Friendly Inspection Services

Transcription

1 Cover Page Friendly Inspection Services Property Inspection Report Inspection prepared for: Sample Report Date of Inspection: 3/25/2015 Time: 8:45 Start, 11:35 finish Age of Home: 1969 Weather: Sunny, 25 degrees 1969 home Inspector: Harvey Sansoucy MA License #28 NH License #258 VT License # Friendly Inspection Services, 67 Mt. Gardner Rd., Bath, NH

2 Please understand that we cannot see through walls or enter crawl spaces that are less than 3 feet, nor can we enter attics that are not designed for safe passage. This inspection is not an assessment of building or electrical codes. This report does not guarantee the absence of wood boring insects. It is a visual, non destructive investigation for evidence of past or present wood boring insect activity. We are not responsible for insect damage that was concealed or not accessible at the time of the inspection. If wood boring activity is discovered during the interior or exterior inspection it will be noted on the report. No evaluation will be made regarding air, soil, lead, water, asbestos, formaldehyde, lead paint, molds, radon, piping outside the foundation or gas fittings or regulators. This report is not an engineering or building code study, and because of that we are not responsible for repairs to bring the building in compliance with current building codes. Only those components specifically mentioned in this report have been inspected and any other components not inspected are not part of this report and as such we make no statement regarding the condition of these un inspected areas. You should evaluate and act on any comments before continuing with your purchase. This report is exclusive to you and is not transferable. Legend S = Satisfactory, component condition is functional and is consistent with its original purpose but may show signs of normal wear or deterioration. A= Acceptable, recommend upgrade, maintenance or may require repair or replacement within a short time. C= Concern, component is an area of concern or requires repair now. H= Hidden, component is not viewable using reasonable effort. NA = Does not apply to this inspection Basis of inspection This report is based on observations of the condition of the inspected building and components at the listed date and time of the inspection. FRIENDLY INSPECTION does not give any warranty or guaranty. This report is made using the best of our ability and judgement. Recommended action The summary at the end consists of potentially significant findings. These findings can be a safety hazard, a deficiency requiring a major expenses to correct or items I would like to draw extra attention to. The summary is not a complete listing of all the findings in the report, and reflects the opinion of the inspector. Please review all of the pages of the report as the summary alone does not explain all the issues. All repairs should be done by a licensed or bonded trade or profession. I recommend obtaining a copy of all receipts, warranties and permits for the work done. Roof Condition Roof Type of roof: Gambrel Materials: Asphalt shingles Rubber membrane Binocular inspection from ground Missing shingles at right side of building Page 1 of 35

3 Chimney Roof penetrations Missing shingles at right side of building Chimney type: Brick Binocular inspection from ground only Roof penetrations appeared to be in good condition Flashing Gutters Gutter type: Copper Recommend installing complete gutter system to conduct water away from foundation Damaged section of gutter at garage Damaged section of gutter at garage Page 2 of 35

4 Entryway doors & Windows Exterior Areas Eaves & Facia Damaged fascia observed at right side of house Soffits Siding Condition Damaged fascia observed at right side of house Siding type: Wood clapboard Deteriorated siding observed Holes in siding should be sealed to prevent rodent access Gaps in siding around oil fill pipes should be sealed to prevent air infiltration Page 3 of 35

5 Holes in siding should be sealed to prevent rodent access Deteriorated siding observed Corner boards and trim Deteriorated sections observed Woodpecker damage at front windows Rotted trim at beam above family room back entrance, No drip edge observed Woodpecker damage at front windows Exterior Paint Weathered and peeling Rotted trim at beam above family room back entrance, No drip edge observed Page 4 of 35

6 Bulkhead / walkout Walkout Weathered and peeling Exterior faucet Exterior electrical Exterior lighting Hoses should be disconnected in winter to prevent freezing Non GFCI receptacles, recommend that all exterior receptacles be GFCI to lessen shock hazard Observed in place Grading & vegetation Grounds Mostly snow covered Recommend that earth grade provides a 6" pitch away from the building in the first 10' Earth in contact with siding or trim Vegetation in contact with building Clearance should be provided between vegetation and building Page 5 of 35

7 Vegetation in contact with building Driveway / walkway Porches & Decks Earth in contact with siding or trim Walkway: Stone Driveway: Asphalt Irregular and uneven surface at stone walkway, believe this to be a result of frost Location and type: Front of building has a brick deck porch Rear of building has a wood deck Missing ceiling at front porch Improper construction at back deck, concrete block used as a foundation Back deck not child safe, should have proper railings Consult a licensed contractor Stairs and railings Missing ceiling at front porch Location & type: Rear of building has a concrete step High step Improper construction at back deck, concrete block used as a foundation Page 6 of 35

8 Retaining walls Type: Stone High step Garage type Siding & trim condition Type of garage: Attached Siding type: Wood clapboard Garage Window condition Foundation & floor Sills Window type: Double hung Observations: Old, need maintenance Foundation wall type: Concrete Floor type: Concrete Floor in contact with drywall Hidden by interior finish Walls, ceilings / firewalls Type: Wood frame hidden by drywall Wall surface type: Drywall Cracks observed Damaged drywall from water at back wall Page 7 of 35

9 Electrical Non GFCI receptacles, recommend that all garage receptacles be GFCI protected to lessen shock hazard Dead receptacle and loose electrical box Consult a licensed electrician Dead receptacle and loose electrical box Garage doors & opener Type of door: Automatic door opener present Manually operated overhead doors Repaired panel observed Electric eye safety system improperly installed, should be 6" from floor Too much down force, needs adjustment Deteriorated springs appear to be near failure Repaired panel observed Electric eye safety system improperly installed, should be 6" from floor Page 8 of 35

10 Deteriorated springs appear to be near failure Exterior Door Unable to open back door, dead bolt was stuck Deteriorated springs appear to be near failure Rafters & Ceiling Roof Condition Unable to open back door, dead bolt was stuck Type of roof: Gambrel Type of material: Asphalt shingles Binocular inspection from ground Foundation / basement Page 9 of 35

11 Foundation Type of foundation: Concrete Mostly hidden by interior finish Cracks observed at back wall of inaccessible crawl space and left side of basement Minor settling or small cracks are normal in foundations of any age. They should, however, be monitored for expansion and sealed if necessary. Crack observed at back wall of inaccessible crawl space Basement floor Floor type: Concrete Crawl space & ventilation Basement windows Inaccessible due to permanently installed bathroom cabinet Recommend providing access to crawl space Columns Hidden by interior finish Girders Type: Steel Mostly hidden by interior finish Sills Type of sills: Wood Mostly hidden by interior finish Floor joists Type of joists: Wood Mostly hidden by interior finish Page 10 of 35

12 Subfloor Interior chimney Type of subfloor: Plywood Mostly hidden by interior finish Chimney type: Block Cracked block observed at garage side of chimney Bulkhead / walk out door Water penetration and dampness Moisture: Efflorescence: no Water stains: no Basement was dry at time of inspection Sump pump & dehumidifier None present Environmental hazards Environmental issues: Evidence of rodent activity Electrical Cable Feeds Electrical Service: Type: Aluminum, underground service, meter, inspected, Feed for cable had insufficient clearance from trees Page 11 of 35

13 Service panel Feed for cable had insufficient clearance from trees Amperage: 100 amp 150 amp 200 amp 120 / 240 volt Location: Basement Main breakers were listed for aluminum cable 2 Panels inspected No corrosion inhibitor used on service entry cable at 200 amp panel Missing knock outs at 200 amp panel Missing breaker slot covers covered with tape at 100 amp panel Improperly made up ground connection Consult a licensed electrician Improperly made up ground connection No corrosion inhibitor used on service entry cable at 200 amp panel Page 12 of 35

14 Missing knock outs at 200 amp panel Breakers / fuses Number of breakers Missing breaker slot covers covered with tape at 100 amp panel Type: Circuit breakers Amperage: 15 Amp 20 Amp 30 Amp 40 Amp 60 Amp Breakers are listed for aluminum cable Corrosion inhibitor observed Varies Panels appear to be at or below their rated capacity Branch circuits System ground Conductor materials: Copper Multi strand aluminum Wiring type: Non metallic sheathed cable Water service attachment No bonding jumper at water meter Consult a licensed electrician No bonding jumper at water meter Page 13 of 35

15 Water piping Plumbing Water supply: Town water Copper water service Type of pipe: Copper Shut off located at water meter Condition of waste lines and supports Type of piping: Plastic, ABS Mostly hidden by interior finish Water Heater Condition Type: Indirect fired Location: Basement Water Heater Water capacity Make Rated capacity: 40 Gallons Make: Vaughn T & P valve and vacuum breaker Heater Enclosure T & P valve and vacuum breaker observed in place Thermostats Functional Heat/AC Heating system Heating system type: Hybrid, hydro air Oil fired hot water boiler Distribution method: Copper piping Galvanized ductwork uninsulated ductwork Flue pipe and damper Vents into flue used by basement fireplace Consult a heating professional Page 14 of 35

16 Filters Fuel tank Air conditioning Location: At air handler End outlet tank, recommend that tank additive be used to remove any potential water Location: Front of building Type: Electric Unit appears to be old and should be considered fully depreciated Evaporator coil should be cleaned Consult an HVAC professional AC service piping Evaporator coil should be cleaned Compressor, service piping, electrical disconnect, compressor slab and condensate drain inspected Missing insulation on refrigerant pipe at compressor Consult an HVAC professional Missing insulation on refrigerant pipe at compressor Page 15 of 35

17 Ceiling Condition Wall Condition Floor Condition Basement bath Type of ceiling: Suspended ceiling Type of walls: Gypsum wallboard Type of flooring: Tile Doors Sinks Water temperature: 108 degrees Plumbing Counters Cabinets Tub / Shower Shower walls Enclosure Water temperature: 108 degrees Type: Tile shower walls Glass enclosure Page 16 of 35

18 Toilets Electrical GFCI Exhaust Fan Unable to find vent outlet HVAC Heat source: Diffuser Ceiling Condition Wall Condition Basement rooms Type of ceiling: Gypsum board Type of walls: Gypsum board Cracks observed at right side wall Cracks observed at right side wall Page 17 of 35

19 Floor Condition Window Condition Type of floors: Tile Type of windows: Double hung Gaps at edges of window should be properly sealed to prevent air infiltration Doors Closets Electrical HVAC Exterior door Heat source: Diffuser Rotted threshold at right side door Rotted threshold at right side door Kitchen / dining area Page 18 of 35

20 Ceiling Condition Wall Condition Floor Condition Window Condition Type of ceiling: Gypsum board Type of walls: Gypsum board Type of flooring: Wood Type of window: Casement Exterior door Water temperature Water temperature: 119 degrees Sink observations Plumbing Counters Cabinets Electrical GFCI Some non GFCI receptacles, recommend that all kitchen receptacles be GFCI protected to reduce shock hazard Loose receptacle Page 19 of 35

21 HVAC Heat source: Diffuser Loose receptacle Cook top condition Oven & Range Vent Condition Dishwasher Type: Hood with fan No drain loop or air gap observed Garbage grinder Refrigerator Laundry Page 20 of 35

22 Wall Condition Floor Condition Type of walls: Gypsum board Type of flooring: Tile Doors Electrical Heat Dryer Vent None Duct tape should be replaced with metallic type Wash Basin Cross connections Duct tape should be replaced with metallic type Cross connections? No Page 21 of 35

23 Plumbing Recommend using armored water supply hoses Cabinets Counters Interior Spaces Basement stairs Not child safe, require proper railings Stairs, railings & handrails Alternate fuel heaters Smoke Detectors Type of heater: Masonry fireplaces Location of heater: Basement Dining room Living room Recommend that fireplace chimneys be cleaned and inspected before use Basement fireplace unsafe, combustible material in front of firebox and boiler exhaust vents into this chimney consult a mason contractor Smoke and carbon monoxide detectors will be inspected by fire dept. prior to transfer of property Ceiling condition Wall condition Floor condition 1/2 Bath Type of ceiling: Gypsum board Type of walls: Gypsum board Type of flooring: Wood Page 22 of 35

24 Door condition Sinks Water temperature: 117 degrees Plumbing condition Counter condition Cabinet condition Toilet condition Electrical condition GFCI Bath exhaust fan Not working HVAC Heat source: None Ceiling Condition 2nd Floor bath Type of ceiling: Gypsum board Page 23 of 35

25 Wall Condition Floor Condition Window Condition Type of walls: Gypsum board Type of flooring: Tile Type of window: Double hung Doors Sinks Water temperature: 118 degrees Plumbing Counters Cabinets Tub / Shower Shower walls Water temperature: 118 degrees Temperature at tub / shower should not excceed 111 degrees Type: Fiberglass tub / shower unit Toilets Electrical Page 24 of 35

26 GFCI Exhaust Fan Poor air flow HVAC Heat source: Diffuser Ceiling Condition Wall Condition Floor Condition Window Condition Master bath Type of ceiling: Gypsum board Type of walls: Gypsum board Type of flooring: Tile Type of window: Double hung Doors Sinks Water temperature: 114 degrees Plumbing Counters Page 25 of 35

27 Cabinets Tub / Shower Shower walls Enclosure Water temperature: 114 degrees Temperature at tub / shower should not excceed 111 degrees Type: Tile shower walls Glass enclosure Toilets Toilet loose on flange Consult a plumber Electrical GFCI Exhaust Fan Fan located in shower area, this is a shock hazard Consult a licensed electrician HVAC Heat source: Diffuser Ceiling Condition Wall Condition Master bedroom Type of ceiling: Gypsum board Type of walls: Gypsum board Page 26 of 35

28 Floor Condition Window Condition Type of flooring: Wood Type of window: Double hung Doors Closets Electrical HVAC Heat source: Diffusers Ceiling Condition Wall Condition Floor Condition Window Condition 2nd Floor bedrooms Type of ceiling: Gypsum board Type of walls: Gypsum board Type of flooring: Wood Type of window: Double hung Doors Page 27 of 35

29 Closets Incandescent light fixtures in closets, possible fire hazard Electrical HVAC Heat source: Diffuser Ceiling Condition Wall Condition Floor Condition Window Condition Play room Type of ceiling: Gypsum board Type of walls: Gypsum board Type of flooring: Wood Type of window: Double hung Doors Closets Electrical HVAC Heat source: Diffusers Page 28 of 35

30 Ceiling Condition Wall Condition Floor Condition Window Condition Office Type of ceiling: Gypsum board Type of walls: Gypsum board Type of flooring: Wood Type of window: Double hung Doors Closets Electrical HVAC Heat source: Diffusers Ceiling Condition Wall Condition Floor Condition Living room Type of ceiling: Gypsum board Type of walls: Gypsum board Type of flooring: Wood Page 29 of 35

31 Window Condition Type of window: Double hung Closets Electrical HVAC Heat source: Diffuser Ceiling Condition Wall Condition Floor Condition Family room Type of ceiling: Gypsum board Type of walls: Gypsum board Unfinished, under repair Type of flooring: Wood Under construction Under construction Page 30 of 35

32 Window Condition Type of window: Stationary Doors Electrical HVAC Exterior door Heat source: Diffusers Sliding door Difficult to operate, needs adjustment Deteriorated trim and door panel Deteriorated trim and door panel Access Attic structure Attic Type of access: Pull down stairs Framing type: Ceiling joists Rafter Sheathing material: Plywood Recommend that collar ties be installed Page 31 of 35

33 Chimney Cracks observed Attic Plumbing Electrical Exhaust fan outlets Attic light observed Bathroom exhaust fans terminate in the attic Flashing Insulation Condition Ventilation Bathroom exhaust fans terminate in the attic Locations: Chimney Vent pipes Insulation type: Fiberglass batts Thickness: 8" 18" Poorly installed batts in second layer Double vapor barrier observed, vapor barrier should be removed on second layer Type: Gable louver Soffit venting Environmental issues Evidence of rodents Page 32 of 35

34 Water penetration Evidence of prior water penetration Page 33 of 35

35 Report Summary Report Summary Roof Page 1 Roof Condition Missing shingles at right side of building Page 2 Gutters Damaged section of gutter at garage Exterior Areas Page 3 Eaves & Facia Damaged fascia observed at right side of house Page 3 Siding Condition Holes in siding should be sealed to prevent rodent access Gaps in siding around oil fill pipes should be sealed to prevent air infiltration Page 4 Corner boards and Woodpecker damage at front windows Rotted trim at beam above trim family room back entrance, No drip edge observed Page 4 Exterior Paint Weathered and peeling Grounds Page 5 Grading & Earth in contact with siding or trim Vegetation in contact with building vegetation Clearance should be provided between vegetation and building Page 6 Porches & Decks Improper construction at back deck, concrete block used as a foundation Back deck not child safe, should have proper railings Consult a licensed contractor Page 6 Stairs and railings High step Garage Page 7 Walls, ceilings / Cracks observed Damaged drywall from water at back wall firewalls Page 8 Electrical Dead receptacle and loose electrical box Consult a licensed electrician Page 8 Garage doors & opener Electric eye safety system improperly installed, should be 6" from floor Too much down force, needs adjustment Deteriorated springs appear to be near failure Page 9 Exterior Door Unable to open back door, dead bolt was stuck Foundation / basement Page 11 Environmental Evidence of rodent activity hazards Electrical Page 11 Cable Feeds Feed for cable had insufficient clearance from trees Page 12 Service panel No corrosion inhibitor used on service entry cable at 200 amp panel Missing knock outs at 200 amp panel Missing breaker slot covers covered with tape at 100 amp panel Improperly made up ground connection Consult a licensed electrician Page 13 System ground No bonding jumper at water meter Consult a licensed electrician Heat/AC Page 14 Flue pipe and Vents into flue used by basement fireplace Consult a heating damper professional Page 15 Air conditioning Evaporator coil should be cleaned Consult an HVAC professional Page 15 AC service piping Missing insulation on refrigerant pipe at compressor Consult an HVAC professional Basement bath Page 17 Exhaust Fan Unable to find vent outlet Basement rooms Page 17 Wall Condition Cracks observed at right side wall Page 18 Exterior door Rotted threshold at right side door Page 34 of 35

36 Laundry Page 21 Dryer Vent Duct tape should be replaced with metallic type Interior Spaces Page 22 Basement stairs Not child safe, require proper railings Page 22 Alternate fuel heaters Basement fireplace unsafe, combustible material in front of firebox and boiler exhaust vents into this chimney consult a mason contractor 1/2 Bath Page 23 Bath exhaust fan Not working Master bath Page 26 Toilets Toilet loose on flange Consult a plumber Page 26 Exhaust Fan Fan located in shower area, this is a shock hazard Consult a licensed electrician Family room Page 31 Exterior door Deteriorated trim and door panel Attic Page 32 Exhaust fan outlets Bathroom exhaust fans terminate in the attic Page 32 Insulation Condition Double vapor barrier observed, vapor barrier should be removed on second layer Page 35 of 35