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1234 Main St.
North Easton, MA 02356
08/19/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name

1 - Inspection Details

In Attendance
Buyer(s), Buyers Agent
Temperature (approximate)
70 Fahrenheit (F)
End Time
3:00
Weather Conditions
Partly Cloudy


          Temperature (approximate)
               

Type of Building
Single Family, Detached, Attached Garage



2 - Roof

IN NI NP O
2.1 Coverings X X
2.2 Roof Drainage Systems X X
2.3 Flashings X
2.4 Chimney Exterior, Skylights & Other Roof Penetrations X
Roof Observation Method(s)
Ground w/Binoculars
Roof Drainage Systems: Roof Drainage Type
Gutters and downspouts
Chimney Exterior, Skylights & Other Roof Penetrations: Chimney Material(s)
Brick
Coverings: Material
Asphalt - Architectural

Roof showing normal wear with good life expectancy unless otherwise stated.


The life expectancy of a roof varies between different roof materials. Here is the averages:

Asphalt Shingles, 3-tab - 15 to 20 years

Asphalt Shingles, Architectural - 24 to 30 years

Galvalume (metal) - 30 to 45 years

Concrete Tile - 35 to 50 years

Built-Up or Modified Bitumen - 10 to 16 years

EPDM (rubber) - 10 to 16 years

  Average lifespan estimates are based on average conditions. Many factors contribute to a longer or shorter life of the roof; so a particular roofs life can vary sometimes significantly from the average. Here is a list of conditions that affect roof longevity:

Color of roof - A dark roof absorbs more heat, which shortens the lifespan.

Angle of roof slope - Higher pitch roofs tend to last longer.Orientation of roof surface - A roof slope facing south will get more sunlight, and have a shorter life.

Roof Drainage Systems: Gutter Material
Aluminum

Gutters need to be kept clean so roof water can be properly bought to ground and away from foundation.

Roof Drainage Systems: Downspout discharge
On Ground, In-ground receptors

Monitor in-ground receptors to ensure taking roof water away from house. Gutters that discharge on ground should do so 6 feet away from foundation.

Flashings: Material
Most Flashing Not Readily Viewable, Aluminum

Most flashing's are not readily viewable. As such, they are not inspected or rated.

Solar Panels

Unable to view or inspect areas covered by solar panels.

Flashings: Most flashing not viewable

Most flashing not viewable, not rated.

(1)System: Roofing.
(a)The inspector shall Observe and Report On:
1.Roof coverings;
2.Exposed roof drainage systems;
3.Flashings;
4.Skylights, chimneys;
5.Chimneys; and
6.Roof penetrations.
(b)The inspector shall Identify:
1.The type of roof covering materials;
2.The roof drainage system; and
3.The chimney materials.
(c)The inspector shall:
1.note the methods used to Observe the roofing; and
2.note any signs of previous and/or active leaks.
(d)Exclusions: The Inspector shall not be required to:
1.Walk on the roof unless in the opinion of the Home Inspector walking on the roof will pose no risk of personal injury or damage to the roofing components.
2.Observe and Report On:
a.Attached accessories including, but not limited to: solar systems, antennae, satellite dishes and lightning arrestors; and
b.The interior of chimney flues.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
2.1.1 - Coverings

Organic Growth - Moss Lichens

Roof shingles display organic growth, moss and lichen which can reduce roof life. Recommend a qualified roofing contractor evaluate and remedy with a roof cleaning or repair including metal roof strips. See link below:


Moss Removal 

Roof Roofing Professional
Credit
Comment
2.2.1 - Roof Drainage Systems

Downspouts Discharge Too Close to Foundation

Recommend adding 6' downspout extensions to move roof water at least 6' away from foundation. This will aid in keeping water/moisture out of basement.

Credit
Comment
2.2.2 - Roof Drainage Systems

Downspouts Discharge into In-Ground Receptors

Monitor in-ground receptors as signs they are not taking water is present. Discharge on ground is better than backup.

Credit
Comment
2.2.3 - Roof Drainage Systems

Gutters Overflowing
Front Left

Ensure gutters are clean and operational. Overflowing gutters cause damage to structure from splash-up and invite wood boring insects. 

3 - Exterior

IN NI NP O
3.1 Siding, Flashing & Trim X X
3.2 Exterior Doors and Windows X X
3.3 Walkways, Patios & Driveways X
3.4 Decks, Balconies, Porches & Steps X X
3.5 Vegetation, Grading, Drainage & Retaining Walls X X
Inspection Method
Visual, From ground
Siding, Flashing & Trim: Wall cladding material(s)
Wood clapboard
Siding, Flashing & Trim: Trim Materials
Wood, Metal Wrap
Siding, Flashing & Trim: Wall Flashings
Drip Caps

Most flashing's nor readily visible. 

Exterior Doors and Windows: Exterior Doors
Vinyl/metal clad, Swing, Sliding
Exterior Doors and Windows: Window Type/Material
Double Hung, Vinyl, Wood
Walkways, Patios & Driveways: Driveway Material
Asphalt

Seal asphalt driveways to extend usable life.

Walkways, Patios & Driveways: Walkway/Patio Materials
Brick
Decks, Balconies, Porches & Steps: Appurtenance
Deck, Porch
Decks, Balconies, Porches & Steps: Material
Wood, Masonry
Irrigation Systems

Not inspected. Ask seller for history of operation and servicing contractor. Irrigation systems must be properly winterized to prevent freeze-up damage.

Exterior Doors and Windows: Insulated Glass/Glazing

Due to window dirt and stains, not always able to ensure integrity of thermal window seals.

(2)System: Exterior.
(a) The inspector shall Observe and Report On:
1.Wall cladding;
2.Trim;
3.Doors/Windows;
4.Garage Doors (if the garage is attached to the main dwelling);
5.Decks/Balconies/porches/stoops/landings/steps;
6.Railings/guardrails;
7.Areaways/window wells;
8.Flashings; and
9.Driveways, walkways, vegetation, grading, site drainage, and retaining walls with respect to their effect on the condition of the dwelling and their ability to provide safe egress.
(b)The inspector shall Identify:
1.Wall cladding materials;
2.deck component materials; and
3.porch component materials.
(c)The inspector shall:
1.Probe exposed Readily Accessible and Observable exterior components where deterioration is suspected: However, probing is NOT required when probing would unduly damage any finished surface.
2.Operate garage doors (if the garage is attached to the main dwelling), manually or by using permanently installed controls of any garage door operator.
3.Report whether or not any garage door operator will automatically reverse or stop when meeting resistance during closing.
(d)Exclusions: Including but not limited to 266 CMR 6.04(2)(e)1. through 9., 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;
2.Fences, landscaping, trees, swimming pools, patios, irrigation systems;
3.Safety glazing;
4.Recreational facilities;
5.Any other dwelling units or addresses in multi unit buildings;

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
3.1.1 - Siding, Flashing & Trim

Deteriorated Wood Trim and Prior Repairs

Some deteriorated wood trim and/or siding noted. Keep all wood trim well painted. Recommend replacing all damaged wood trim with PVC type materials. Replace any heavily damaged siding. 
Hardhat General Contractor
Credit
Comment
3.2.1 - Exterior Doors and Windows

Water damage to window/door trim/frame/sashes

Water  damage to door/frame/sashes noted. Recommend having contractor evaluate and repair or replace as needed.  Damaged jambs/frames/sashes may require replacement.

Credit
Comment
3.2.2 - Exterior Doors and Windows

Window Wells - Missing

Window wells not present. Recommend installing window wells to protect basement windows and allow for proper grading.

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

Prior Repairs

Have contractor wash off mortar residue.

Contractor Qualified Professional
Credit
Comment
3.5.1 - Vegetation, Grading, Drainage & Retaining Walls

Negative Grading
Various

Grading is sloping towards the home in some areas. This could lead to water intrusion and foundation issues. Recommend qualified landscaper or foundation contractor regrade so water flows away from home.

Here is a helpful article discussing negative grading. 

4 - Attached Garage

IN NI NP O
4.1 Structure X
4.2 Flame and Fume Retarding X X
4.3 Vehicle Doors and Closer X
Garage Type
Attached
Structure: Floor Material
Concrete, Cracked surface
Structure: Foundation
Concrete
Flame and Fume Retarding: Walls and Ceilings on Attached Garages
Voids noted

See Garage Safety Information Below:

Fire/Fume Separation

Garage Fires

Garage Dangers

Vehicle Doors and Closer: Garage Doors
Metal/Fiberglass Clad, Door Openers, Safety Cables @ Springs

Wood and composite garage doors are very vulnerable to water damage and deterioration. Keep doors well painted to minimize deterioration.

Vehicle Doors and Closer: Garage Door Operators
Functioning Properly, Reversing Properly, Safety Eyes Present

Garage doors should auto-reverse when they meet resistance from people or objects. Garage door down-pressure can usually be adjusted at closer. 

See Garage Door Safety Information at link below:

DASMA

Stored Items

Inspection limited by stored items.

Structure: Stored Items

Stored items limit inspection. Inspection limited to viewable areas only.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
4.2.1 - Flame and Fume Retarding

Voids Noted
Laundry Room

Ensure all walls attached to living spaces are fully covered with wall board and fire-tape to minimize/slow fume and flame spread to living space.

5 - Structure

IN NI NP O
5.1 Foundation X X
5.2 Basement X X
5.3 Bulkhead X
5.4 Floor Structure X
5.5 Wall Structure X
5.6 Roof Structure & Attic X X
Foundation Type
Basement
Foundation: Material
Concrete
Basement: Basement floor material(s)
Concrete
Bulkhead: Material
Walk out

Monitor water management at open bulkheads. 

Floor Structure: Floor Structure Material(s)
Wood Joists, Metal lally columns, Wood Beams
Floor Structure: Sub-floor
Plywood
Wall Structure: Material
Wood frame
Roof Structure & Attic: Material
Rafters, Ceiling joists, Plywood
Roof Structure & Attic: Attic Inspection Method
Walked, Entered
Basement: Signs of previous and/or active water penetration noted

Ensure gutters and downspouts are working properly to bring roof water to the ground and move at least 6' away from foundation. Regrade exterior to create positive slope away from foundation for 6 plus feet.

Finished Floors, Walls and Ceilings

Due to finished floors, walls and ceilings, not able to fully view or inspect components. Inspection limited to readily viewable components only.

Insulation

Limits ability to inspect structure.

Stored Items

Storage of personal belongings limits ability to fully inspection structure.

Foundation: Inspection Limited to Readily Viewable Components Only
Basement: Basement Fully or Partially Finished

Not able to access and inspect structure due to being other unit, finished floors, walls and ceiling. Inspection limited to readily viewable components only.

Floor Structure: Insulation and Finishes

Insulation and finished areas restricts ability to fully view structural components.

Wall Structure: Inspection Limited to Readily Viewable Components Only

(3) System: Structure.
(a) The inspector shall Observe and Report On:
1. The foundation;
2. The floor structure;
3. The wall structure;
4. The ceiling structure; and
5. the roof structure.
(b) The inspector shall Identify:
1. The foundation materials; and
2. The Basement floor.
(c) The inspector shall:
1. Probe exposed Readily Accessible and Observable structural components where
deterioration is suspected; however, probing is NOT required when probing would unduly
damage any finished surface;
2. Note the methods used to Observe under floor crawl spaces;
3. Note the methods used to Observe attics; and
4. Note signs of previous and/or active water penetration into the basement, under floor crawl
space and attic including the presence of sump pumps and dehumidifiers.
(d) Exclusions: the inspector shall not be required to:
1. Collect engineering data such as the size, span, spacing, species, section modulus,
slenderness ratio and/or modulus of elasticity of the structural members; or
2. Provide access to the items being inspected (Responsibility of Client/seller/seller's
representative).
3. Enter the under floor crawl space.
a. If it is not Readily Accessible;
b. If access is obstructed and/or if entry could damage the property;
c. If a dangerous or adverse situation is suspected and Reported by the Inspector; or
d. Observe and Report On Wood destroying insects, rodents and/or vermin unless
specifically contracted for in writing.
(e) Attic Space.
1. The inspector shall not be required to enter the attic space:
a. If it is not Readily Accessible;
b. If access is obstructed and/or if entry could damage the property; or
c. If a dangerous or adverse situation is suspected and Reported by the inspector.
2. Walk on the exposed and/or insulation covered framing members.ting.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
5.1.1 - Foundation

Foundation - Minor Cracks

Minor shrinkage cracks noted at the foundation. This is common defect that occurs as concrete cures and shrinks. Recommend filling with hydraulic cement and monitor for any future movementd. 

Tools Handyman/DIY
Credit
Comment
5.2.1 - Basement

Active Water Seepage
Basement Front Left

Ensure gutters and downspouts are working properly to bring roof water to the ground and move at least 6' away from foundation. Regrade exterior to create positive slope away from foundation for 6 plus feet. 

Contractor Qualified Professional
Credit
Comment
5.2.2 - Basement

Mold-Like Growth

Extensive mold-like growth noted throughout basement with recent unprofessional attempts at covering up several areas. Recommend having environmental specialist evaluate, remediate and provide all documentation. Abatement will most likely involve removal of walls and finishes in effected area. Risk of concealed damage. 

Mold Environmental Contractor
Credit
Comment
5.6.1 - Roof Structure & Attic

Water Stains

Water stains near noted at gable ends near vents. Monitor and contact contractor with any active water seepage. 

Contractor Qualified Professional

6 - Electrical

IN NI NP O
6.1 Service Entrance Conductors X
6.2 Main & Subpanels, Service & Grounding, Main Overcurrent Device X X
6.3 Branch Wiring Circuits, Breakers & Fuses X
6.4 Lighting Fixtures, Switches & Receptacles X X
6.5 GFCI & AFCI X X
6.6 Smoke and Carbon Monoxide Detectors X
Service Entrance Conductors: Electrical Service Entrance
Below Ground, 220 Volts, Aluminum
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Disconnect Location
Basement
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
200 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Location
None
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Copper
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Romex
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Addition power supply
Solar

Supplemental electric power supply systems not operated or tested. Have Electrical contractor evaluate and instruct users on proper use and limits supplemental electric power supply systems, prior to use.

GFCI & AFCI: GFCI's Present
Exterior, Garage, Basement, Kitchen, Bathroom

GFCI protection is recommended in all wet locations to avoid shock hazards associated with water and electricity.

Inspection Limited to Readily Viewable Components Only
Solar Panels

Solar panels and all associated components not included in inspection. Recommend obtaining information from seller on system ownership and associated transfer of ownership.

Branch Wiring Circuits, Breakers & Fuses: Inspection limited to viewable components only

Concealed wiring not inspected or rated.

Smoke and Carbon Monoxide Detectors: Smoke and Carbon Monoxide Detectors Not Inspected

Smoke and Carbon Monoxide Detectors are not inspected. Prior to closing, sellers or their agent will have fire department perform a smoke certification to ensure all smoke and carbon monoxide detectors are operational and in the correct location. You will receive a Smoke Certification at closing.

Always ensure smoke and carbon monoxide detectors are functioning to protect from dangers of fires, smoke and carbon monoxide.

(4) System: Electrical.
(a) The inspector shall Observe and Report On:
1. the service entrance conductors;
2. the service equipment, including the main overcurrent device;
3. the grounding system device;
4. the service and distribution panels by removing the enclosure cover;
5. the branch circuit, overcurrent devices, and conductor capability; and
6. a representative number of interior and exterior receptacles.
(b) The inspector shall Identify:
1. The service as being overhead or underground;
2. The type of Interior Wiring; and
3. The ampacity of the main service disconnect;
(c) The inspector shall test:
1. The polarity and grounding of a representative number of receptacles;
2. The operation of all Readily Accessible ground fault circuit interrupters.
(d) Exclusions: Including but not limited to 266 CMR 6.04(4)(e)1. through 6., the inspector shall
not be required to:
1. Collect engineering data on the compatibility of the overcurrent devices with the panel
and/or determine the short circuit interrupting current capacity.
2. Determine the adequacy of the ground and/or the in place systems to provide sufficient
power to the dwelling, or reflect on the sufficiency of the electric distribution system in the
Dwelling.
3. Insert any tool, probe, or testing device inside the panels.
4. Test or Operate any overcurrent device except ground fault circuit interrupters.
5. Dismantle any electrical device or control other than to remove the covers of the service
and distribution panels. However, the Inspector is not required to remove the covers of the
service and distribution panels if the panel covers are not Readily Accessible, if there are
dangerous or sdverse situations present, or when removal would damage or mar any painted
surface and/or covering materials.
6. Observe or Report On:
a. The quality of the conductor insulation;
c. Low voltage systems, doorbells, thermostats, other;
e. Telephone, security alarms, cable TV, intercoms, or other ancillary wiring that is not
a part of the primary electrical distribution system; and
f. Underground utilities, pipes, buried wires, or conduits.
g. The Home Inspector shall not be required to test or operate Arc Fault Circuit
Interrupters.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
6.2.1 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Double Tapping

Double Tapping at Breakers noted. This breaker is not manufactured to accept multiple wires connected to one breaker. Have Lic Electrician remove all double tap conditions.

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

Panel Fully Utilized

Future electrical needs to require main panel replacement or additional sub panel. Have license electrician price panel replacement.

Electric Electrical Contractor
Credit
Comment
6.4.1 - Lighting Fixtures, Switches & Receptacles

Cover Plates Missing

One or more receptacles are missing a cover plate. This causes short and shock risk. Recommend installation of plates.
Credit
Comment
6.4.2 - Lighting Fixtures, Switches & Receptacles

Light fixture broken/damaged/corroded
Kitchen Undercabinet Lughts

Broken or damaged fixture. Have license electrician repair or replace.

Contractor Qualified Professional
Credit
Comment
6.5.1 - GFCI & AFCI

AFCI's not present

AFCI's not present. Recommend upgrading circuit breakers to arc fault protected circuits. 

AFCI's

Electric Electrical Contractor

7 - Plumbing

IN NI NP O
7.1 Main Water Shut-off Device X
7.2 Water Supply, Distribution Systems & Fixtures X X
7.3 Drain, Waste, & Vent Systems X
7.4 Hot Water Systems, Controls, Flues & Vents X
7.5 Fuel Storage & Distribution Systems X X
7.6 Sump Pump X
Main Water Shut-off Device: Location
Basement
Water Supply, Distribution Systems & Fixtures: Water Distribution Material
Copper
Drain, Waste, & Vent Systems: Material
PVC
Hot Water Systems, Controls, Flues & Vents: Capacity
40 gallons
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Oil, Indirect
Hot Water Systems, Controls, Flues & Vents: Type
Indirect Storage, Tank

Recommend servicing on-demand water heaters annually. 

Water Supply, Distribution Systems & Fixtures: Water Supply/Service Material
Copper
Water source
Public

Private well testing and equipment not part of inspection. Recommend obtaining well quantity and quality testing done by well professional. See link below:

MA DEP Private Well Guidelines

Waste System
Unknown

Private septic systems are not part of home inspection. In most cases the seller will have a Title V Inspection done and you should receive a copy of this report. See Link below:

MA Title V Regulations

Hot Water Systems, Controls, Flues & Vents: Manufacturer
Crown

I recommend flushing & servicing your water heater tank annually for optimal performance. Water temperature should be set to 120 degrees F to kill microbes and no higher than 130 degrees F to prevent scalding. 


Hot Water Systems, Controls, Flues & Vents: Manufactured Year
2011

Ask seller for age and history. Average life expectancy of water heaters is 8-15 years. Water heaters in excess of 7 years old should be monitored for leaks and plan and budget for replacement.

Fuel Storage & Distribution Systems: Fuel tank type
Oil tank

Propane tanks may be owned or rented. Ask seller for ownership rights and transfer-ability.

Private Septic System

Private septic systems are not part of home inspection. Title V typically done by seller. Obtain Title V report and review.


MA Title V

Most Piping Not Readily Viewable

Inspection limited to readily viewable components only.

Main Water Shut-off Device: Shut-offs are not operated
Water Supply, Distribution Systems & Fixtures: Buried and non-viewable components

Inspection limited to readily viewable components only. Buried and piping not viewable is not inspected or rated.

Drain, Waste, & Vent Systems: Cast Iron Piping Not Fully Viewable

Most cast iron waste piping not viewable. Inspection limited to viewable components only.

Sump Pump: Sump Pumps Not Part of Inspection

Ask seller for sump pump and water seepage history. If basement is prone to water seepage, ensure sump pump is professionally installed with back-up power supply. 

(5) System: Plumbing.
(a) The inspector shall Observe and Report On:
1. The water supply and distribution system:
a. Piping, including supports and insulation.
b. Fixtures;
c. Faucets.
2. The drain waste and vent system:
a. Piping, including supports; and
b. Traps; drain, waste, and vent piping; piping supports and pipe insulation.
3. Hot water systems including:
a. Water heating equipment;
b. Normal Operating Controls;
c. The presence of Automatic Safety Controls;
d. Flue piping.
(b) The Inspector shall Identify:
1. The type(s) of water distribution piping materials;
2. The type(s) of drain, waste, and vent piping; and
3. The type of water heating equipment, and the nameplate capacity of the water heating
equipment (gallons and/or gallons per minute).
4. The location of the main shut off valve.
266 CMR: BOARD OF REGISTRATION OF HOME INSPECTORS
6.04: continued
(c) The inspector shall operate all plumbing fixtures where practical, including their faucets if
Readily Accessible.
(d) Exclusions: The Inspector shall not be required to:
1. Test the operation of any valve except water closet flush valves and fixture faucets;
2. Collect engineering data on the size of or length of water and/or waste systems and/or
remove covering materials; or
3. Report On the adequacy and/or the efficiency of the in place systems to provide sufficient
hot water to the dwelling, sufficient water supply, or drainage for the dwelling;
4. State the effectiveness of anti siphon devices;
5. Determine whether water supply and waste disposal systems are public or private
6. Observe, operate, or Report On:
a. The exterior hose bibs;
b. Fire suppression systems;
c. irrigation systems;
d. water quality;
e. Wells and their related equipment;
f. Foundation sub drainage systems;
g. interior of flue linings;
h. Underground utilities, pipes, buried wires, or conduits; and
i. Water conditioning and filtration components and Systems.
j. Operate any laundry equipment, including washing machines and dryers.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
7.2.1 - Water Supply, Distribution Systems & Fixtures

Toilet flush leaking/not functioning properly

Repair or replace.

Pipes Plumbing Contractor
Credit
Comment
7.5.1 - Fuel Storage & Distribution Systems

Oil Drips on Floor

Have oil delivery contractor evaluate fill pipes and reseal as necessary.

Contractor Qualified Professional

8 - Heating

IN NI NP O
8.1 Equipment - Hydronic X X
8.2 Distribution System X X
8.3 Normal Operating Controls X
8.4 Vents, Flues & Chimneys X X
8.5 Fireplace X
8.6 Gas/LP Firelogs & Fireplaces X
8.7 Presence of Installed Heat Source in Each Room X
Heat Type(s)
Hydronic
Equipment - Hydronic: Heat Plant
Hot water boiler
Equipment - Hydronic: Energy Source
Oil
Equipment - Hydronic: Hydronic Type
Baseboard, Multiple zones
Equipment - Hydronic: Piping Material
Copper, Not Insulated
Vents, Flues & Chimneys: Flue Pipe Material
Metal, Masonry Chimney
Fireplace: Type
Wood Fireplace
Fireplace: Fireplace Damper
Present & Operational
Equipment - Hydronic: Heat Plant Age - Approximate
20-30 years

Average life expectancy of heat equipment:

ASHRAE Equipment Life Expectancy chart

Fireplace: Fuel
Wood

Recommend having wood fireplace cleaned and I specter prior to use and annually thereafter. 

Hot Weather - Operated - Not Load Tested

Heating system run only to the point of detecting heat at radiator/baseboards/diffusers, due to high temperature. Have Heating contractor service system prior to use and every other year thereafter. 

Vents, Flues & Chimneys: Interiors of chimneys not viewed or inspected

Gas/LP Firelogs & Fireplaces not present.

(6) System: Heating.
(a) The inspector shall Observe and Report On:
1. Heating equipment;
2. Normal operating controls;
3. Automatic Safety Controls;
4. The exterior of the chimneys, flue piping and vents;
5. Heating distribution systems;
6. Insulation;
7. The presence of an installed heat source in each habitable room including kitchens and
bathrooms; and
8. The presence of a fireplace(s) and the operation of their damper(s).
(b) The inspector shall identify:
1. The type of energy source;
2. The heating equipment;
3. The type of distribution system:
a. Piping: and
b. Duct work.
(c) The inspector shall note:
1. The absence of an installed heat source in habitable rooms including kitchens and
bathrooms;
2. The presence of exposed flues in the smoke chamber being utilized by other appliances;
3. The existence of abandoned oil tanks; and
4. Any observed evidence of underground fuel storage tanks.
(d) If possible, have the seller and/or the seller's representative operate the systems using normal
operating controls. If not possible for seller or seller's representative to operate system, the
inspector shall operate system using normal operating controls.
(e) Open Readily Accessible and operable access panels provided by the manufacturer or
installer for routine homeowner maintenance.
(f) Exclusions. Including but not limited to 266 CMR 6.04(7)(e)1 through 7., the inspector shall
not be required to:
1. Test and/or inspect the heat exchanger. This requires dismantling of the furnace cover and
possible removal of controls;
2. Collect engineering data on the size of the heating equipment and/or the size or length of
the distribution systems;
3. Report On the adequacy or uniformity of the in place system(s) to heat the dwelling and/or
the various rooms within the dwelling;
4. Operate heating systems when weather conditions or other circumstances may cause
equipment damage, or when the electrical and/or fuel supply to the unit is in the off position;
5. Ignite or extinguish solid fuel and/or gas fires;
6. Identify the type of insulation coverings;
7. Inspect fuel storage tanks and their related components;
8. Inspect humidifiers and electronic air filters;
9. Inspect the interior of flues with the exception of exposed flues serving other appliances as
Observed in the smoke chamber of the fireplace; and
10. Inspect fireplace insert flue connections.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
8.1.1 - Equipment - Hydronic

Oil Boiler - Outdated/Missing Service Tags

Oil Boiler with outdated /Missing service tags. Recommend having Oil Burner Technician service and evaluate boiler prior to use and annually thereafter.

Beckett Servicing Information

Th Heating and Cooling Contractor
Credit
Comment
8.1.2 - Equipment - Hydronic

Rust and Corrosion

Boiler has history of servicing yet boiler has excessive rust and corrosion at piping and components. Recommend having competent heating contractor fully evaluate and repair or replace any damage components.

Contractor Qualified Professional
Credit
Comment
8.4.1 - Vents, Flues & Chimneys

Flue Pipe Not Sealed Properly

Th Heating and Cooling Contractor

9 - Cooling

IN NI NP O
9.1 Cooling Equipment X
9.2 Distribution System X
9.3 Normal Operating Controls X
Cooling Equipment: Configuration
Central AC
Cooling Equipment: Compressor Age
10-15 years
Distribution System: Ductwork
Insulated
Normal Operating Controls: System Operated and Produced Decent Temperature Drop
Cooling Equipment: System Operated and Produced Good Cooling

Recommend servicing AC system annually, prior to seasonal use.

Cooling Equipment: Condensate System
Pan, Drain Line, Float Switch

AC systems create condensation. This liquid needs to be properly managed to prevent damage to equipment and structure. Monitor condensate system when system is in use.

(7) System: Cooling Central Air Conditioning.
(a) The inspector shall Observe and Report On the following cooling components:
1. Cooling and air handling equipment;
2. Normal operating controls;
3. Cooling distribution systems; and
4. the insulation on the exposed supply ductwork.
(b) The inspector shall identify the type of distribution system.
(c) The inspector shall:
1. If possible, the Inspector shall have the seller and/or the seller's representative Operate the
systems using normal operating controls; and
2. Open Readily Accessible operable access panels provided by the manufacturer or installer
for routine homeowner maintenance and Report On conditions Observed.
(d) Exclusions: the inspector shall not be required to:
1. Collect engineering data on the size of the cooling equipment, the size or length of the
distribution systems;
2. Identify the type of insulation coverings;
3. Report on the air filter condition or effectiveness;
4. Operate the cooling systems when weather conditions or other circumstances may cause
equipment damage, or when the electrical supply to the unit is in the off position;
5. Inspect evaporator coils; or
6. Report On the adequacy or uniformity of the in place system(s) to cool the dwelling and/or
the various rooms within the dwelling.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations

10 - General Interior Conditions

IN NI NP O
10.1 Walls & Ceilings X
10.2 Floors X
10.3 Steps, Stairways & Railings X
10.4 Baths/Showers X X
10.5 Countertops & Cabinets X
10.6 Doors and Windows X X
10.7 Built-in appliances X X
10.8 Laundry Connectons X
Walls & Ceilings: Ceiling Material
Plaster
Walls & Ceilings: Wall Material
Plaster
Floors: Floor Coverings
Wood, Carpet, Tile
Doors and Windows: Window Type
Vinyl/Metal Clad, Double-hung, Vinyl, Casement, Wood
Doors and Windows: Interior Doors
Swing, Bi-fold
Built-in appliances: Cooking Power Source
Natural Gas
Radon Test Set

Buyers agent to make arrangements to retrieve test kit and send to lab. Results typically arrive via email about 5 days after inspection.

Built-in appliances: Built-in Appliances
Microwave, Range, Dishwasher

Built-in appliances checked for basic operation only. Not able to check all functions/cycles.

Laundry Connectons: Laundry Connections
110 volt, Hot and Cold Water, Waste Standpipe, Dryer Vent to Exterior

Recommend installing No-Burst washer hoses and use rigid metal dryer vent pipe.

Laundry Connectons: Dryer Vent
Discharge to Exterior

Dryer vents should discharge to exterior of building. Dryer vent piping should be rigid or flexible metal/aluminum, to minimize risk of fire spread, if lint fire occurs.

Countertops & Cabinets: Stored items in cabinets

Inspection limited by stored items in cabinets.

Laundry Connectons: Washers and Dryers are not part of inspection.

The inspection is limited to built-in appliances only.

(8) System: General Interior Conditions.
(a) The inspector shall Observe and Report on:
1. walls;
2. ceilings;
3. floors;
4. steps, stairways, balconies;
5. hand and guard railings;
6. counter tops and a representative number of cabinets;
7. permanently installed cooking appliances, dishwashers, and garbage disposals;
8. a representative number of doors and windows; and
9. separation walls, ceilings, and doors between a dwelling unit and an attached garage or
another dwelling unit.
(c) The Inspector shall:
1. note signs of water penetration; and
2. operate a representative number of kitchen cabinets and drawers, doors and windows.
(d) Exclusions: Including but not limited to 266 CMR 6.04(8)(e)1. and 2., the inspector shall not
be required to:
1. Observe and Report On the following:
a. Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors;
b. Draperies, blinds, or other window treatments; and
c. Non-permanently installed household appliances.
2. Determine the fire safety rating of any walls, ceilings, and doors between a dwelling unit
and an attached garage or another dwelling unit.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
10.4.1 - Baths/Showers

Faucet Not Functioning/Leaking/Damaged/Loose
2nd Floor Bathroom

Have plumbing contractor repair or replace. 

Pipes Plumbing Contractor
Credit
Comment
10.6.1 - Doors and Windows

Weatherstripping Missing/Damaged
Rear Sunroom Front Door

Repair or replace to obtain tight seal at windows and doors.

Credit
Comment
10.6.2 - Doors and Windows

Door Damage

Repair or replace. 

Contractor Qualified Professional
Credit
Comment
10.7.1 - Built-in appliances

Microwave Not Functioning/Damaged

Microwave appears to have power to Unit but not functioning. Have appliance repair person repair or replace. 

Contractor Qualified Professional

11 - Insulation, Ventilation and Attic

IN NI NP O
11.1 Attic Access X
11.2 Insulation X
11.3 Attic Ventilation X
11.4 Exhaust Systems X X
Insulation: Floor Insulation
Fiberglass
Insulation: Attic Insulation
Fiberglass, Cellulose
Insulation: Wall Insulation
Not Viewable
MassSave

Recommend contacting Mass Save for free Energy Audit. See link below.

MassSave

Attic Ventilation: Attic Ventilation Type
Gable Vents, Ridge Vents

Roof ventilation is necessary to prevent excessive moisture, condensation and possibility of mold growth at roof and attic. See link below:

Roof Ventilation BSC

Attic Ventilation: No Visible Ventilation Defects Noted

No visible ventilation defects noted. Periodically monitor attic for high moisture.

Exhaust Systems: Exhaust Fans
Range Hood-Recirculating, Bath Fan-Ducted

Bathroom exhaust fans for baths and showers should terminate at exterior of building with proper vent caps. This prevents excessive moisture build-up in attic space, that often leads to mold growth. See link below:

Bathroom Exhaust Fan

Insulation: Inspection limited to readily accessible areas only

(9) System: Insulation and Ventilation.
(a) The inspector shall Observe and Report on:
1. exposed insulation in unfinished spaces;
2. ventilation of attics and inder floor crawl space areas;
3. bathroom venting systems; and
4. kitchen venting system.
(b) The inspector shall identify the existence and/or absence of bathroom ventilation other than
a window(s).
(c) Exclusions: Including but not limited to 266 CMR 6.04(9)(e)1. through 5., the inspector shall
not be required to Observe and Report On the following:
1. The type(s),amounts or adequacy of insulation and/or its material make up;
2. Concealed insulation and vapor retarders; or
3. The adequacy, uniformity and capacity of the in place system(s) to ventilate the various
areas of the dwelling.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
11.2.1 - Insulation

Insulation Less Than Today's Standards

Insulation depth was inadequate. Recommend a qualified insulation contractor install additional insulation. Contact MassSave for energy audit.

House construction Insulation Contractor
Credit
Comment
11.4.1 - Exhaust Systems

Bathroom Fan Discharging in Attic

This can lead to high levels of moisture and associated mold growth. Have contractor properly terminate all exhaust fans at exterior of building.

Hardhat General Contractor
Credit
Comment
11.4.2 - Exhaust Systems

Noisy Fan

Replace may be needed.

Electric Electrical Contractor