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1234 Main St.
Saranac Lake NY 12983
12/16/2018 9:00AM

Sample agent
agent

Agent Name

Agency Name
14
Maintenance item
13
Recommendation
1
Immediate action

1 - Inspection Details

General: In Attendance
Client, Client's Agent, Home Owner
General: Occupancy
Furnished
General: Type of Building
Single Family
General: Approximate age of home (from Zillow)
28 years old
General: Approximate Temperature
75 Fahrenheit (F)
General: Weather Conditions
Clear
General: Excluded From Inspection
Shed, Septic System, Back Up Generator, Dock
General: General exterior photos
Disclosures : Change Locks

After moving into a house, it is strongly recommended to have the locks changed. Over the years, previous owners may have distributed the keys to family and friends. A new set of locks would insure privacy and security. If the house has remote garage door openers, it is also recommended to change the code access.

Disclosures : Code

A home inspection is not a code inspection. If you desire an opinion on code compliance, please consult your local municipality.

Disclosures : Mold

Concerning mold in a home / building. While we will report any substance that appears to be mold, the only true way to determine if mold is present is to have a New York state licensed mold assessor inspect or test for mold. Saranac Lake Inspection Services does not perform mold testing or mold inspection's. Any mention of mold in this report should be considered a recommendation to bring in a New York state licensed mold assessor to inspect and test for mold. If you have a specific concern regarding mold, consult a mold specialist for advice.


For further information, here is a fact sheet regarding Mold Assessment and Remediation in New York, and here is a fact sheet regarding What To Expect When You Hire a Mold Assessor and Mold Remediation Contractor, both written by the State of New York Department of Labor.

Disclosures : Standards of Practice

It is recommended that the New York State Standards of Practice for home inspectors be reviewed to help better understand what is and is not required of a home inspector. This information along with the Code of Ethics is available at the Department of States website.

Limitations: Stored Items
Numerous wall, floor and other surfaces were obscured by furniture and/or stored items, preventing a full evaluation of some areas.

2 - Roof

Inspection Method
Binoculars, Ground
Coverings: Material
Asphalt, Metal
Roof Penetrations: Roof Penetrations
Skylight, Chimney, Vent pipe, Exhaust vent
Roof Drainage Systems: Concerning the Lack of Gutters

Gutters are not a necessary part of all homes, but some can be helped by the presence of gutters. Gutters help take water from the roof and shed it away from the foundation of the home. Some homes naturally shed water away from the foundation effectively thanks to grading, but others do not. Any home with signs of moisture in the basement, or signs of deterioration of paint or stains in the area of the drip line could be considered a candidate for the future installation of gutters.  

Credit
Comment
2.1.1 - Coverings

Tree Debris on Roof
Multiple Exterior Locations

There was tree debris noted on the roof. Any debris could lead to the premature deterioration of the roof covering, or could prevent proper drainage. Recommend a qualified contractor to repair as needed.

Contractor Qualified Professional

3 - Exterior

Siding, Flashing & Trim: Siding Material
Wood
Exterior Grounds & Retaining Walls: Grading around house
About level, Slopes away
Exterior Grounds & Retaining Walls: Vegetation
Clear around house
Exterior Grounds & Retaining Walls: Trees
Overhanging house
Credit
Comment
3.2.1 - Decks, Balconies, Porches & Steps

Missing flashing
Exterior Left

There were one or more areas of decking that were missing flashing.  Flashing against the home that extends beyond the ledger board helps protect from water entering behind that board and reaching the sheathing.  Recommend a qualified contractor to repair as needed.

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

Deck - Loose Boards
Exterior Left

One or more deck boards were observed to be loose. Depending on the level of looseness, they can range from a nuisance from extra bounce, to a trip hazard if the ends lift. Recommend a qualified contractor to repair as needed.

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

Ledger Board Improperly Installed
Exterior Rear

The ledger board was not properly attached to the building. This is a safety concern.  Proper fasteners have the strength to prevent a deck from pulling away or dropping. Recommend a qualified contractor to repair as needed.

Contractor Qualified Professional
Credit
Comment
3.3.1 - Exterior foundation

Damaged parge coat
Exterior Rear

There was damage noted to the parge coat in one or more locations around the foundation. Water could infiltrate the damaged areas causing further deterioration to the parge coat. Recommend a qualified contractor to repair as needed.

Contractor Qualified Professional
Credit
Comment
3.5.1 - Exterior Grounds & Retaining Walls

Trees Overhanging Roof
Exterior Rear

There were trees observed overhanging the roof. This could cause damage to the roof or could prevent proper drainage. Recommend a qualified contractor to repair as needed.

Contractor Qualified Professional

4 - Garage

Location
Detached
Viewing
Limited by stored items, Limited by parked cars
Roof: Covering Material
Asphalt
Exterior: Siding Material
Wood
Walls & Ceilings: Ceiling Material
Wood
Walls & Ceilings: Wall Material
Wood
Garage Door: Type
Overhead
Garage Door: Safety Features
Photo electric eye, Auto reverse (not tested)
Floor: Material
Concrete
Garage Door: One door not operated by inspector

As viewed from the exterior front of the garage, the right garage door was not operated by the inspector. A combination keypad was noted by the door on the exterior, but no other means of opening and closing the door were accessible to the inspector. The door was opened by the homeowner that day, so the operation is confirmed, but the operation of the photoelectric eye could not be confirmed, and must be excluded from this report.

Credit
Comment
4.1.1 - Roof

Moss
Exterior Garage

There was moss present on the roof covering in one or more locations of the roof. Moss could hold moisture and wick water under the shingles causing moisture to reach the roof decking. Recommend a qualified contractor to repair as needed.

Contractor Qualified Professional
Credit
Comment
4.1.2 - Roof

Pine needles
Exterior Garage

There were pine needles present on the roof. Pine needles are acidic, and could reduce the life of roof coverings. Recommend a qualified contractor to repair as needed.

Contractor Qualified Professional
Credit
Comment
4.1.3 - Roof

Tree Overhang
Exterior Garage

There were trees observed overhanging the roof. This could cause damage to the roof or could prevent proper drainage. Recommend a qualified contractor to repair as needed.

Contractor Qualified Professional
Credit
Comment
4.2.1 - Exterior

Inadequate Ground Clearance
Exterior Garage

There appeared to be inadequate ground clearance between the siding or trim and the soil in one or more locations. Siding or trim that is too close to the ground may become wet, shortening the life of the paint or wood, and prolonged moisture contact may reach back to the sheathing. Recommend a qualified contractor to repair as needed.

Contractor Qualified Professional
Credit
Comment
4.4.1 - Garage Door

Photo electric eye too high
Garage

The photo electric eyes were noted as being too high for one or more garage doors.  The eyes should be low enough to the ground to be tripped by any pets, crawling children, or fallen individuals to prevent the door from closing upon the subject.  Recommend a qualified contractor to repair as needed.

Contractor Qualified Professional
Credit
Comment
4.5.1 - Floor

Cracking - Minor
Garage

Small cracks were noted in the garage floor. Small cracks are common in all concrete floors, but recommend monitoring for movement.

Mag glass Monitor

5 - Attic & Ventilation

Roof Structure: Roof system
Rafters and joists
Attic floor: Covering
Some flooring
Attic Insulation: Insulation Location
Roof, Ceiling
Attic Insulation: Insulation Type
Batt, Fiberglass
Ventilation: Roof Ventilation Type
Soffit Vents, Ridge Vents
Ventilation: Bathroom vent ductwork
Could not determine/Limited viewing
Attic Access
Limited access
Credit
Comment
5.3.1 - Attic Insulation

Missing insulation
Attic

One or more areas of insulation appeared to be misplaced or missing.  Insulation in the attic helps prevent heat loss, which could lead to ice buildup on the roof or other humidity in the attic.  Recommend a qualified contractor to repair as needed.

Contractor Qualified Professional

6 - Interior, Windows, Doors

Viewing of interior
Limited by stored items
Ceilings: Ceiling Material
Drywall, Drop ceiling
Walls: Wall Material
Drywall, Wood
Wall Structure: Material
Wood Framed
Floors: Floor Coverings
Wood, Tile
Windows: Window Type
Casement
Steps, Stairways & Railings: Stairs
Between living levels, To basement
Appliances: Oven
Part of stove
Appliances: Exhaust Hood Type
Vented
Appliances: Garbage Disposal
None
Appliances: Dryer
LG, 220 Electric
Appliances: Refrigerator
LG
Appliances: Range
Propane, Bosch
Appliances: Dishwasher
Bosch
Appliances: Washer
LG
Credit
Comment
6.5.1 - Floors

Cracked tile
Kitchen

There were one or more areas of cracked tile.  Any cracks could allow water to enter behind the floor coverings and reach the sub floor.  Recommend a qualified contractor to repair as needed.

Contractor Qualified Professional
Credit
Comment
6.6.1 - Doors

Door Did Not Latch
Multiple Interior Locations

One or more doors around the home did not latch at the time of the inspection. This could prevent privacy or security. Recommend a qualified contractor to repair as needed.

Contractor Qualified Professional
Credit
Comment
6.6.2 - Doors

Misaligned Bi-fold doors
Basement Hallway

One or more bi-fold doors did not appear to open and shut properly.  Bi-fold doors sometimes shift over time, becoming difficult to operate or loose in other ways.  Recommend a qualified contractor to repair as needed.

Contractor Qualified Professional
Credit
Comment
6.7.1 - Windows

Failed seal
Multiple Locations

One or more windows' thermal pane glass appeared to be compromised.  Condensation was observed between the panes, implying their thermal resistance has been compromised.  Recommend a qualified contractor to repair as needed.

Contractor Qualified Professional
Credit
Comment
6.8.1 - Steps, Stairways & Railings

Improper spindle spacing
Multiple Interior Locations

One or more areas around stairs had improperly spaced spindles. Spindles on railings and handrails should have narrow enough spaces between them to not allow for a child or pet to get through or get stuck in. Recommend a qualified contractor to repair as needed.

Contractor Qualified Professional

7 - Heating

Equipment: Brand
Carrier
Equipment: Heat Type
Forced Air
Equipment: Energy Source
Propane
Equipment: Combustion air supply
Exterior
Operating Controls: Thermostat Location
Living room
Distribution Systems: Materials
Duct work
Presence of Installed Heat Source in Each Room: Heat Source in Room
Vents
Fuel Storage & Distribution Systems: Fuel Tank Location
Outside
Fuel Storage & Distribution Systems: Main Fuel Shut-off Location
At Tank, Outside home
Solid Fuel Heating Device (Fireplace, Woodstove): Type
Fireplace
Equipment: Service Heat

It is always recommended when purchasing a new home that you have your main heat source serviced to ensure proper safety and function.

Operating Controls: Emergency shut off
Next to unit
Solid Fuel Heating Device (Fireplace, Woodstove): Level 1 Inspection

A level 1 inspection is able to be performed by a home inspector. It is a visual evaluation of accessible components of a fireplace or woodstove, and the operation of all basic components.

Solid Fuel Heating Device (Fireplace, Woodstove): Level 2 Inspection

A level 2 inspection performed by a qualified chimney sweep is always recommended. This inspection will determine the condition of the flue liner. All solid fuel burning appliances should be inspected, cleaned, and repaired as necessary before initial use by a qualified chimney service contractor, and annually thereafter.

Credit
Comment
7.7.1 - Solid Fuel Heating Device (Fireplace, Woodstove)

Cracked fire brick

One or more fire bricks were noted as being cracked.  Any fire bricks in a wood burning appliance that are cracked may not adequately protect the body of the unit from the heat of the burn chamber, and any broken bricks could continue to deteriorate over time.  Recommend a qualified contractor to repair as needed.

Contractor Qualified Professional

8 - Cooling

General: No System
There was no house wide cooling system installed at the time of the inspection.

9 - Plumbing

General: Water Source
Well
General: Waste System
Septic
Drain, Waste & Vent Systems: Material
PVC
Water Supply & Distribution Systems: Distribution Material
Copper
Fixtures: Functional flow test
Acceptable drop in pressure
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Propane
Hot Water Systems, Controls, Flues & Vents: Manufacturer
Rinnai
Sump Pump: Location
None
Well components: Components noted
Tank, Pressure gauge, Control box
Well components: Pressure gauge range
30-60
Well components: Well head location
Outside
Main Water Shut-off Device: Location
Basement
Hot Water Systems, Controls, Flues & Vents: Location
Basement
Hot Water Systems, Controls, Flues & Vents: Year Manufacture
2004
Credit
Comment
9.3.1 - Drain, Waste & Vent Systems

Use of S-trap
Kitchen

One or more S-traps were noted.  S-traps are no longer acceptable by modern building practices, however still widely used in this area.  The design of an S-trap leaves it susceptible to siphoning from water flowing through other parts of the drain system, resulting in the loss of a water seal and possible entrance of sewer gas into the home.  Recommend a qualified contractor to repair as needed.

Pipes Plumbing Contractor
Credit
Comment
9.5.1 - Fixtures

Caulking around surround
Basement Bathroom

The caulking around the surround appeared to be loose or missing.  Caulking around the tub or shower surround helps prevent moisture from entering behind the surround and reaching the walls or floor.  Recommend a qualified contractor to repair as needed.

Contractor Qualified Professional
Credit
Comment
9.5.2 - Fixtures

Slow Draining Sink
2nd Floor Bathroom

One or more sinks drained slowly at the time of the inspection.  There are many reasons why a sink may drain slowly, most of which are minor.  Recommend a qualified contractor to repair as needed.

Pipes Plumbing Contractor
Credit
Comment
9.5.3 - Fixtures

Loose hardware
1st Floor Bathroom

One or more pieces of plumbing hardware appeared to be loose.  Any loose hardware may not function as intended or allow water to reach behind finished surfaces.  Recommend a qualified contractor to repair as needed.

Pipes Plumbing Contractor
Credit
Comment
9.8.1 - Well components

Lacking sanitary well cap
Exterior Rear

The cap on the well head was noted as not being a "sanitary well cap."  Sanitary well caps help prevent the introduction of bacteria and small insects into the well.  Recommend a qualified contractor to repair as needed.

Water Well Service Contractor

10 - Electrical

Electric Service: Voltage
120/240 volts
Electric Service: Service Size
Could not visually determine
Main, Sub Panel & Grounding: Panel Manufacturer
Square D
Main, Sub Panel & Grounding: Main disconnect rating
200 AMP
Main, Sub Panel & Grounding: Panel Type
Circuit Breaker
Main, Sub Panel & Grounding: Grounding Observed
Exterior ground rod
Branch Wiring, Circuits, Breakers & Fuses: Wiring Method
Romex
Branch Wiring, Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Copper
Lighting Fixtures, Switches & Outlets: Receptacles
Three prong
Electric Service: Service type
Underground
Electric Service: Meter amperage
200 amp
Main, Sub Panel & Grounding: Main Panel Location
Basement
Main, Sub Panel & Grounding: Sub Panel Location
Garage
Smoke Detectors: Replace smoke detectors

Smoke detectors should be replaced at least every 10 years. Since it is difficult to date smoke detectors, it is recommended that all smoke detectors be replaced when moving into a new home, and locations updated to meet current safety standards.

Carbon Monoxide Detectors: Replace C/O detectors

All houses, buildings and each unit in a multi-family house should have a carbon monoxide (C/O) detector.  Carbon monoxide detectors should be replaced every 5 to 7 years. Since it is difficult to date carbon monoxide detectors, it is recommended that all carbon monoxide detectors be replaced when moving into a new home, and locations updated to meet current safety standards.

Electric Service: Service size

The use of metal pipe at the electric meter prevents the visual inspection of some or all of the service wires. While other elements point toward a 200 amp service, a true visual determination could not be made at the meter.

Credit
Comment
10.2.1 - Main, Sub Panel & Grounding

Wires on bus bar sharing lugs
Basement

One or more wires on the bus bar appeared to be sharing lugs with other wires.  In some circumstances, multiple ground wires may be allowed, but that  depends on the panel's specifications.  Neutral wires are not recommended to share lugs with any other wires.  Any lugs not rated for multiple wires may allow for the wires to become loose, or sharing lugs may otherwise pose danger to someone working on specific circuits in the electric panel.  Recommend a qualified contractor to further evaluate and repair as needed.

Electric Electrical Contractor
Credit
Comment
10.4.1 - Lighting Fixtures, Switches & Outlets

GFCI inoperable
Multiple Locations

One or more GFCI (ground fault circuit interrupter) outlets did not operate. This is a safety concern. When tested, it did not trip. GFCI's are recommended to be installed in any potentially wet locations and near any plumbing fixtures to prevent the risk of electric shock. Recommend a qualified contractor to repair as needed.

Electric Electrical Contractor
Credit
Comment
10.4.2 - Lighting Fixtures, Switches & Outlets

Missing Cover Plate
Multiple Locations

One or more switches, outlets, or junction boxes were missing cover plates. Cover plates help protect fingers or objects from being inserted into the electrical boxes leading to possible electric shock. Recommend a qualified contractor to repair as needed.

Electric Electrical Contractor

11 - Basement, Foundation, Crawlspace

General: Access
Interior stairs
General: Inspection Method
Limited viewing from finished/covered walls, Limited viewing from stored items
Foundation: Type
Basement
Foundation: Insulation
Inaccessible
Floor Structure: Floor structure above
Inaccessible
Floor Structure: Floor supports
Inaccessible
Floor Structure: Finished basement

Some or all of the basement was finished at the time of the inspection.  This limits the evaluation of foundation walls, the floor structure above, and other support members.  These items must be excluded from this report.

Credit
Comment
11.2.1 - Foundation

Mold-Like Substance
Basement

There were signs of a mold-like substances in the basement/crawlspace.  In the state of New York, only licensed mold assessors may evaluate and take samples to confirm the presence of mold. Recommend contacting a New York Licensed Mold Assessor to further evaluate.

Contractor Qualified Professional