What Every Home Buyer Should Know

Transcription

1 ENGINEERS REPORT What Every Home Buyer Should Know Inspection Performed by: Client: Ralph Pacifico, P.E. License Pacifico Engineering PC / Fax: Mr. & Mrs. John Doe 123 Main Street, Anywhere, USA Inspection Address: 123 Johnson Avenue Somewhere, USA Date: January 1, er Page 1 of 48

2 Report Index INSPECTION CONDITIONS 3 GROUNDS 5 EXTERIOR - FOUNDATION 8 BASEMENT - CRAWL 13 ROOF SYSTEM 15 GARAGE - CARPORT 18 LAWN SPRINKLER SYSTEM 21 HEATING 22 AIR CONDITIONING 24 PLUMBING 26 ELECTRICAL SYSTEM 29 BATHROOMS 30 KITCHEN 33 INTERIOR 35 FIREPLACE-WOOD BURNING STOVE 40 ATTIC 41 LICENSE INFORMATION 42 SUMMARY SECTION AT THE END OF THE REPORT er Page 2 of 48

3 INSPECTION CONDITIONS CLIENT & SITE INFORMATION: DATE OF INSPECTION: January 1, TIME OF INSPECTION: 02:00 PM. CLIENT NAME: Jane and John Doe. MAILING ADDRESS: 123 Main Street. CLIENT CITY/STATE/ZIP: Anywhere, USA INSPECTION SITE: 123 Johnson Avenue. INSPECTION SITE CITY/STATE/ZIP: Somewhere, USA CLIMATIC CONDITIONS: WEATHER: Overcast. SOIL CONDITIONS: Dry. APPROXIMATE OUTSIDE TEMPERATURE in F: BUILDING CHARACTERISTICS: MAIN ENTRY FACES: West. ESTIMATED AGE OF HOUSE / YEAR OF CONSTRUCTION: BUILDING TYPE: Split level. STORIES: Two (2) UTILITY SERVICES: WATER SOURCE: Public er Page 3 of 48

4 UTILITIES STATUS: All utilities were on at the time of the inspection. OTHER INFORMATION: BUILDING OCCUPIED? No. CLIENT PRESENT: Yes. PEOPLE PRESENT: Listing agent. COMMENTS: This is a limited visual inspection of the structural condition of the building. The evaluation is limited to readily visible components and building conditions. No demolition was performed. The report presents the opinion of the engineer, based upon the visible conditions during the site visit. Sizing of structural members was not performed, and is beyond the scope of this report. Opinions and recommendations presented are based on the conditions evident during the site visit. If changes occur in the structural condition, movement, and cracks, further evaluation would be required. REPORT LIMITATIONS This report is intended only as a general guide to help the client make his own determination of the overall condition of the home, and is not intended to reflect the value of the premises, nor make any representation as to the advisability of purchase. The report expresses the personal opinions of the Engineer, based upon his visual impressions of the conditions that existed at the time of the inspection only. The evaluation and report are not intended to be technically exhaustive, or to imply that every component was inspected, or that every possible defect was discovered. No disassembly of equipment, opening of walls, moving of furniture, appliances or stored items, or excavation was performed. All components and conditions which by the nature of their location are concealed, camouflaged or difficult to evaluate are excluded from the report. Systems and conditions which are not within the scope of the building evaluation include, but are not limited to: formaldehyde, lead paint, asbestos, toxic or flammable materials, and other environmental hazards; pest infestation, playground equipment, efficiency measurement of insulation or heating and cooling equipment, internal or underground drainage or plumbing, any systems which are shut down or otherwise secured; water wells (water quality and quantity); cesspools and septic systems; zoning ordinances; intercoms; security systems; heat sensors; cosmetics or building code conformity. Any general comments about these systems and conditions are informational only and do not represent an inspection. The report should not be construed as a compliance inspection of any governmental or non governmental codes or regulations. The report is not intended to be a warranty or guarantee of the present or future adequacy or performance of the structure, its systems, or their component parts. This report does not constitute any express or implied warranty of mercantability or fitness for use regarding the condition of the property and it should not be relied upon as such. Any opinions expressed regarding adequacy, capacity, or expected life of components are general estimates based on information about similar components and occasional wide variations are to be expected between such estimates and actual experience. We certify that our Engineers have no interest, present or contemplated, in this property or its improvement and no involvement with tradespeople or benefits derived from any sales or improvements. To the best of our knowledge and belief, all statements and information in this report are true and correct. Should any disagreement or dispute arise as a result of this evaluation or report, it shall be decided by arbitration and shall be submitted for binding, non-appealable arbitration to the American Arbitration Association in accordance with its Construction Industry Arbitration Rules then obtaining, unless the parties mutually agree otherwise. In the event of a claim, the Client will allow the Inspection Company to inspect the claim prior to any repairs or waive the right to make the claim. Client agrees not to disturb or repair or have repaired anything which may constitute evidence relating to the complaint, except in the case of an emergency er Page 4 of 48

5 GROUNDS This evaluation is not intended to address or include any geological conditions or site stability information. For information concerning these conditions, a geologist or soils engineer should be consulted. Any reference to grade is limited to only areas around the exterior of the exposed areas of foundation or exterior walls. This evaluation is visual in nature and does not attempt to determine drainage performance of the site or the condition of any underground piping, including municipal water and sewer service piping or septic systems. Decks and porches are often built close to the ground, where no viewing or access is possible. These areas as well as others too low to enter, or in some other manner not accessible, are excluded from the evaluation and are not addressed in the report. We routinely recommend that inquiry be made with the seller about knowledge of any prior foundation or structural repairs. DRIVEWAY: TYPE: WALKWAYS: TYPE: The driveway is concrete. The driveway is paver blocks. It appears serviceable. The cracks noted are typical. There is a concrete walkway. LANDSCAPING: Surface raised / settled. Tripping hazards er Page 5 of 48

6 Much of the landscaping is dead er Page 6 of 48

7 EXTERIOR STAIRS/STOOPS: Front. Improper rise / run on steps er Page 7 of 48

8 EXTERIOR - FOUNDATION Areas hidden from view by finished walls or stored items can not be judged and are not a part of this inspection. Minor cracks are typical in many foundations and most do not represent a structural problem. If major cracks are present along with bowing, we routinely recommend further evaluation be made by a qualified structural engineer. All exterior grades should allow for surface and roof water to flow away from the foundation. All concrete floor slabs experience some degree of cracking due to shrinkage in the drying process. In most instances floor coverings prevent recognition of cracks or settlement in all but the most severe cases. Where carpeting and other floor coverings are installed, the materials and condition of the flooring underneath cannot be determined. WALLS: MATERIAL: Aluminum siding, Brick. TRIM: MATERIAL: There is damaged siding. Metal er Page 8 of 48

9 CHIMNEY: MATERIAL: Areas of the trim are missing. This allows water infiltration to the structure. There is more than one chimney present. The chimney is brick. The chimney is metal. The addition of a spark arrester is recommended. The chimney height is below the recommended 3 ft clearance for proper draft. This may result in improper draft, and exhaust gases entering the building. The chimney height may need to be increased to allow for proper draft. Brick er Page 9 of 48

10 Metal. The addition of a spark arrester is recommended. The chimney has some rust. The chimney height is below the recommended 3 ft clearance for proper draft. This may result in improper draft, and exhaust gases entering the building. The chimney height may need to be increased to allow for proper draft. VISIBLE FOUNDATION CONDITION er Page 10 of 48

11 Cracks at garage appear to be completely through the wall. They are hidden behind the work bench. It is recommended that electrical devices be repaired by a licensed electrician. The potential for fire, serious injury or death is always present when unqualified individuals perform work on electrical devices. It is also recommended that consideration be given to upgrade exterior outlet covers to newer style 'IN USE" covers. These covers allow the cover to be closed to protect the outlet from the elements while a cord is plugged in. EXTERIOR ELECTRICAL er Page 11 of 48

12 EXTERIOR OUTLETS The exterior outlets are not GFCI receptacles. It is recommended to upgrade to GFCI outlets for safety reasons. The GFCI outlets are recommended for use in areas where there is a potential to come in contact with water, such as outdoors, garage, bathroom and kitchen. There is exposed wiring, and components which are not rated for exterior use. This should be removed / repaired for safety reasons er Page 12 of 48

13 BASEMENT - CRAWL Areas hidden from view by finished walls or stored items can not be judged and are not a part of this inspection. Minor cracks are typical in many foundations and most do not represent a structural problem. If major cracks are present along with bowing, we routinely recommend further evaluation be made by a qualified structural engineer. All exterior grades should allow for surface and roof water to flow away from the foundation. All concrete floor slabs experience some degree of cracking due to shrinkage in the drying process. In most instances floor coverings prevent recognition of cracks or settlement in all but the most severe cases. Where carpeting and other floor coverings are installed, the materials and condition of the flooring underneath cannot be determined. BASEMENT/CRAWL SPACE: ACCESSIBILITY: The crawl space is fully accessible. CRAWL SPACE: There is damage / deterioration noted. BASEMENT WALLS - TYPE: Poured concrete. BEAMS: Cracking in the foundation wall is observed. The beams appear serviceable er Page 13 of 48

14 COLUMNS/SUPPORTS: Repair is required. The area under the column has settled and may not be providing proper support er Page 14 of 48

15 ROOF SYSTEM The foregoing is an opinion of the general quality and condition of the roofing material. The engineer cannot and does not offer an opinion or warranty as to whether the roof leaks or may be subject to future leakage. This report is issued in consideration of the foregoing disclaimer. The only way to determine whether a roof is absolutely water tight is to observe it during a prolonged rainfall. Many times, this situation is not present during the inspection. ROOF: STYLE: TYPE: ROOF ACCESS: ROOF COVERING STATUS: Gable. Hip. Flat / Low. Asphalt composition shingles. Rolled asphalt composition. The roof was viewed from the ground with binoculars. The lower roof was walked on. Damage / Deterioration / Defects are noted. Condition of roofing is the result of long term weathering and an advanced age. Stains are noted on the roofing surface. Debris is noted on the surface of the roof. It is recommended to remove the debris to prevent damage. It appears this roof has several layers of shingles. Roof appears to be at / near the end of its useful life. Flat roof section has previous repairs er Page 15 of 48

16 er Page 16 of 48

17 EXPOSED FLASHINGS: TYPE AND Roofing cement / tar. The potential for water entry is present. SKYLIGHTS There is excessive roof cement around the skylight, indicating there may been a water problem that needed repair er Page 17 of 48

18 GARAGE - CARPORT Notice: Determining the heat resistance rating of firewalls is beyond the scope of this inspection. Flammable materials should not be stored within closed garage areas. TYPE: LOCATION: FLOOR: Attached. One (1) car. Major cracks are observed. The floor crack is evidence of settlement. FIRE WALL: The firewall appears serviceable. It is recommended to update the fire door. GARAGE DOOR(S): er Page 18 of 48

19 ELECTRICAL Appears serviceable. Automatic reverse feature is operational. There is no electric eye auto reverse feature. Consideration should be given to upgrading to a unit that has an electric eye feature for safety reasons. Unit is powered by the use of an extension cord. It is recommended to install a dedicated outlet for the automatic opener. It is recommended to update the outlets to GFCI protected outlets. The outlet(s) are loose and need to be secured. Wiring is exposed. It is recommended to have this condition repaired for safety reasons. There is an open ground noted in the outlet. This should be repaired for safety reasons. There are missing covers noted on electrical devices er Page 19 of 48

20 MISCELLANEOUS: Note that walls are installed. This inhibits full viewing of the garage structure. Stored items restrict viewing of the garage area. Window in garage has been boarded up on the inside. Water entry is suspected er Page 20 of 48

21 LAWN SPRINKLER SYSTEM It is not within the scope of this report to determine the degree of salinity or volume of any well water. Inquire with the sellers of the property or check with the local agricultural extension service for these tests. We suggest you have the sellers instruct you as to the operation of this system. Ongoing maintenance of damaged or clogged sprinkler heads is necessary with most sprinkler systems. WATER SOURCE: Municipal supply. DISTRIBUTION VALVES: TYPE: Automatic operation. Appears serviceable. ELECTRIC CONTROLS: SUBPANELS AND TIMERS: Appears serviceable. SPRINKLER HEADS: Individual sprinkler heads are not checked for operation. COMMENTS: It is recommended to maintain in-ground irrigation systems twice per year. The system needs to be turned on and have adjustments / repairs in the spring, and to be winterized in the fall. It is recommended to consult with a qualified irrigation contractor to have the proper services performed. Consultation with the present contractor may give an indication as to the present condition of the system er Page 21 of 48

22 HEATING The engineer is not equipped to inspect furnace heat exchangers for evidence of cracks or holes, as this can only be done by dismantling the unit. This is beyond the scope of this inspection. Some furnaces are designed in such a way that inspection is almost impossible. The engineer can not light pilot lights. Safety devices are not tested by the engineer. NOTE: Asbestos materials have been commonly used in heating systems. Determining the presence of asbestos can ONLY be performed by laboratory testing and is beyond the scope of this inspection. Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or the even distribution of air throughout a building cannot be addressed by a visual inspection. Electronic air cleaners, humidifiers and de-humidifiers are beyond the scope of this inspection. Have these systems evaluated by a qualified individual. The inspector does not perform pressure tests on coolant systems, therefore no representation is made regarding coolant charge or line integrity. Subjective judgment of system capacity is not a part of the inspection. Normal service and maintenance is recommended on a yearly basis. Determining the condition of oil tanks, whether exposed or buried, is beyond the scope of this inspection. Leaking oil tanks represent an environmental hazard which is sometimes costly to remedy. HEATING SYSTEM DESCRIPTION: LOCATION OF PRIMARY UNIT: Utility Area. SYSTEM TYPE: Forced hot water boiler. FUEL TYPE AND NOTES: Oil. APPROXIMATE CAPACITY: 140,000 btu/hr. APPROXIMATE AGE IN YEARS: The unit appears to be greater than 20 years old. HEATING SYSTEM PRIMARY UNIT: The heating unit appears operational. Note the unit may have been flooded. This will affect performance and life expectancy. COMBUSTION AIR: Inadequate. The door should be replaced with a louvered door to allow air infiltration. Consideration should be given to adding a vent directly to the exterior to provide adequate combustion air er Page 22 of 48

23 VENTING: Corrosion is noted at piping. NORMAL CONTROLS: The thermostat(s) appear serviceable. Multiple thermostats are employed. GENERAL NOTES: It is recommended to get a service contract on the heating system. This is usually available from qualified plumbers and / or fuel delivery services er Page 23 of 48

24 AIR CONDITIONING The engineer is not equipped to inspect furnace heat exchangers for evidence of cracks or holes, as this can only be done by dismantling the unit. This is beyond the scope of this inspection. Some furnaces are designed in such a way that inspection is almost impossible. The engineer can not light pilot lights. Safety devices are not tested by the engineer. NOTE: Asbestos materials have been commonly used in heating systems. Determining the presence of asbestos can ONLY be preformed by laboratory testing and is beyond the scope of this inspection. Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or the even distribution of air throughout a building cannot be addressed by a visual inspection. Electronic air cleaners, humidifiers and de-humidifiers are beyond the scope of this inspection. Have these systems evaluated by a qualified individual. The inspector does not perform pressure tests on coolant systems, therefore no representation is made regarding coolant charge or line integrity. Subjective judgment of system capacity is not a part of the inspection. Normal service and maintenance is recommended on a yearly basis. Determining the condition of oil tanks, whether exposed or buried, is beyond the scope of this inspection. Leaking oil tanks represent an environmental hazard which is sometimes costly to remedy. AIR CONDITIONING: TYPE: Central. POWER SOURCE: 220 Volt. Electrical disconnect present. COMPRESSOR AGE IN YEARS: The unit appears to be greater than 20 years old. The life expectancy of an A/C system is years. No certification of continued operation of the unit can be made, based on the age of the system. SYSTEM Unit failed to operate. No certification can be made as to the continued operation of the unit based on its age. DUCTWORK: TYPE: Insulated sheet metal. Flexible Round er Page 24 of 48

25 DUCTS/AIR SUPPLY: Ductwork is loose or disconnected er Page 25 of 48

26 PLUMBING Water quality or hazardous materials (lead) testing is available from local testing labs. All underground piping related to water supply, waste, or sprinkler use are excluded from this inspection. Leakage or corrosion in underground piping cannot be detected by a visual inspection. The temperature pressure relief valve, at the upper portion of the water heater, is a required safety valve which should be connected to a drain line of proper size terminating just above floor elevation. If no drain is located in the floor a catch pan should be installed with a drain extending to a safe location. The steam caused by a blow-off can cause scalding. Improper installations should be corrected. MAIN LINE: MATERIAL: Copper. SUPPLY LINES: MATERIAL: WASTE LINES: MATERIAL: The water meter is located by the heating system. The main water shutoff is located by the heating system. Copper. Appears serviceable. The lines are not fully visible. Cast Iron er Page 26 of 48

27 There is a waste system pipe that is not secured properly. It is recommended to secure the pipe. HOSE FAUCETS: OPERATION: Sample operated. Appeared serviceable. WATER HEATER, PRIMARY: TYPE: Hot water is generated from a tankless coil in the boiler. The water heater appears serviceable. FUEL SYSTEM: METER/TANK LOCATION- The oil tank is located inside the structure, in the crawl space. Based on the visual condition of the tank, it is recommended to monitor the tank to ensure it does not degrade. The remaining life can not be determined er Page 27 of 48

28 The function of the septic system is determined by running water in sinks, tubs, showers, and flushing toilets. A full evaluation of the septic system is beyond the scope of this inspection. If a full evaluation is desired, contact the office for more details er Page 28 of 48

29 ELECTRICAL SYSTEM Any electrical repairs attempted by anyone other than a licensed electrician should be approached with caution. The power to the entire house should be turned off prior to beginning any repair efforts, no matter how trivial the repair may seen. Aluminum wiring requires periodic inspection and maintenance by a licensed electrician. Operation of time clock motors is not verified. Inoperative light fixtures often lack bulbs or have dead bulbs installed. Light bulbs are not changed during the inspection, due to time constraints. Smoke Alarms should be installed within 15 feet of all bedroom doors, and tested regularly. SERVICE: TYPE AND There is an overhead service. The system supplies 110/220 volts. The electrical system will provide 200 amp service. The electrical service lines appear serviceable. ELECTRICAL PANELS: MAIN PANEL LOCATION AND NOTES: The main service panel is located in the garage. The electrical service panel appears serviceable. Inspector Notes: The circuit and wire sizing is correct, so far as is visible. # OF 11O VOLT CIRCUITS: 19. # OF 220 VOLT CIRCUITS: Four (4) CONDUCTORS: ENTRANCE CABLES: The service entrance cables are copper. BRANCH WIRING: The branch wiring is copper. There is aluminum branch wiring for 220 volt circuits. This is acceptable. SWITCHES & OUTLETS: Some grounded type outlets did not appear to be properly grounded. Reverse polarity is noted. Switches are observed that do not apparently operate devices er Page 29 of 48

30 BATHROOMS Shower pans are visually checked for leakage, but leaks often do not show except when the shower is in actual use. Determining whether shower pans, tub/shower surrounds are water tight is beyond the scope of this inspection. It is very important to maintain all grouting and caulking in the bath areas. Very minor imperfections can allow water to get into the wall or floor areas and cause damage. Proper ongoing maintenance will be required in the future. BATH LOCATION: Master bedroom. CONDITION OF SINK: The following problems were noted at the drain: Drainage is a bit slower than normal. CONDITION OF TOILET: Appears serviceable. TUB/SHOWER PLUMBING FIXTURES: Appears serviceable. TUB/SHOWER AND WALLS: Caulk and seal all tub and shower areas, as a precaution. BATH VENTILATION: The vent termination could not be determined. ELECTRICAL The electrical box is loose. This should be secured er Page 30 of 48

31 INSPECTION NOTES: The bathroom components are old and worn. The room is functional, but consideration should be given to replacing the major items in the not too distant future. There is a whirlpool tub installed. The pumps and jets operate. It is recommended that this type of tub be sanitized on a regular basis. There are whirlpool tub sanitizers available at home centers and hardware stores. BATH LOCATION: Hall. Bedroom level. CONDITION OF SINK: The following problems were noted at the drain: Stopper did not operate properly. CONDITION OF TOILET: Appears serviceable. TUB/SHOWER PLUMBING FIXTURES: Condition of showerhead: Not operating. TUB/SHOWER AND WALLS: Tub and shower areas appear serviceable. Caulk and seal all tub and shower areas, as a precaution. BATH VENTILATION: The vent termination could not be determined. ELECTRICAL The electrical box is loose. This should be secured. INSPECTION NOTES: Note that a window is located in the shower. It is recommended to cover the window with a plastic shower curtain to prevent water infiltration into the window sill and wall. The bathroom components are old and worn. The room is functional, but consideration should be given to replacing the major items in the not too distant future. BATH LOCATION: Kitchen. CONDITION OF SINK: The following problems were noted at the drain: Stopper did not operate properly er Page 31 of 48

32 CONDITION OF TOILET: Appears serviceable. BATH VENTILATION: The vent termination could not be determined. ELECTRICAL The electrical box is loose. This should be secured. INSPECTION NOTES: The bathroom components are old and worn. The room is functional, but consideration should be given to replacing the major items, in the not too distant future er Page 32 of 48

33 KITCHEN Inspection of stand alone freezers and built-in ice makers are outside the scope of the inspection. No opinion is offered as to the adequacy of dishwasher operation. Ovens, self or continuous cleaning operations, cooking functions, clocks, timing devices, lights and thermostat accuracy are not tested during this inspection. Appliances are not moved during the inspection. Portable dishwashers are not inspected, as they require connection to facilitate testing. KITCHEN SINK: TYPE AND Stainless Steel. The sink appears serviceable. RANGE/COOK TOP AND OVEN: TYPE/ Electric. Separate cook top. Appears serviceable. Electric. Wall Mount. Appears serviceable. VENTILATION: TYPE AND Internal. The fan / hood is operational. REFRIGERATOR: TYPE AND The unit appears serviceable. DISHWASHER: Appears serviceable. GARBAGE DISPOSAL: Not operational. OTHER BUILT-INS: MICROWAVE: Appears serviceable. INTERIOR COMPONENTS: COUNTERS: The counter top is a man-made solid surfacing material. Appears serviceable. CABINETS: Cabinets appear serviceable. FLOOR The floor covering is tile. The floor appears serviceable er Page 33 of 48

34 SWITCHES/FIXTURES/OU TLETS: Appear serviceable er Page 34 of 48

35 INTERIOR The condition of walls behind wall coverings, paneling and furnishings cannot be judged. Only the general condition of visible portions of floors is included in this inspection. As a general rule, cosmetic deficiencies are considered normal wear and tear and are not reported. Determining the source of odors or like conditions is not a part of this inspection. Floor covering damage or stains may be hidden by furniture. The condition of floors underlying floor coverings is not inspected. Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. Check with owners for further information. All fireplaces should be cleaned and inspected on a regular basis to make sure that no cracks have developed. Large fires in the firebox can overheat the firebox and flue liners, sometimes resulting in internal damage. DOORS: MAIN ENTRY DOOR: The strike plate is missing. The door does not seal fully. Adjustment / repair is recommended. Note the door is older and is not as secure nor as energy efficient as a newer door er Page 35 of 48

36 SECONDARY ENTRY DOOR: Standard side / rear door. The entry door appears serviceable. INTERIOR DOORS: Some adjustments are needed for doors that do not latch properly. WINDOWS: TYPE & Wood. Clad-Metal / Vinyl. Insulated glass. Casement. Make minor hardware repairs or improvements as needed. The seal between the insulating glass panes is leaking. Evidence of moisture / condensation / clouding noted. Wood in den. Double hung. Caulking / glazing compound deteriorated. It is recommended to replace the older windows to improve comfort, security, and energy efficiency er Page 36 of 48

37 INTERIOR WALLS: MATERIAL & The general condition of the interior surfaces appears serviceable. CEILINGS: TYPE & The general condition of the ceilings appears serviceable. FLOORS: The floor has a noticeable sag. Based on the age and type of construction, this is to be expected. If the condition of the sag changes, further evaluation would be required. The floor is sloped significantly. STAIRS & HANDRAILS: PRIMARY STAIRCASE The interior stairs are serviceable. SECONDARY STAIRCASE There is a trip hazard noted on the stairs. This should be repaired. SMOKE / FIRE DETECTOR: COMMENTS: Smoke detectors tested did not work. It is suggested smoke and CO detectors be installed per code requirements. There should be at least one (1) smoke detector in each bedroom, and one (1) outside the bedrooms, and on each habitable level of the house. There should be a CO detector installed on each habitable level er Page 37 of 48

38 GENERAL COMMENTS There is a security system in the building. It is recommended to have the present owner show full operation of the system. Security codes should be changed upon taking ownership. Note it is recommended to contract with a central station monitoring system to have the security system work to its full effectiveness. There is significant settlement in the house. This may be stabilized, but it cannot be definitively determined. Further settlement may occur. It appears as though settlement may have continued after installation of the newer casement windows. Please note that this is a house that the present owner recently renovated due to flooding from Superstorm Sandy, and is now on the market. Full compliance with proper building workmanship standards is sometimes lacking in these houses, due to the lack of rough and finish inspections for framing, electrical, and plumbing work performed. The quality really depends on the level of skill of the labor utilizing in doing the renovations. Some concerns in theses houses: Structural changes: Any structural changes performed should have been designed by a licensed professional engineer or a licensed registered architect, and have been done with a building permit. Framing inspections should have been performed. It is recommended to get copies of the building permit and inspections, and final issued Certificate of Occupancy or Certificate of Conformance. These items could not be verified during the course of the site visit and are beyond the scope of this inspection. Mold: As a precaution, it is recommended to ensure that the house has had all drywall removed past the height of the water, and the framing been treated properly with mold inhibiting chemicals. It is recommended to have an air quality test performed to ensure no mold conditions exist. These items could not be verified during the course of the site visit and are beyond the scope of this inspection. Electrical: All wiring which was submerged during the flood should be replaced, not just the receptacles. It is recommended to have a Underwrites certification provided for all electrical repairs. This could not be verified during the course of er Page 38 of 48

39 the site visit and is beyond the scope of this inspection. Plumbing: Any relocated fixtures should have proper waste venting, and replaced plumbing should be installed properly, pitched as required, and secured. It is recommended to get a licensed plumbers written certification that all plumbing work performed was done properly to all applicable building codes. There may be other concerns associated with this type of repair depending on the specifics of damage caused to the building. Main utilities and appliances may have been flooded. If units were repaired and not replaced, they may be operational, but the life expectancy may be greatly reduced on items such as heating systems, hot water heaters, air conditioners, appliances, etc er Page 39 of 48

40 FIREPLACE-WOOD BURNING STOVE The condition of walls behind wall coverings, paneling and furnishings cannot be judged. Only the general condition of visible portions of floors is included in this inspection. As a general rule, cosmetic deficiencies are considered normal wear and tear and are not reported. Determining the source of odors or like conditions is not a part of this inspection. Floor covering damage or stains may be hidden by furniture. The condition of floors underlying floor coverings is not inspected. Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. Check with owners for further information. All fireplaces should be cleaned and inspected on a regular basis to make sure that no cracks have developed. Large fires in the firebox can overheat the firebox and flue liners, sometimes resulting in internal damage. FIREPLACE/WOOD BURNING DEVICES: LOCATION - TYPE - CONDITION, FIRST: Location: Den, Masonry. The damper is not operational. Recommend cleaning before use. It is recommended to have the fireplace repaired prior to use er Page 40 of 48

41 ATTIC The foregoing is an opinion of the general quality and condition of the roofing material. The inspector cannot and does not offer an opinion or warranty as to whether the roof leaks or may be subject to future leakage. This report is issued in consideration of the foregoing disclaimer. The only way to determine whether a roof is absolutely water tight is to observe it during a prolonged rainfall. Many times, this situation is not present during the inspection. ATTIC AND INSULATION, PRIMARY ATTIC: ACCESS LOCATION AND TYPE There is a door in a wall to provide access to the attic. The access is located in a bedroom closet. ACCESSIBILITY AND There is conventional framing. INSULATION TYPE AND Fiberglass batts. Insulation is installed between roof rafters. There needs to be a ventilated air gap between the insulation and the roof sheathing. If the ventilated air gap is not present it will severely shorten the life of roofing shingles and sheathing. The presence of the ventilated air gap could not be determined. DEPTH AND R-FACTOR: Not determined. Insulation has been disturbed and good coverage is no longer present. Insulation is somewhat compacted and the true R-factor at this point in time may be substantially less than that originally installed. Installation of additional insulation is recommended. ATTIC AND INSULATION, SECONDARY ATTIC: ACCESSIBILITY AND No attic hatch is provided / no attic present at the upper bedroom floors. Arrange to have the area made accessible and schedule a re-inspection. The presence and / or condition of insulation is unable to be determined er Page 41 of 48

42 LICENSE INFORMATION This report is generated for the exclusive use of the client. Please read this report carefully. If there are any questions, please contact the office. License Information Stamp and Signature er Page 42 of 48

43 REPORT SUMMARY Overall, the building was constructed in a workmanlike manner, consistent with the local building trades and codes in effect at the time of construction, and has average maintenance over the years. However, the following items should be addressed: GROUNDS WALKWAYS: Surface raised / settled. Tripping hazards. EXTERIOR - FOUNDATION WALLS: There is damaged siding. TRIM: Areas of the trim are missing. This allows water infiltration to the structure. CHIMNEY: The addition of a spark arrester is recommended. The chimney height is below the recommended 3 ft clearance for proper draft. This may result in improper draft, and exhaust gases entering the building. The chimney height may need to be increased to allow for proper draft. Brick. Metal. The addition of a spark arrester is recommended. The chimney has some rust. The chimney height is below the recommended 3 ft clearance for proper draft. This may result in improper draft, and exhaust gases entering the building. The chimney height may need to be increased to allow for proper draft. VISIBLE FOUNDATION CONDITION Cracks at garage appear to be completely through the wall. They are hidden behind the work bench. BASEMENT - CRAWL BASEMENT/CRAWL SPACE: CRAWL SPACE: There is damage / deterioration noted. Cracking in the foundation wall is observed. COLUMNS/SUPPORTS: Repair is required. The area under the column has settled and may not be providing proper support. ROOF SYSTEM ROOF: ROOF COVERING STATUS: Damage / Deterioration / Defects are noted. Condition of roofing is the result of long term weathering and an advanced age. Stains are noted on the roofing surface. Debris is noted on the surface of the roof. It is recommended to remove the debris to prevent damage. It appears this er Page 43 of 48

44 roof has several layers of shingles. Roof appears to be at / near the end of its useful life. Flat roof section has previous repairs. GARAGE - CARPORT FLOOR: Major cracks are observed. The floor crack is evidence of settlement. ELECTRICAL It is recommended to update the outlets to GFCI protected outlets. The outlet(s) are loose and need to be secured. Wiring is exposed. It is recommended to have this condition repaired for safety reasons. There is an open ground noted in the outlet. This should be repaired for safety reasons. There are missing covers noted on electrical devices. MISCELLANEOUS: Window in garage has been boarded up on the inside. Water entry is suspected. HEATING HEATING SYSTEM PRIMARY UNIT: The heating unit appears operational. Note the unit may have been flooded. This will affect performance and life expectancy. AIR CONDITIONING AIR CONDITIONING: COMPRESSOR AGE IN YEARS: The unit appears to be greater than 20 years old. The life expectancy of an A/C system is years. No certification of continued operation of the unit can be made, based on the age of the system. SYSTEM Unit failed to operate. No certification can be made as to the continued operation of the unit based on its age. PLUMBING FUEL SYSTEM: METER/TANK LOCATION- The oil tank is located inside the structure, in the crawl space. Based on the visual condition of the tank, it is recommended to monitor the tank to ensure it does not degrade. The remaining life can not be determined. BATHROOMS TUB/SHOWER PLUMBING FIXTURES: Condition of showerhead: Not operating. INTERIOR WINDOWS: TYPE & Wood. Clad-Metal / Vinyl. Insulated glass. Casement. Make minor hardware repairs or improvements as needed. The seal between the insulating glass panes is leaking. Evidence of moisture / condensation / clouding noted. FLOORS: The floor has a noticeable sag. Based on the age and type of construction, this is to be expected er Page 44 of 48

45 If the condition of the sag changes, further evaluation would be required. The floor is sloped significantly. STAIRS & HANDRAILS: SECONDARY STAIRCASE There is a trip hazard noted on the stairs. This should be repaired. GENERAL COMMENTS There is significant settlement in the house. This may be stabilized, but it cannot be definitively determined. Further settlement may occur. It appears as though settlement may have continued after installation of the newer casement windows. There is significant settlement in the house. This may be stabilized, but it cannot be definitively determined. Further settlement may occur. It appears as though settlement may have continued after installation of the newer casement windows. FIREPLACE-WOOD BURNING STOVE FIREPLACE/WOOD BURNING DEVICES: LOCATION - TYPE - CONDITION, FIRST: Location: Den, Masonry. The damper is not operational. Recommend cleaning before use. It is recommended to have the fireplace repaired prior to use. Each of these items will likely require further evaluation and repair by licensed tradespeople. Obtain competitive estimates for these items. Other minor items are also noted in the following report and should receive eventual attention, but none of them affect the habitability of the building. The majority are the result of normal wear and tear. GROUNDS EXTERIOR STAIRS/STOOPS: Front. Improper rise / run on steps. EXTERIOR - FOUNDATION EXTERIOR ELECTRICAL EXTERIOR OUTLETS The exterior outlets are not GFCI receptacles. It is recommended to upgrade to GFCI outlets for safety reasons. The GFCI outlets are recommended for use in areas where there is a potential to come in contact with water, such as outdoors, garage, bathroom and kitchen. There is exposed wiring, and components which are not rated for exterior use. This should be removed / repaired for safety reasons. ROOF SYSTEM EXPOSED FLASHINGS: TYPE AND Roofing cement / tar. The potential for water entry is present. SKYLIGHTS There is excessive roof cement around the skylight, indicating there may been a water problem that needed repair. GARAGE - CARPORT FIRE WALL: er Page 45 of 48

46 The firewall appears serviceable. It is recommended to update the fire door. GARAGE DOOR(S): Appears serviceable. Automatic reverse feature is operational. There is no electric eye auto reverse feature. Consideration should be given to upgrading to a unit that has an electric eye feature for safety reasons. Unit is powered by the use of an extension cord. It is recommended to install a dedicated outlet for the automatic opener. HEATING HEATING SYSTEM COMBUSTION AIR: Inadequate. The door should be replaced with a louvered door to allow air infiltration. Consideration should be given to adding a vent directly to the exterior to provide adequate combustion air. PLUMBING WASTE LINES: There is a waste system pipe that is not secured properly. It is recommended to secure the pipe. ELECTRICAL SYSTEM SWITCHES & OUTLETS: Some grounded type outlets did not appear to be properly grounded. Reverse polarity is noted. Switches are observed that do not apparently operate devices. BATHROOMS CONDITION OF SINK: The following problems were noted at the drain: Drainage is a bit slower than normal. TUB/SHOWER AND WALLS: Caulk and seal all tub and shower areas, as a precaution. BATH VENTILATION: The vent termination could not be determined. ELECTRICAL The electrical box is loose. This should be secured. INSPECTION NOTES: The bathroom components are old and worn. The room is functional, but consideration should be given to replacing the major items in the not too distant future. CONDITION OF SINK: The following problems were noted at the drain: Stopper did not operate properly. TUB/SHOWER AND WALLS: Tub and shower areas appear serviceable. Caulk and seal all tub and shower areas, as a precaution. BATH VENTILATION: The vent termination could not be determined. ELECTRICAL er Page 46 of 48

47 The electrical box is loose. This should be secured. INSPECTION NOTES: Note that a window is located in the shower. It is recommended to cover the window with a plastic shower curtain to prevent water infiltration into the window sill and wall. The bathroom components are old and worn. The room is functional, but consideration should be given to replacing the major items in the not too distant future. CONDITION OF SINK: The following problems were noted at the drain: Stopper did not operate properly. BATH VENTILATION: The vent termination could not be determined. ELECTRICAL The electrical box is loose. This should be secured. INSPECTION NOTES: The bathroom components are old and worn. The room is functional, but consideration should be given to replacing the major items, in the not too distant future. KITCHEN GARBAGE DISPOSAL: Not operational. INTERIOR DOORS: MAIN ENTRY DOOR: The strike plate is missing. The door does not seal fully. Adjustment / repair is recommended. Note the door is older and is not as secure nor as energy efficient as a newer door. INTERIOR DOORS: Some adjustments are needed for doors that do not latch properly. WINDOWS: TYPE & Wood in den. Double hung. Caulking / glazing compound deteriorated. It is recommended to replace the older windows to improve comfort, security, and energy efficiency. SMOKE / FIRE DETECTOR: COMMENTS: Smoke detectors tested did not work. It is suggested smoke and CO detectors be installed per code requirements. There should be at least one (1) smoke detector in each bedroom, and one (1) outside the bedrooms, and on each habitable level of the house. There should be a CO detector installed on each habitable level. ATTIC ATTIC AND INSULATION, PRIMARY ATTIC: DEPTH AND R-FACTOR: Not determined. Insulation has been disturbed and good coverage is no longer present. Insulation is somewhat compacted and the true R-factor at this point in time may be substantially less than that originally installed. Installation of additional insulation is recommended. ATTIC AND INSULATION, SECONDARY ATTIC: er Page 47 of 48

48 ACCESSIBILITY AND No attic hatch is provided / no attic present at the upper bedroom floors. Arrange to have the area made accessible and schedule a re-inspection. The presence and / or condition of insulation is unable to be determined. There is further detailed information in the report. If there are any questions, please contact me at the above number er Page 48 of 48