Water loss
Steam boilers tend to lose water while they are operating. The sight glass shows the water level in the boiler. The water level should always be between 1/2 and 3/4 of the way up the sight glass. Recommend checking the sight glass weekly during the heating season and adding water to the boiler as necessary.
Steam Boiler: Steam Flush weekly

Steam boilers can build up sludge.  Sediment and rust will prevent proper operation. Recommend draining water from the device at the lowest drain valve until the water runs clear. This maintenance should be performed weekly during the heating season.

Boiler Attachments: Boiler attachments were inspected

All boiler attachments were inspected for functionality.

These attachments are likely to fail well before the main working boiler, and often become the prime motivation to replace the boiler and peripherals.

Flue Pipe: Flue was inspected
Metal into Chimney

I inspected the flue visually. It is beyond the scope of a home inspection to dismantle a flue for inspectionMe

Automatic Safety Controls: Steam Low water
Steam boiler is equipped with a low-water shut-off device. Sediment and rust in this safety device will prevent proper operation. Recommend draining water from the device until the water runs clear. This maintenance should be performed bi-weekly during the heating season.
Normal Operating Controls: Thermostat type/location
Non-programmable
Normal Operating Controls: Steam Thermostats

For your information: In general steam systems are slow to respond to thermostat changes. You should consider only using a small setback at night or schedule the morning thermostat change a little earlier

Pipe Insulation: Delivery System Pipe Insulation
Non-insulated piping

Steam boilers by design generate hot water at temperatures over 210 degrees. Insulation is highly recommended to conserve energy and to prevent burns from accidental touching. An expensive feature of an uninsulated installation is often a very comfortable basement in winter.

Many older steam installations were insulated with asbestos containing material, which did provide excellent insulating properties. 

Heating Distribution System - Hydronic: Radiators pitch slightly
Steam radiators should be pitched slightly to the steam supply pipe. If they are not properly pitched, water will sit in the bottom of radiator and cause objectionable noises when steam enters the radiator. It is not possible in a home inspection to operate steam boilers long enough to verify complete operational functionality. I recommend checking all radiators with a level and shimming as found necessary to provide proper pitch.
Heating Distribution System - Hydronic: Steam - Balancing
Steam heating systems need to be balanced using the adjustable relief valves on the side. Radiators closest to the boiler are usually allowed less steam than those furthest away. This is a job for a licensed HVAC technician.
Heating Distribution System - Hydronic: Steam - Lead Paint

Steam radiators in use in a house today were likely installed during the period of time that lead paint was in almost universal use. Throughout the dwelling it is likely that most interior surfaces have been painted (thus encapsulating the lead paint) - except the steam radiators. As an alternative to sending a sample to a lab or having an expensive dedicated lead paint inspection, it is suggested you proactively prep and paint all steam radiators if this is a concern

Heating Distribution System - Hydronic: Steam Radiator Shrouds

These are commonly installed to prevent accidental touching of the 200+ degree radiators. However as they tend to interfere with the heat radiating characteristics of steam radiators, some loss of efficiency may be incurred.

Steam radiators provide warmth by radiating heat, whereas common baseboard spreads heat through convection. 

Heating Distribution System - Hydronic: Steam - hissing

Steam radiators will often be heard hissing. This is coming from the small cylindrical balancing valve on the radiator. This is normal, and is the method of increasing or decreasing the flow of steam to the radiator. Steam is constantly escaping the units, adding moisture to the dry winter air, giving steam heat its renowned comfort level.


Steam Boiler: Hot weather limitation
Due to the outside temperature, the steam boiler was only run for a short period in order to ascertain its basic functionality. It is recommended that the boiler be fully serviced before the next heating season by a licensed HVAC contractor
$
Credit
Comment
9.2.1 - Boiler Attachments

PRV piping issue

The PRV (Pressure Relief Valve) on the boiler needs a 3/4 pipe to extend within 6 inches of floor for safety. I recommend repair by a qualified person.
Fire HVAC Professional
$
Credit
Comment
9.6.1 - Pipe Insulation

Insulate piping

Suggest insulating main supply heating pipes to reduce heat loss to basement, reduce fuel consumption and preventing accidental burns from touching pipes over 210 degrees

House construction Insulation Contractor

10 - Heating - Steam Boiler 2

Steam Boiler: Manufacturer
BURNHAM

See Boiler 1 for full steam information

Steam Boiler: Boiler Location
Basement
Steam Boiler: Approximate Age of Boiler (years)
22

Boilers have an approximate life span of 25 years. However steam boilers have few moving parts and many remain functional long past this

This boiler was manufactured in 1997

Boiler Attachments: Boiler attachments were inspected

All boiler attachments were inspected for functionality.

These attachments are likely to fail well before the main working boiler, and often become the prime motivation to replace the boiler and peripherals.

Flue Pipe: Flue was inspected
Metal into Chimney

I inspected the flue visually. It is beyond the scope of a home inspection to dismantle a flue for inspectionMe

Automatic Safety Controls: Steam Low water
Steam boiler is equipped with a low-water shut-off device. Sediment and rust in this safety device will prevent proper operation. Recommend draining water from the device until the water runs clear. This maintenance should be performed bi-weekly during the heating season.
Normal Operating Controls: Thermostat type/location
Non-programmable
Normal Operating Controls: Steam Thermostats

For your information: In general steam systems are slow to respond to thermostat changes. You should consider only using a small setback at night or schedule the morning thermostat change a little earlier

Pipe Insulation: Delivery System Pipe Insulation
Non-insulated piping

Steam boilers by design generate hot water at temperatures over 210 degrees. Insulation is highly recommended to conserve energy and to prevent burns from accidental touching. An expensive feature of an uninsulated installation is often a very comfortable basement in winter.

Many older steam installations were insulated with asbestos containing material, which did provide excellent insulating properties. 

Heating Distribution System - Hydronic: Radiators pitch slightly
Steam radiators should be pitched slightly to the steam supply pipe. If they are not properly pitched, water will sit in the bottom of radiator and cause objectionable noises when steam enters the radiator. It is not possible in a home inspection to operate steam boilers long enough to verify complete operational functionality. I recommend checking all radiators with a level and shimming as found necessary to provide proper pitch.
Heating Distribution System - Hydronic: Steam - Balancing
Steam heating systems need to be balanced using the adjustable relief valves on the side. Radiators closest to the boiler are usually allowed less steam than those furthest away. This is a job for a licensed HVAC technician.
Heating Distribution System - Hydronic: Steam - Lead Paint

Steam radiators in use in a house today were likely installed during the period of time that lead paint was in almost universal use. Throughout the dwelling it is likely that most interior surfaces have been painted (thus encapsulating the lead paint) - except the steam radiators. As an alternative to sending a sample to a lab or having an expensive dedicated lead paint inspection, it is suggested you proactively prep and paint all steam radiators if this is a concern

Heating Distribution System - Hydronic: Steam Radiator Shrouds

These are commonly installed to prevent accidental touching of the 200+ degree radiators. However as they tend to interfere with the heat radiating characteristics of steam radiators, some loss of efficiency may be incurred.

Steam radiators provide warmth by radiating heat, whereas common baseboard spreads heat through convection. 

Heating Distribution System - Hydronic: Steam - hissing

Steam radiators will often be heard hissing. This is coming from the small cylindrical balancing valve on the radiator. This is normal, and is the method of increasing or decreasing the flow of steam to the radiator. Steam is constantly escaping the units, adding moisture to the dry winter air, giving steam heat its renowned comfort level.


$
Credit
Comment
10.2.1 - Boiler Attachments

PRV Piping

The PRV (Pressure Relief Valve) on the boiler needs a 3/4 pipe to extend within 6 inches of floor for safety. I recommend repair by a qualified person.
Pipes Plumbing Contractor
$
Credit
Comment
10.6.1 - Pipe Insulation

Insulate piping

Suggest insulating main supply heating pipes to reduce heat loss to basement, reduce fuel consumption and preventing accidental burns from touching pipes over 210 degrees

House construction Insulation Contractor

11 - Heating - Steam Boiler 3

Steam Boiler: Manufacturer
BURNHAM

See Boiler 1 for full steam information

Steam Boiler: Boiler Location
Basement
Steam Boiler: Approximate Age of Boiler (years)
22

Boilers have an approximate life span of 25 years. However steam boilers have few moving parts and many remain functional long past this

This boiler was manufactured in 1997

Boiler Attachments: Boiler attachments were inspected

All boiler attachments were inspected for functionality.

These attachments are likely to fail well before the main working boiler, and often become the prime motivation to replace the boiler and peripherals.

Flue Pipe: Flue was inspected
Metal into Chimney

I inspected the flue visually. It is beyond the scope of a home inspection to dismantle a flue for inspectionMe

Automatic Safety Controls: Steam Low water
Steam boiler is equipped with a low-water shut-off device. Sediment and rust in this safety device will prevent proper operation. Recommend draining water from the device until the water runs clear. This maintenance should be performed bi-weekly during the heating season.
Normal Operating Controls: Thermostat type/location
Non-programmable
Normal Operating Controls: Steam Thermostats

For your information: In general steam systems are slow to respond to thermostat changes. You should consider only using a small setback at night or schedule the morning thermostat change a little earlier

Pipe Insulation: Delivery System Pipe Insulation
Non-insulated piping

Steam boilers by design generate hot water at temperatures over 210 degrees. Insulation is highly recommended to conserve energy and to prevent burns from accidental touching. An expensive feature of an uninsulated installation is often a very comfortable basement in winter.

Many older steam installations were insulated with asbestos containing material, which did provide excellent insulating properties. 

Heating Distribution System - Hydronic: Radiators pitch slightly
Steam radiators should be pitched slightly to the steam supply pipe. If they are not properly pitched, water will sit in the bottom of radiator and cause objectionable noises when steam enters the radiator. It is not possible in a home inspection to operate steam boilers long enough to verify complete operational functionality. I recommend checking all radiators with a level and shimming as found necessary to provide proper pitch.
Heating Distribution System - Hydronic: Steam - Balancing
Steam heating systems need to be balanced using the adjustable relief valves on the side. Radiators closest to the boiler are usually allowed less steam than those furthest away. This is a job for a licensed HVAC technician.
Heating Distribution System - Hydronic: Steam - Lead Paint

Steam radiators in use in a house today were likely installed during the period of time that lead paint was in almost universal use. Throughout the dwelling it is likely that most interior surfaces have been painted (thus encapsulating the lead paint) - except the steam radiators. As an alternative to sending a sample to a lab or having an expensive dedicated lead paint inspection, it is suggested you proactively prep and paint all steam radiators if this is a concern

Heating Distribution System - Hydronic: Steam Radiator Shrouds

These are commonly installed to prevent accidental touching of the 200+ degree radiators. However as they tend to interfere with the heat radiating characteristics of steam radiators, some loss of efficiency may be incurred.

Steam radiators provide warmth by radiating heat, whereas common baseboard spreads heat through convection. 

Heating Distribution System - Hydronic: Steam - hissing

Steam radiators will often be heard hissing. This is coming from the small cylindrical balancing valve on the radiator. This is normal, and is the method of increasing or decreasing the flow of steam to the radiator. Steam is constantly escaping the units, adding moisture to the dry winter air, giving steam heat its renowned comfort level.


Steam Boiler: Hot weather limitation
Due to the outside temperature, the steam boiler was only run for a short period in order to ascertain its basic functionality. It is recommended that the boiler be fully serviced before the next heating season by a licensed HVAC contractor
$
Credit
Comment
11.2.1 - Boiler Attachments

PRV piping issue

The PRV (Pressure Relief Valve) on the boiler needs a 3/4 pipe to extend within 6 inches of floor for safety. I recommend repair by a qualified person.
Fire HVAC Professional
$
Credit
Comment
11.6.1 - Pipe Insulation

Insulate piping

Suggest insulating main supply heating pipes to reduce heat loss to basement, reduce fuel consumption and preventing accidental burns from touching pipes over 210 degrees

House construction Insulation Contractor

12 - Bathroom - Guest 1

General Interior Conditions: Location
1st Floor

Bathrooms are inspected for basic functionality. Defects are as noted

General Interior Conditions: Generally Dated
Interior finishes are dated and may benefit from upgrading. However the general condition is rated functional
Bathroom Electrical: GFCI Protected Receptacle
Yes
Bathroom Cabinets and Sinks: Ran water at sink

I ran the water at this bathroom sink

Bathtub/Shower combination: Type of Bathtub
Fiberglass or Plastic
Ventilation: Ventilation to the Exterior
None
Toilet: Type
Uses approximately 1.6 gallons per flush
Toilet: Flushing
Some modern toilets that use reduced quantities of water to flush may need to be flushed during use, not only at the conclusion of use.
$
Credit
Comment
12.1.1 - General Interior Conditions

Tile loose

Tile Tile Contractor
$
Credit
Comment
12.5.1 - Ventilation

Not installed

Recommend the installation of a bathroom ventilation fan in each bathroom to remove steam and prevent moisture damage to walls and ceilings. I recommend venting the fan to the exterior to help remove moisture and odor. Exhaust vents should have a backdraft damper installed to prevent cold air, rain, snow, rodents and pests from entering the vent
Fire HVAC Professional

13 - Bathroom - Guest 2

General Interior Conditions: Location
2nd Floor

Bathrooms are inspected for basic functionality. Defects are as noted

General Interior Conditions: Generally Dated
Interior finishes are dated and may benefit from upgrading. However the general condition is rated functional
Bathroom Electrical: GFCI Protected Receptacle
Yes
Bathroom Cabinets and Sinks: Ran water at sink

I ran the water at this bathroom sink

Bathtub/Shower combination: Type of Bathtub
Porcelain tub
Ventilation: Ventilation to the Exterior
None
Toilet: Type
Uses approximately 1.6 gallons per flush
Toilet: Flushing
Some modern toilets that use reduced quantities of water to flush may need to be flushed during use, not only at the conclusion of use.
$
Credit
Comment
13.5.1 - Ventilation

Not installed

Recommend the installation of a bathroom ventilation fan in each bathroom to remove steam and prevent moisture damage to walls and ceilings. I recommend venting the fan to the exterior to help remove moisture and odor. Exhaust vents should have a backdraft damper installed to prevent cold air, rain, snow, rodents and pests from entering the vent
Fire HVAC Professional

14 - Bathroom - Guest 3

General Interior Conditions: Location
3rd Floor

Bathrooms are inspected for basic functionality. Defects are as noted

Bathroom Electrical: GFCI Protected Receptacle
Yes
Bathroom Cabinets and Sinks: Ran water at sink

I ran the water at this bathroom sink

Bathtub/Shower combination: Type of Bathtub
Fiberglass or Plastic
Ventilation: Ventilation to the Exterior
Functional
Ventilation: Fan timer

For your information - Today it is regarded as a good practice to have bathroom ventilation fans controlled by a timer so they run for a period of time after bathing/showering to remove moisture laden air that remains after normal use.

Toilet: Type
Duo flush - uses from 1.1 to 1.6 gallons per flush
Toilet: Flushing
Some modern toilets that use reduced quantities of water to flush may need to be flushed during use, not only at the conclusion of use.

15 - Bathroom - Basement

General Interior Conditions: Location
Basement

Bathrooms are inspected for basic functionality. Defects are as noted

General Interior Conditions: Generally Dated
Interior finishes are dated and may benefit from upgrading. However the general condition is rated functional
Bathroom Electrical: GFCI Protected Receptacle
No
Bathroom Cabinets and Sinks: Ran water at sink

I ran the water at the sink in this bathroom

Separate Shower: Type of Shower
Custom made/tile
Ventilation: Ventilation to the Exterior
None
Toilet: Type
uses more than 1.6 gallons per flush
Toilet: Not a water saving toilet
The toilet in this bathroom is an older style that I suspect uses more than today's norm of 1.6 gallons per flush. In the interests of water saving, suggest you consider upgrading to a modern low water use toilet.
$
Credit
Comment
15.2.1 - Bathroom Electrical

No GFCI protection

Recommend having a licensed electrician install a ground fault circuit interrupter (GFCI) receptacle in this bathroom. These type outlets provide enhanced protection against electric shock and should be installed for safety.
Electric Electrical Contractor
$
Credit
Comment
15.5.1 - Ventilation

Not installed

Recommend the installation of a bathroom ventilation fan in each bathroom to remove steam and prevent moisture damage to walls and ceilings. I recommend venting the fan to the exterior to help remove moisture and odor. Exhaust vents should have a backdraft damper installed to prevent cold air, rain, snow, rodents and pests from entering the vent
Fire HVAC Professional

16 - Heating - Other

Electric Supplemental

An electric appliance is used for supplemental heat. Many of these are energy inefficient and are more for ambience. These are not permanently installed and are excluded from this report.

17 - Laundry 1

Washing Machine and Dryer Installation: Location
1st Floor
Washing Machine and Dryer Installation: Washing Machine
Age was not determined, Appliance was not operated, Front Loader, Whirlpool
Washing Machine and Dryer Installation: Washing Machine Faucets
Single Lever
Washing Machine and Dryer Installation: Laundry Pan
None
Washing Machine and Dryer Installation: Dryer
Age was not determined, Appliance was not operated, Whirlpool
Washing Machine and Dryer Installation: Dryer Power Source
220V Electric (3 Prong)
Dryer Venting: Dryer Vent
Flexible Metal
Dryer Venting: Duct cleaning information
Depending on use, dryer exhaust vents should be cleaned every 1-3 years. This is best accomplished by a licensed professional.
Electrical: Electric Dryer 3 Prong
Laundry

For your information: The most recent code requires an electric dryer outlet to have an isolated ground in addition to the two hot and one neutral (four slots/prongs instead of three). With 3-conductor wiring, the ground wire rather than a neutral wire is used to carry the return current back for the 120 volt leg. The clothes dryer's metal frame can become energized if the neutral wire becomes loose at the receptacle or panel. While 3-wire clothes dryer circuits were allowed prior to 1996 and are commonly found, they are considered unsafe due to the risk of shock. 

There is no mandated upgrade required.

You may have to upgrade to this new style outlet if you purchase new equipment. Depending on local enforcement, at that time upgrade of both the outlet and the wiring back to the main panel may be necessary.

Electrical: GFCI Protected Receptacle - General use
No

Laundries are regarded as wet locations, and GFCI protection is mandated in new construction. You are recommended to provide any general (ie non appliance) outlet with GFCI protection - either at the outlet or the main panel.

Washing Machine and Dryer Installation: Washing machines and dryers are not operated

As per the Standards of Practice, Home Inspectors are not required to: 

Operate any laundry equipment, including washing machines and dryers. 

18 - Laundry 2

Washing Machine and Dryer Installation: Location
2nd Floor
Washing Machine and Dryer Installation: Washing Machine
Age was not determined, Appliance was not operated, Top Loader, GE
Washing Machine and Dryer Installation: Washing Machine Faucets
Single Lever
Washing Machine and Dryer Installation: Laundry Pan
None
Washing Machine and Dryer Installation: Dryer
Age was not determined, Appliance was not operated, GE
Washing Machine and Dryer Installation: Dryer Power Source
220V Electric
Dryer Venting: Dryer Vent
Flexible Metal
Dryer Venting: Duct cleaning information
Depending on use, dryer exhaust vents should be cleaned every 1-3 years. This is best accomplished by a licensed professional.
Electrical: GFCI Protected Receptacle - General use
No

Laundries are regarded as wet locations, and GFCI protection is mandated in new construction. You are recommended to provide any general (ie non appliance) outlet with GFCI protection - either at the outlet or the main panel.

Washing Machine and Dryer Installation: Washing machines and dryers are not operated

As per the Standards of Practice, Home Inspectors are not required to: 

Operate any laundry equipment, including washing machines and dryers. 

19 - Laundry 3

Washing Machine and Dryer Installation: Location
Basement
Washing Machine and Dryer Installation: Washing Machine
Age was not determined, Appliance was not operated, Top Loader, Maytag
Washing Machine and Dryer Installation: Washing Machine Faucets
Individual Faucets
Washing Machine and Dryer Installation: Laundry Pan
None
Washing Machine and Dryer Installation: Dryer
Age was not determined, Appliance was not operated, Maytag
Washing Machine and Dryer Installation: Dryer Power Source
220V Electric (3 Prong)
Dryer Venting: Dryer Vent
Flexible Metal
Dryer Venting: Duct cleaning information
Depending on use, dryer exhaust vents should be cleaned every 1-3 years. This is best accomplished by a licensed professional.
Electrical: Electric Dryer 3 Prong

For your information: The most recent code requires an electric dryer outlet to have an isolated ground in addition to the two hot and one neutral (four slots/prongs instead of three). With 3-conductor wiring, the ground wire rather than a neutral wire is used to carry the return current back for the 120 volt leg. The clothes dryer's metal frame can become energized if the neutral wire becomes loose at the receptacle or panel. While 3-wire clothes dryer circuits were allowed prior to 1996 and are commonly found, they are considered unsafe due to the risk of shock. 

There is no mandated upgrade required.

You may have to upgrade to this new style outlet if you purchase new equipment. Depending on local enforcement, at that time upgrade of both the outlet and the wiring back to the main panel may be necessary.

Electrical: GFCI Protected Receptacle - General use
Yes

Laundries are regarded as wet locations, and GFCI protection is mandated in new construction. You are recommended to provide any general (ie non appliance) outlet with GFCI protection - either at the outlet or the main panel.

Washing Machine and Dryer Installation: Washing machines and dryers are not operated

As per the Standards of Practice, Home Inspectors are not required to: 

Operate any laundry equipment, including washing machines and dryers. 

20 - Kitchen/Built-in Appliances 1

General: Kitchen was inspected

I inspected the kitchen as per the Massachusetts Standards of Practice. Items that are not part of this are outlined in the Limitations tab

General: Generally Dated
Interior finishes are dated and may benefit from upgrading. However the general condition is rated functional
Cabinets and Countertops: Cabinets/countertops were inspected

I checked the operation of a representative number of cabinets and their doors. Countertops were inspected for deterioration

Cabinets and Countertops: Cabinetry
Wood
Cabinets and Countertops: Countertop
Laminate
Cabinets and Countertops: General wear and tear

The kitchen cabinets exhibit signs of use. Some marks, chips, scuffs and abrasions are expected in used cabinets.

Electrical: GFCI Protected Receptacle(s) near Sink
No

GFCI receptacles provide enhanced safety when using electrical appliances near water sources. They are recommended within 6 feet of any sink, faucet or wet location

Sinks: Ran water at kitchen sink

I ran the water at the kitchen sink and observed for leaks and adequate drainage

Ventilation: Appliance
Incorrect installation suspected, Over the Range Microwave
Ventilation: Appliance was operated

I turned on the ventilation appliance and observed in operation

Ventilation: Vent Filters

Many ventilation appliance filters - either mesh or metal baffle - are washable in the dishwasher

Range: Range
Gas, HOTPOINT

I operated the range briefly to determine basic functionality. Ovens are tested only to the extent they respond to the 'BAKE' control

Dishwasher: Dishwasher
Not Operated, MAYTAG
Refrigerator: Refrigerator
Side by Side, Regular depth, GENERAL ELECTRIC
Refrigerator: Information - Modern refrigerators

For your information: Modern refrigerators draw air in at the bottom to cool the condensers and operate efficiently. General dust collection here added to by pet hair can reduce the operating efficiency of any refrigerator. You should periodically clear the cooling coils underneath with special brushes made for that purpose. If the refrigerator does not appear to cool adequately, lack of airflow across a dust blocked condenser may be the root cause.

Microwave (Built-in): Microwave (Built in)
Over the range
Food Waste Disposer: Disposer
KENMORE
Food Waste Disposer: Disposer information

For your information: The cost to repair a disposer will vary depending upon the problem. A leak may cost $100 to fix while the grinding mechanism can be as much as $200 to replace. A good consumer's rule of thumb is to not spend more than 25 percent of the replacement cost on any single repair. Based on this, many low cost disposers can be considered essentially disposable.

Food Waste Disposer: Disposer wrench

Disposers come with a wrench (see image) to un-jam/free the mechanism due to physical blocking (eg a bone) You should be aware of its location.

General: Limitations

The following items are not included in this inspection: 

  • household appliances such as refrigerators, freezers, ice makers, hot water dispensers and water filters; 
  • appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights.

Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. 

The inspector may note appliance manufacturers but does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.

General: Refrigerator unplugged
The refrigerator was unplugged at the start of the inspection. It was plugged in and found to be operational, but I cannot fully verify it is fully functional. Recommend verifying proper operation before closing.
Dishwasher: Old/Not operated

The dishwasher was not operated. The dishwasher appeared to be old, did not appear to have been run recently, and may leak. The inspector disclaims its proper operation. The client should ask the seller about its condition, if applicable.

$
Credit
Comment
20.3.1 - Electrical

GFCI not installed
Kitchen

There is no GFCI protection in the kitchen at outlets near the sink. These type outlets provide enhanced protection against electric shock in water present locations and should be installed for safety.

Electric Electrical Contractor
$
Credit
Comment
20.5.1 - Ventilation

Appliance incorrectly installed

Observed the over the range ventilation unit is not vented to the exterior, but neither is it configured to vent to the interior. (In effect it does not vent anywhere) I suspect faulty installation. Recommend a licensed contractor re-installs same.
Contractor Builder

21 - Kitchen/Built-in Appliances 2

General: Kitchen was inspected

I inspected the kitchen as per the Massachusetts Standards of Practice. Items that are not part of this are outlined in the Limitations tab

Cabinets and Countertops: Cabinets/countertops were inspected

I checked the operation of a representative number of cabinets and their doors. Countertops were inspected for deterioration

Cabinets and Countertops: Cabinetry
Wood
Cabinets and Countertops: Countertop
Granite
Cabinets and Countertops: General wear and tear

The kitchen cabinets exhibit signs of use. Some marks, chips, scuffs and abrasions are expected in used cabinets.

Electrical: GFCI Protected Receptacle(s) near Sink
Yes

GFCI receptacles provide enhanced safety when using electrical appliances near water sources. They are recommended within 6 feet of any sink, faucet or wet location

Sinks: Ran water at kitchen sink

I ran the water at the kitchen sink and observed for leaks and adequate drainage

Ventilation: Appliance
Over the Range Microwave, Whirlpool
Ventilation: Appliance was operated

I turned on the ventilation appliance and observed in operation

Ventilation: Interior recirculating

The kitchen ventilation fan is not vented to the exterior. It simply recirculates the air. Windows are the only source of ventilation in the kitchen. However windows are not usually effective at removing cooking fumes and steam from a kitchen. This results in moisture being added to the interior and exposure to cooking fumes and possibly contamination of the area by aerosolized cooking oils and other materials which may not be easily cleaned from surfaces. I do suggest the eventual installation of a kitchen ventilation fan in all kitchens to remove steam, moisture and odor from cooking to the exterior.

Ventilation: Vent Filters

Many ventilation appliance filters - either mesh or metal baffle - are washable in the dishwasher

Range: Range
Gas, SAMSUNG

I operated the range briefly to determine basic functionality. Ovens are tested only to the extent they respond to the 'BAKE' control

Dishwasher: Dishwasher operated
GENERAL ELECTRIC

The dishwasher was tested. It was not monitored through a complete cycle, only as to whether it commenced operation. Unless noted, it did not present any leaks. 

Testing does not guarantee cleaning ability.

Refrigerator: Refrigerator
Conventional Top Freezer, Regular depth, Insignia
Refrigerator: Information - Modern refrigerators

For your information: Modern refrigerators draw air in at the bottom to cool the condensers and operate efficiently. General dust collection here added to by pet hair can reduce the operating efficiency of any refrigerator. You should periodically clear the cooling coils underneath with special brushes made for that purpose. If the refrigerator does not appear to cool adequately, lack of airflow across a dust blocked condenser may be the root cause.

Microwave (Built-in): Microwave (Built in)
Over the range, WHIRLPOOL
Microwave (Built-in): Tested

The microwave was tested. No complex methods were used - simply whether it affected the temperature of a glass of water when run for 30 seconds.

Test does NOT guarantee heating and/or cooking results.

Food Waste Disposer: Disposer
IN SINK ERATOR
Food Waste Disposer: Disposer wrench

Disposers come with a wrench (see image) to un-jam/free the mechanism due to physical blocking (eg a bone) You should be aware of its location.

General: Limitations

The following items are not included in this inspection: 

  • household appliances such as refrigerators, freezers, ice makers, hot water dispensers and water filters; 
  • appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights.

Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. 

The inspector may note appliance manufacturers but does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.

22 - Kitchen/Built-in Appliances 3

General: Kitchen was inspected

I inspected the kitchen as per the Massachusetts Standards of Practice. Items that are not part of this are outlined in the Limitations tab

Cabinets and Countertops: Cabinets/countertops were inspected

I checked the operation of a representative number of cabinets and their doors. Countertops were inspected for deterioration

Cabinets and Countertops: Cabinetry
Wood
Cabinets and Countertops: Countertop
Granite
Cabinets and Countertops: General wear and tear

The kitchen cabinets exhibit signs of use. Some marks, chips, scuffs and abrasions are expected in used cabinets.

Electrical: GFCI Protected Receptacle(s) near Sink
Yes

GFCI receptacles provide enhanced safety when using electrical appliances near water sources. They are recommended within 6 feet of any sink, faucet or wet location

Sinks: Ran water at kitchen sink

I ran the water at the kitchen sink and observed for leaks and adequate drainage

Ventilation: Appliance
Incorrect installation suspected, Over the Range Microwave
Ventilation: Appliance was operated

I turned on the ventilation appliance and observed in operation

Ventilation: Vent Filters

Many ventilation appliance filters - either mesh or metal baffle - are washable in the dishwasher

Range: Range
Gas, GENERAL ELECTRIC

I operated the range briefly to determine basic functionality. Ovens are tested only to the extent they respond to the 'BAKE' control

Dishwasher: Dishwasher
Not Operated, GENERAL ELECTRIC
Dishwasher: Dishwasher repairs

Note: The cost to repair a dishwasher will vary depending upon the problem. A leak may cost between $100 and $200 to fix while a sophisticated control panel can be as much as $250 or more to replace. Other problems, like a slow drain or a broken door, can cost less than $100 to fix. A good consumer's rule of thumb is to not spend more than 25 percent of the replacement cost on any single repair. Based on this, many low cost dishwashers can be considered essentially disposable.

Refrigerator: Refrigerator
Conventional Top Freezer, Regular depth, FRIGIDAIRE
Refrigerator: Information - Modern refrigerators

For your information: Modern refrigerators draw air in at the bottom to cool the condensers and operate efficiently. General dust collection here added to by pet hair can reduce the operating efficiency of any refrigerator. You should periodically clear the cooling coils underneath with special brushes made for that purpose. If the refrigerator does not appear to cool adequately, lack of airflow across a dust blocked condenser may be the root cause.

Microwave (Built-in): Microwave (Built in)
Over the range
Microwave (Built-in): Tested

The microwave was tested. No complex methods were used - simply whether it affected the temperature of a glass of water when run for 30 seconds.

Test does NOT guarantee heating and/or cooking results.

Food Waste Disposer: Disposer
IN SINK ERATOR
Food Waste Disposer: Disposer wrench

Disposers come with a wrench (see image) to un-jam/free the mechanism due to physical blocking (eg a bone) You should be aware of its location.

General: Limitations

The following items are not included in this inspection: 

  • household appliances such as refrigerators, freezers, ice makers, hot water dispensers and water filters; 
  • appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights.

Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. 

The inspector may note appliance manufacturers but does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.

Dishwasher: Old/Not operated

The dishwasher was not operated. The controls did not work. The inspector disclaims its proper operation. The client should ask the seller about it

$
Credit
Comment
22.3.1 - Electrical

Outlet defective

Observed an electrical outlet was defective and could not be used as intended. Recommend replacement

Electric Electrical Contractor
$
Credit
Comment
22.5.1 - Ventilation

Appliance incorrectly installed

Observed the over the range ventilation unit is not vented to the exterior, but neither is it configured to vent to the interior. (In effect it does not vent anywhere) I suspect faulty installation. Recommend a licensed contractor re-installs same.
Contractor Builder
$
Credit
Comment
22.6.1 - Range

Burner not working
Right Rear

The burner was non-functional at time of inspection. Recommend repair or replacement by a qualified technician
Wash Appliance Repair
$
Credit
Comment
22.7.1 - Dishwasher

Damaged face
3rd Floor Kitchen

The dishwasher face needs repair

Wash Appliance Repair

23 - Basement

General: Basement was inspected

The basement is where many dwelling systems are located and interact.


Stairs: Basement stairways were inspected

The stairway to the basement was inspected

Foundation: Foundation
Masonry block, Stone

I inspected the visible foundation in the basement and reported as found.

Foundation: Foundation movement

Despite what may be written to the contrary, all foundations move. They are buried in the ground deep to resist movement, but some movement will always occur. Some is by the very act of installing tons of concrete or stone over a concentrated area, some is by the very natural movement of the surrounding ground. What we attempt to isolate in a home inspection is untoward movement that has other explanations and potentially graver consequences. 

As a guide, cracking usually needs to be at least 1/4" to be of concern, or that cracking must be unusual in its location or description.

Foundation: Concrete cracking

It is typical for concrete to crack. It will crack in walls and slabs. Most cracks will occur as part of the curing and drying process, and it may take several months for them to develop. These cracks, for the most part, will be shrinkage or hydration cracks. Generally these cracks will be more or less vertical. They are often at window and door openings or in long walls. Any horizontal cracks need to be further evaluated should they appear. I did not observe horizontal cracks during this inspection. 

One misconception is that cracks cause basement leakage. While a crack is an entry point for moisture, the reality is that leakage is caused by inadequate drainage, which allows water to accumulate at the exterior of the foundation wall. This is why it is essential for drainage to be routed out away from the foundation. Maintaining a positive slope away from the foundation, keeping gutters clean and extending downspouts away from the foundation can best accomplish this. If cracks continue to chronically leak, epoxy injection is a good repair.

Foundation: Stair step cracks

Some cracking on the foundation was noted in a few areas around the perimeter of the dwelling. These generally appeared to follow the mortar joints between the courses of blocks (stair step pattern) and are a common occurrence found in homes of this design. We did not notice any wall deflection or evidence of racking to doorframes or window openings in these areas at the time of the inspection. We recommend these be sealed as found necessary

Windows: Basement Windows
Vinyl
Sub Floor: Basement Ceiling/Sills/Sub Floor
Frame Construction, Traditional (Balloon Framing)
Sub Floor: No evidence of wood destroying insect activity

I did not observe any visual evidence of current wood destroying insect activity. Recommend inquiring of seller and/or investigating possible history and treatment of any known infestation prior to closing. As found necessary, I recommend purchasing a chemical treatment from a registered pest control company of your choice as a precaution.

Insulation: Basement Insulation
NONE

The facing on common rolled insulation (rather than unfaced batts) acts as a vapor retarder. (see that section for more detail). 

Uninsulated basements do not prevent moisture rising through the house (known as the stack effect).

The facing on rolled insulation is usually flammable, and should not be exposed.

Interior Walls: Basement Interior Wall Structure
Wood, Drywall covering, Panelling
Exposed Girders: Girders
Wood

I inspected the girders where readily accessible and visible. 

Girders are a crucial support for the whole structure. Traditionally solid wood, they transitioned to assemblies of dimensional lumber and nowadays often to a manufactured assembly. Stability and structural strength has improved as these changes were implemented.

Steel beams may also be present. 

Modern code does mandate certain techniques be used in constructing a girder. Frequently older girders did not embrace these techniques, and sometimes minor remedial action to ensure strength and structural strength is recommended

Exposed Girders: Crushing weight

The girders are small by today's standards. As built they were inadequate to support the floor loads. Crushing weight has visibly compressed the girder over some support posts. Some adjustments to the load have occurred, and the girders appear to be adequately supported, but any historic deflection is still present

Exposed Columns: Columns or Piers
Concrete Filled Steel (Lally) columns, Concrete Block, Wood Blocks/Pieces

Columns provide the final link in the chain of support for a dwelling. They take the load of the building that is not assumed by the foundation.

During a home inspection we cannot see the masonry structure under the column. This would normally be a significant concrete pad.

Any deficiency in a column should be regarded as serious and is recommended to be addressed

Chimneys: Chimney
Brick

Due to their weight, masonry chimneys extend down to the basement floor, usually resting on a significant masonry pad. This cannot be seen in a home inspection.

Chimney deficiencies are as noted

Floor: Basement Floor
Poured Concrete, Deteriorated

The basement floor is integral in keeping moisture from entering the dwelling. Uncovered bare ground readily allows moisture to enter. 

The basement floor, if concrete, does not have any structural value.

Deficiencies are as noted

Floor: Concrete floors

It is not uncommon for concrete basement floors to develop small cracks over time, although most will occur soon after the floor is cast in place. These are due to shrinkage and/or settling of the concrete. Recommend repairs as found necessary using a masonry epoxy. The floor has no significant structural function.

External Entry: Basement Door (Internal)
Inadequate
Moisture Penetration: Moisture Penetration
Efflorescence, Historic Evidence of Leaks

Moist basements contribute to unhealthy conditions throughout the dwelling, and are a prime cause of microbial activity in the dwelling, but in particular the attic. 

Basement moisture is conducive to wood destroying insect infestation. 

Dehumidification in warmer months is always recommended in this region

Seepage may occur in most basements following melting snow and periods of heavy rain.

Moisture Penetration: No chronic moisture penetration
I did not observe any indication of chronic water intrusion in the basement
Moisture Penetration: Seepage information

BASEMENT SEEPAGE: Basement seepage is of concern to most homeowners. Seepage can create water damage, allergic reactions or worse. Testing for mold and mildew is beyond the scope of the building inspection. Following is information relative to basement seepage and associated causes and recommendations.

  1. Given the right conditions, any basement can leak. No one can predict if a basement will leak in the future and, in many cases, it is not even possible to tell if a basement has leaked in the past. The best source of information about performance is the owner/occupant of the property. The most common cause of basement seepage is poor surface and roof drainage. Stone foundations were never designed to be watertight. For that matter concrete and concrete block are both porous, as well. The best way to minimize seepage in any foundation is to keep water away from the exterior
  2. Foundation cracks do not cause basement seepage. Many cracks never leak. Basement seepage is the result of having water where it is not supposed to be - along side the exterior foundation wall. Any crack only serves as a point of entry, not the cause of the seepage. It is essential to eliminate the cause not just to seal the entry point. If water is not routed away from the foundation adequately, seepage in the basement is likely. Gutters and downspouts must be kept clean and routed away from the foundation. This is essential both for preventing seepage as well as foundation stability
  3. Just because a basement has not leaked significantly in the past does not mean it will never leak. Conditions change. Foundations move. Gutters become blocked. Landscaping changes occur. Unusually heavy and or long-term rains occur. All of these are cause for possible basement seepage. Heavy downpours in some cases cause gutters to over flow even though the gutters are clean. This happens with particularly steep pitched or unusually large roofs. The sheer volume over whelms the gutters
  4. Certain landscaping features can also add to basement seepage. Flower beds planted adjacent the foundation can allow water entry along the foundation. All foundations crack can allow a point of entry. Brick patios and walkways serve as a direct catch basin and funnel for water to run to the foundation. Most are poorly drained and they are porous and allow moisture penetration. Concrete patios sloped to the foundation direct water to rather than away from the foundation. It is common for patios to settle along the foundation. The over dig area (working space for foundation installation) adjacent the foundation is not compacted when the home is built. It settles naturally which creates a negative slope around the foundation. Positive slopes of 6-inch in 10-feet is a desirable grade. In many homes it is quite common to have a walk or drive along the foundation. These too, settle and slope to the foundation. The joints between the foundation and the adjacent flatwork must be kept sealed. In some areas, the downspouts are still connected to the old underground drains tied to the sewers. The condition of these pipes is unknown because they are not visible. These pipes can split, collapse or become blocked. This allows water at the footing level thereby contributing to foundation seepage
  5. Should none of the common corrections eliminate continued basement seepage you may then need a mechanical system added. Interior perimeter drain tile connected to a sump pump discharging to the exterior should be the last resort to eliminate basement seepage. The discharge point for the pump should be at least three feet and preferably ten feet from the foundation.
Vapor Retarders: Vapor Retarders - Information

Vapor retarders are materials that inhibit water condensation. In cold climates, water vapor collects in the attic or top level of a house as heat rises. Vapor retarders help to block water vapor from both leaving the basement (where a dehumidifier can be used) and entering the attic. 

Materials used as vapor retarders in basements are usually the facing on rolled insulation, but may also include highly pigmented or specially-treated latex paint, polyethylene sheets and certain lumber. 

Moisture introduced in a basement will very quickly migrate up into the attic as vapor. It is not uncommon for damp basements to be a factor in the formation of attic mold and mildew. 

Vapor retarders are important to prevent water vapor from damaging the floor joists above the basement as well as causing mold and mildew and encouraging termite infestations. Many vapor retarders are not visible during a home inspection.

Dehumidifier: Dehumidifier
None
Sump: Type
None observed
General: Appliances, ductwork, plumbing and/or wiring
Visibility in basement was obstructed by appliances, ductwork, plumbing and/or wiring
General: Stored items
Due to the many stored items in the basement, some areas were not accessible.
General: Finished (part)

Partially finished basement obstructed viewing of structural components, including foundation walls, girders, columns, subfloor, sills and rim joist. Ratings given refer to area viewable in unfinished areas only

Foundation: Painted

Painted foundation walls can hide evidence of cracking that may otherwise be noted and reported on

Sub Floor: Observation of wood destroying insect activity

Full assurance of the lack of wood destroying insect activity cannot be ascertained due to some inaccessible areas. You may wish to consider further observation by a qualified individual when the obstructions are not present.

Home Inspectors are not required to:  "Observe and Report On Wood destroying insects, rodents and/or vermin unless specifically contracted for in writing" 

$
Credit
Comment
23.3.1 - Foundation

Pointing

Observed some deteriorated mortar joints in foundation walls. Recommend pointing
Brick Masonry, Concrete, Brick & Stone
$
Credit
Comment
23.6.1 - Insulation

None

There is no insulation in the floor. It is recommended you contact MassSave (or insulation contractor if not available in this town) to conduct an energy audit. In most cases floor insulation also provides a vapor barrier critical to energy efficiency and a healthy interior environment
House construction Insulation Contractor
$
Credit
Comment
23.10.1 - Chimneys

Pointing required

Some portions of the chimney have missing mortar or deteriorated mortar joints. Recommend having a licensed mason point chimney.
Brick Masonry, Concrete, Brick & Stone
$
Credit
Comment
23.11.1 - Floor

Deteriorated

Observed the concrete floor is deteriorated. It may have been patched, have been removed in places or be inadequate. Recommend repairs  as needed. The floor here has no structural value. It is more to control moisture and for aesthetics.

Brick Masonry Contractor
$
Credit
Comment
23.12.1 - External Entry

Insulate Door

Recommend installation of weatherstripping and solid foam insulation on basement exit door,  or replacing with an insulated and weatherstripped exterior door assembly for energy efficiency and to prevent rodent entry.

Contractor Builder
$
Credit
Comment
23.13.1 - Moisture Penetration

Foundation Efflorescence

Efflorescence on foundation wall indicates moisture is in contact (externally) with the masonry. This does not necessarily indicate that intrusion will occur or is occuring, but is a good indicator that intrusion has occurred. It should alert you to the possibility that future steps may be needed. Seepage may occur following melting snow and periods of heavy rain. The prime cause is incorrect external grading allowing water to pond at the foundation rather than drain away.

Water Waterproofing Contractor
$
Credit
Comment
23.13.2 - Moisture Penetration

Historic leak evidence

The basement shows evidence of past leaks. The severity and regularity of these leaks cannot be determined from a single visit. The evidence suggests it is modest and may only occur during the heaviest of rainy periods. However, there is some risk that you will need improvements to control water intrusion to your satisfaction.

No one can predict if this basement will ever leak and this inspection does not imply that this basement will not leak in the future. Because most basement water problems originate from surface drainage rather than ground water, maintaining gutters,downspouts and surface drainage is very important. Exterior water control is generally more effective than internal patching or sealing. Some basements leak occasionally and depending on soil conditions, this leakage sometimes leaves no evidence of stains, deposits or discoloration. Be aware that concrete is porous. If it is wet on the outside, that moisture will eventually penetrate to the inside. Be sure to read the seller's disclosure and make a direct inquiry of owners regarding any history of a damp or wet basement. I cannot predict nor be held responsible for basement water seepage/leakage that might occur in future.

Moist basements contribute to unhealthy conditions throughout the dwelling, and are a prime cause of microbial activity in the dwelling, but in particular the attic. Basement moisture is conducive to wood destroying insect infestation. I recommend you consult a basement water infiltration specialist for further guidance.

Water Waterproofing Contractor
$
Credit
Comment
23.14.1 - Vapor Retarders

Not present (floor not insulated)

The floor system is not insulated. Heat loss can occur more on this home than one that is properly insulated. Lack of a vapor barrier allows moisture in the basement to rise throughout the home. This can lead to conditions favorable to mold formation.

As part of energy efficiency preparedness, recommend adding insulation with a vapor barrier to the basement sub floor

House construction Insulation Contractor
$
Credit
Comment
23.15.1 - Dehumidifier

Dehumidifier recommended
Basement

New England basements are known for their higher humidity levels in Summer, and a dehumidifier is a recommended item. To avoid constant trips to the basement to empty the reservoir, it is recommended you purchase one with a built in pump and direct the condensate to the outside

Wrenches Handyman

24 - Miscellaneous

Smoke/CO/Heat Detectors

Massachusetts law requires that local Fire Departments issue a certificate certifying compliance with current legal requirements (no grandfathering) concerning smoke, fire, heat and carbon monoxide detectors upon sale of any dwelling as determined by the local governing authority. 

It is the responsibility of the seller to obtain this certificate. However you should be aware that this task must be completed in a timely manner, as closing cannot proceed until the certificate is in the possession of the relevant attorney.

Once in residence, it is recommend you test all installed detectors periodically. Batteries (including those detectors hard wired using batteries as backup) are recommended for change every year. Smoke detectors and the like are regarded as having an anticipated life of 10 years, and are recommended for replacement at that time. 

You should never hesitate to ask the local fire department for advice on the latest fire prevention techniques.

Cost Estimates
Cost estimates for recommended work are not included with this written report. We find estimates vary dramatically between contractors with different methods, work habits and profit goals. This makes it important that you obtain at least three estimates for any substantial repair or home improvement and that all estimates be based on identical specifications. Please feel free to call if you have any questions regarding bids that might have been obtained because of information in this report.
Confirm Permits

It is strongly recommended that you or your agent confirm with the municipality that all previous renovation work has been inspected by same and that all inspection, permits and repair requirements have been properly completed.

Failure to have in hand evidence of the satisfactory completion of renovations can cause significant issues with local authorities. 

How long will the [......] last?

This is a question with so many variables, it is basically impossible to answer. But a renowned Home Inspector resource has published this guide which appears to cover just about everything a home has. I have no particular knowledge in this area, so the information is linked for your review only.

Life expectancy of Home Components

Lead & Asbestos & Building Codes - Built before 1960

Lead: This dwelling may have contained lead paint. Lead paint was in universal use as a paint additive until banned in 1978. Recognized as a toxic substance, any house constructed before this date can be considered to have used paint containing lead on most painted surfaces. Federal law regulates compulsory disclosure regarding "Any known information concerning the presence of lead-based paint..." upon sale of any residential property. It is the buyers responsibility to obtain this information. A home inspection does not test for lead paint. Lead paint inspection is not an inexpensive process and requires a certified professional.

Asbestos: It is possible that some materials or other components used in construction of this dwelling (eg heating systems, plumbing pipes, ductwork, floor or ceiling, insulation, etc.) may have ACM (asbestos containing materials). ACM was in wide use in the building trade until the late 1970's. It offered enhanced durability and had excellent fire retardant properties. ACM can be a health risk under certain conditions. In many circumstances, leaving the ACM undisturbed is recommended. If required, ACM should only be remediated by licensed professionals. A visual inspection can NOT verify the absence or presence of asbestos. Only having suspect sample materials tested at a licensed asbestos laboratory can make this determination. We are NOT a licensed asbestos testing laboratory, NOR are we a certified or licensed ACM specialist or inspector.

Building Codes: Houses constructed before the standardization of building codes often employed unconventional framing methods and practices which do not conform to today's standards. Frequently, these and other defects such as hidden decay, wood destroying insect damage, etc., cannot be seen without dismantling or removal of surfacing materials, but may be revealed by subsequent removal during renovation or remodeling. Homes of this age may have numerous instances and areas that are not current in code requirements. This is not a new home and this home cannot be expected to meet current code standards. While this inspection makes every effort to point out safety issues, it does not inspect for code. It is common that homes of any age will have had repairs performed and that some may not be in a workmanlike manner. Some areas may appear less than standard. This inspection looks for items that are not functioning as intended. It does not grade the repair. It is sometimes common to see old plumbing or mixed materials. Sometimes water signs in crawlspaces or basements could be years old from a problem that no longer exists. Or, it may still need further attention and repair. Determining this can be difficult in a lived in home. Sometimes homes have signs of damage to wood from wood destroying insect infestation. Having this is typical and fairly common. If the home inspection reveals signs of damage you should have a pest control company inspect further for activity and possible hidden damage. The home inspection does not look for possible manufacturer re-calls on components that could be in this home. 

Water - Public information

For Your Information: Each local water supply authority/district should provide you with an annual report on their water quality. I recommend you ensure you are in possession of this information. You should also consider that the information so provided is only useful as a guide to what is supplied to the dwelling. Conditions may exist internally that impact the potability of the water actually available for consumption. It is recommended you privately test or monitor your water annually even though you have municipal water supply.