JM Rodkey, Co., Inspections

Transcription

1 Cover Page Home Inspection Report Northampton MA, Inspection prepared for: Inspection Date: 5/25/2011 Time: 12:30pm-2:30om Age: Abt Size: 3,070 sq.ft Weather: 81 degrees, clear, previous day rain SAMPLE REPORT of a RENOVATED VICTORIAN Inspector: John Rodkey Amherst, MA Phone: Inspections@JMRodkey.com John Rodkey, MA HI Lic.727, ASHI Gold Certified , US Gov. E-Quip Favorable

2 OBJECTIVES and METHODS of INSPECTION The home inspection is conducted to give you an objective profile of the property as to the best of our ability, and within the Massachusetts Standards of Practice for Home Inspections. For a good understanding, you should read the entire report, including the written material, maintenance suggestions and comments on each page. It is expected that you will evaluate the information based herein based on your specific situation and needs, and make decisions accordingly. The information in this report is based on the visual inspection of the property on the day of the inspection as allowed by the Standards of Practice of Massachusetts home inspections. This is a visual, non destructive investigation. Homes are complex constructions with infinite variables that can and will affect its performance in ways we cannot predict. However, we expect this report to give you a profile of its behavior based on the visual inspection, There is no destructive probing or dismantling of any components or systems. We cannot see through walls, enter crawl spaces, attics or other areas that are not designed for safe passage. We cannot fully determine how the property, its systems or components will respond in all situations. The inspection cannot predict the future life expectancy, or sudden failure of any components. The inspection is not an insurance policy, a home warranty or guarantee of performance. Be aware that this is not an assessment of building or electrical codes. Each municipality establishes their own building codes. These entities should be consulted if there is a questions of code compliance. We are not responsible for repairs necessary to bring a building into compliance with local building 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. 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. 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 inspected areas. You should evaluate and act on any comments before continuing with the purchase and sale of the property. This report is exclusive to you and is not transferable. JM Rodkey, Co. will retain the report if the inspection fee has not been paid at the time of the inspection or other arrangements for payment have not been agreed upon. Legend: S = Component use is consistent with its original purpose but may show signs of normal wear or deterioration. A= May require replacement or repair within a few years U= Component requires repair now. NA = Does not apply to this inspection H= Component is not visible using reasonable effort. 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. JM Rodkey, Co or Friendly Inspection Services does not give any warranty or guaranty. This report is made using the best of our ability and judgment. Recommended action: All categories listed as U should be evaluated by trades people, repaired, or acted upon before the completion of the sale. Page 1 of 38

3 . 1. Roof Condition Type of Roof: Gable Spire Materials: Slate shingles Roof Visual/Binocular inspection from ground Debris should be removed from roof Debris should be removed from roof 2. Chimney Condition Type: Brick Visual/binocular inspection from ground Debris should be removed from roof 3. Roof Penetrations 4. Roof Flashing Type: Chimney Plumbing vent Skylight Visual/Binocular inspection from the ground Skylight viewed from inside as well. Areas Flashed: Chimney, Plumbing stack, Skylight Observations: Visual/binocular inspection from ground Irregular installation of wall flashing above porch. Customarily flashing is tucked under the shingles. Consult a roofing contractor Page 2 of 38

4 5. Skylights Irregular installation of wall flashing above porch. 6. Gutters/Downspout Gutter type: Galvanized Bent creating inverted slope Bent creating inverted slope 1. Siding Condition Exterior Areas Siding type: Wood clapboard Wood shakes Missing sections Consult a licensed contractor Page 3 of 38

5 2. Walls Observations: Appear true and plumb Missing sections 3. Eaves & Facia 4. Soffits 5. Corner Boards and Trim 6. Paint Blistered Page 4 of 38

6 7. Exterior Faucets Blistered Freeze-resistant faucet observed; remove hose in winter to facilitate proper drainage. 8. Exterior Electrical Freeze-resistant faucet observed 9. Exterior Lighting 10. Entryway Doors & Windows Page 5 of 38

7 11. Stairs and railings Location & type: Front of house has concrete steps Front of house has wooden steps Rear of house has wood steps Side of house has wooden steps Not child safe, should have proper railings Concrete steps are damaged and missing part of the tread. Use caution. Consult a licensed contractor 12. Window wells Concrete steps are damaged and missing part of the tread. Use caution. Type: Metal 13. Bulkhead Hatch Water is penetrating bulkhead Water is penetrating bulkhead Page 6 of 38

8 14. Exhaust Vents Materials: Bathroom vent Dryer vent Furnace vent Kitchen vent Ait intake vent 1. Driveway / walkway Driveway: Asphalt Walkways: Brick, Concrete Grounds Walkway somewhat uneven in area. 2. Retaining walls Walkway somewhat uneven in area. Type: Concrete Damaged Cracks observed Leaning retaining wall Consult a licensed contractor Damaged Page 7 of 38

9 3. Grading 4. Plantings Observations: Clearance should be provided between plantings and house 5. Patio Clearance should be provided between plantings and house Type: Patio block, Gravel 1. Deck/porch Location Decks and Porches Location: Front of house Left side of house Rear of house 2. Decking 3. Framing Materials: Wood Materials: Pressure Treated Wood Page 8 of 38

10 Image of front porch construction 4. Posts Materials: Pressure treated wood Steel 5. Connection to Structure 6. Stairs and Railings Materials: Nails Lag Screws Railing/guardrails low. Customary for the period of the home. Stair stringers are in contact with soil. This will shorten the useful life of the stairs. No railing system on side and rear deck. Earth in contact with wood. Recommend clearing dirt away. Railing/guardrails low. Customary for the period of the home. No railing system on rear deck. Page 9 of 38

11 Earth in contact with wood. Recommend clearing dirt away. No railing system on side deck. 1. Balcony Location 2. Decking Location: Front of house Materials: Wood Balconies 3. Framing Observations: Unable to determine method of expelling water from the balcony. There were several methods used in this period to move the water off balconies without a visual interference with the design of the home. Which, if any, are employed here could not be determined. 1. Garage type 2. Roof Condition 3. Siding Condition Type of garage: Detached Materials: Asphalt shingles Siding type: Wood clapboard Garage Detatched Deteriorated corner board. Earth in contact with siding or trim. Recommend clearing away. Page 10 of 38

12 Earth in contact with siding or trim. Recommend clearing away. Deteriorated corner board. Earth (gravel) in contact with siding. 4. Foundation & floor 5. Sills Foundation wall type: Concrete Wood sills 6. Walls, ceilings / firewalls Type: Wood frame walls 7. Garage Window Type: Double hung Page 11 of 38

13 8. Electrical Unprotected electrical wiring. Consult a licensed electrician 9. Garage doors & opener Unprotected electrical wiring. Type of door: Automatic door opener present, Manual doors present No controls available to inspect the automatic door opener. Manual door operated fine. No eye beam system present Consult with home owner for proper operation. 10. Rafters & Ceiling No controls available to inspect the automatic door opener. Basement/Foundation 1. Foundation walls Type of foundation: Brick, Stone Page 12 of 38

14 2. Basement floor 3. Basement windows Floor type: Concrete Hole in floor Unfinished at water service closet Hopper 4. Columns 5. Girders 6. Sills 7. Floor joists Type: Brick Type: Wood Type of sills: Wood Mostly hidden by insulation Type of joists: Wood Cut floor joist to accomodate drain pipe. Questionable support post has been connected beneath it. Consult with a licensed contractor and/or structural engineer for the suitability of this arrangement. Cut floor joist to accomodate drain pipe. Questionable support post has been connected beneath it. Consult with a licensed contractor and/or structural engineer for the suitability of this arrangement. 8. Subfloor Type of subfloor: Wood boards Sign of previous water damage Page 13 of 38

15 9. Interior chimney Chimney type: Brick 10. Bulkhead Foundation & Door signs of moisture penetration 11. Water Penetration and Dampness Water Penetration? Yes Current water penetration observed Effloresence? Yes Observations: Efflorescence is usually an indicator of moisture penetration Basement was damp at time of inspection Evidence of active water penetration Evidence of previous water penetration 12. Sump Pump and Dehumidifier Sump Pump Present? No Dehumidifier Present? Yes Evidence of active water penetration 13. Mold Presence of Mold? Organic-like growth observed Observations: Mold-like growth observed on ceiling tiles in unfinished front room. Recommend that mold and air quality be evaluated by a professional 14. Electrical Open electrical box Unsecured wires in contact with furnace exhaust duct. Hot & neutral reversed Unsecured electrical box Consult a licensed electrician Page 14 of 38

16 Open electrical box Unsecured wires in contact with furnace exhaust duct. Unsecured electrical box 15. Unfinished Area Insulation Uninsulated against conditioned space Hot & neutral reversed Utility Shut-offs It is helpful to know where the shut-off are for all utilities so you can quickly cut power, water or fuel at its source if a problem develops. 1. Electrical Shut-off Location: At electrical service panel Page 15 of 38

17 Electric shut off for main and sub panels 2. Water Shut-off Location: At water meter Water shut off 3. Fuel Shut-off Location: At gas meter Insulation While insulation levels have no immediate health and safety effects, it will impact the cost and comfort of a home. Missing or ineffective air/vapor barriers and ventilation do effect health and safety by governing the building s ability to get rid of moisture without damaging the structure.. 1. Attic Insulation Type: Blown cellulose insulation Fiberglass batts Polyisocyanurate Foam Board Thickness and Vapor Barrier: Vapor retarder present against conditioned surface 10" Observations: Unable to observe or determine insulation above ceilings. Mostly hidden by interior finish Page 16 of 38

18 2. Basement Area Insulation 3. Wall Insulation Type: None Rim joist bays have fiberglass insulation Type: Blown cellulose Hidden; unable to inspect. Indications of blown wall insulation is seen in the attic behind the 3rd floor bath, and in the joist bays in the basement. The completeness and R-value can not be determined. Indications of blown wall insulation in the joist bays in the basement. Electrical Service 1. Service Entry Cable Type of Service: Overhead service Inspected overhead wire, weatherhead, drip loop and meter box Type of Cable: Multi-strand aluminum Observations: Corrosion inhibitor observed at service panel connection 2. Main Service Panel 3. Main Panel Breakers/Fuses Capacity: 200 amp 120 / 240 volt Location: Basement Aluminum cable rated panel Type: Circuit breakers Amperage: 15 Amp, 20 Amp, 50 Amp, 100 amp, GFCI Aluminum wire rated 4. Main Panel Number of Breakers/fuses 28 breakers Page 17 of 38

19 5. Main Panel Branch Circuit Wiring Conductor materials: B NM Wiring type: Copper: solid Copper: Multi-strand Aluminum: Multi-strand Corrosion inhibitor observed 6. Sub-Panel Location: Attic Capacity: 100 Amps 110/220 volts Sub-panel disconnect at main panel Aluminum wire rated Corrosion inhibitor observed Multi-strand aluminum 7. Sub-Panel Breakers/fuses Type: Breakers Ratings: 15 amp 20 amp 8. Sub-Panel Number of Breakers 9. System Ground 10 Heat/AC 1. Heating system Heating system type: Gas fired hot water boiler was tested satisfactorily Distribution method: Black iron pipe, Copper piping The distribution pipes from an old steam system have been incorporated into the current system. 2. Flue Pipe and Damper 3. Other "Z" type flue pipe Vented through the wall. Observations: Gas line improperly supported. Page 18 of 38

20 Gas line improperly supported. 1. Water Supply Piping 2. Waste Pipe and Vent Plumbing Water Supply: Copper water service Type of Branch Pipe: Copper Waste Pipe: Copper Cast Iron Plastic Vent Pipe: Cast Iron Observations: Improperly pitched waste pipe Improperly pitched waste pipe Water Heater 1. Make Make: HydroJet Page 19 of 38

21 2. Water Capacity 3. Water Heater Rated capacity: 50 Gallons Type: Indirect fired Location: Basement 4. T&P Valve and Vacuum Breaker T & P valve and vacuum breaker observed in place 5. Heater Enclosure 6. Discharge Pipe Type: Copper 1. Fireplace Fireplaces/Alt Fuel Type: Masonry Metal Observations: Recommend a chimney sweep clean and inspect the chimney before using. Creosote flakes falling from damper. 2. Fireplace Vent, Flue, Chimney Materials: Consult a chimney technician and/or a chimney cleaner before using. Observations: Visual inspection only 1. Ceiling Condition 2. Wall Condition 3. Floor Condition 4. Window Condition Interior Spaces Type of ceiling: Gypsum wallboard Type of walls: Gypsum wallboard Type of flooring: Wood Type of window: Double hung Page 20 of 38

22 5. Doors 6. Closets 7. Electrical 8. Exterior door 9. Basement stairs Narrow 10. Stairs & Handrail 11. Smoke Detectors 12. HVAC Smoke and carbon monoxide detectors will be inspected by fire dept. prior to transfer of property Heat source: Radiator 1. Ceiling Condition 2. Wall Condition 3. Floor Condition Kitchen Type of ceiling: Gypsum wallboard Type of walls: Gypsum wallboard Type of flooring: Wood Page 21 of 38

23 4. Window Condition Type of window: Double hung 5. Doors 6. Closets 7. Water temperature Water temperature: 135 degrees 8. Sink observations 9. Plumbing 10. Counters 11. Cabinets 12. Electrical Loose receptacle Page 22 of 38

24 13. GFCI 14. HVAC Loose receptacle GFCI resets for located in the electric service panel Heat source: Radiator 15. Cook top condition 16. Oven & Range 17. Vent Condition 18. Dishwasher Type: None Drain loop needs to be elevated to counter height Consult a licensed plumber Page 23 of 38

25 19. Garbage grinder Drain loop needs to be elevated to counter height 20. Refrigerator 21. Exterior door 1. Ceiling Condition 2. Wall Condition 3. Floor Condition 4. Window Condition Living Room Type of ceiling: Gypsum wallboard Type of walls: Gypsum wallboard Type of flooring: Wood Type of window: Double hung Page 24 of 38

26 5. Doors 6. Electrical 7. HVAC Heat source: Radiator 1. Ceiling Condition 2. Wall Condition 3. Floor Condition 4. Window Condition Dining Room Type of ceiling: Gypsum wallboard Type of walls: Gypsum wallboard Type of flooring: Wood Type of window: Double hung 5. Doors 6. Electrical 7. HVAC Heat source: Radiator 1. Ceiling Condition Family Room Type of ceiling: Gypsum wallboard Page 25 of 38

27 2. Wall Condition Type of walls: Gypsum wallboard 3. Floor Condition 4. Window Condition Type of flooring: Wood Type of window: Double hung 5. Electrical 6. HVAC Heat source: Radiator 1. Ceiling Condition 2. Wall Condition 3. Floor Condition 4. Window Condition 1st Floor Bath Type of ceiling: Gypsum wallboard Type of walls: Gypsum wallboard Type of flooring: Tile Type of window: Double hung Stationary 5. Doors 6. Sinks Water temperature: 139 degrees Recommend lowering temperature for safety and economy Page 26 of 38

28 7. Plumbing 8. Counters 9. Cabinets 10. Tub / Shower 11. Shower walls Water temperature: 139 degrees Temperature at tub / shower should not excceed 111 degrees Consult a licensed plumber to balance the water temperature in the home Type: Tile tub walls 12. Toilets 13. Electrical 14. GFCI 15. Exhaust Fan 16. HVAC 1. Ceiling Condition 2nd Floor Bath Type of ceiling: Gypsum wallboard Page 27 of 38

29 2. Wall Condition Type of walls: Gypsum wallboard 3. Floor Condition 4. Window Condition Type of flooring: Tile Type of window: Double hung 5. Doors 6. Sinks 7. Plumbing Water temperature: 138 degrees Recommend lowering temperature for safety reasons 8. Counters 9. Cabinets 10. Tub / Shower 11. Shower walls Water temperature: 138 degrees Temperature at tub / shower should not excceed 111 degrees Consult a licensed plumber to balance the water temperature in the home Type: Tile tub walls 12. Toilets 13. Electrical Page 28 of 38

30 14. GFCI 15. Exhaust Fan 16. HVAC 1. Ceiling Condition 2. Wall Condition 3. Floor Condition 4. Window Condition 3rd Floor Bath Type of ceiling: Gypsum wallboard Type of walls: Gypsum wallboard Type of flooring: Tile Type of window: None 5. Doors 6. Sinks Water temperature: 115 degrees Recommend lowering temperature for safety reasons 7. Plumbing 8. Counters Page 29 of 38

31 9. Cabinets 10. Tub / Shower 11. Shower walls Water temperature: 115 degrees Temperature at tub / shower should not excceed 111 degrees Consult a licensed plumber to balance the water temperature in the home Type: Tile shower walls 12. Enclosure 13. Toilets Missing closet bolt covers 14. Electrical Missing closet bolt covers 15. Exhaust Fan 16. HVAC Heat source: Electric wall heater Page 30 of 38

32 1. Ceiling Condition 2. Wall Condition 3. Floor Condition 4. Window Condition 2nd Floor Front Bedroom Type of ceiling: Gypsum wallboard Type of walls: Gypsum wallboard Type of flooring: Wood Type of window: Double hung 5. Doors 6. Closets 7. Electrical 8. HVAC Heat source: Radiator 1. Ceiling Condition 2. Wall Condition 3. Floor Condition 2nd Floor Rear Bedroom Type of ceiling: Gypsum wallboard Type of walls: Gypsum wallboard Type of flooring: Wood Page 31 of 38

33 4. Window Condition Type of window: Double hung 5. Doors 6. Closets 7. Electrical 8. HVAC Heat source: Radiator 1. Ceiling Condition 2. Wall Condition 3. Floor Condition 4. Window Condition 2nd Floor Left Middle Bedroom Type of ceiling: Gypsum wallboard Type of walls: Gypsum wallboard Type of flooring: Wood Type of window: Double hung 5. Doors 6. Closets Page 32 of 38

34 7. Electrical 8. HVAC Heat source: Radiator 1. Ceiling Condition 2. Wall Condition 3. Floor Condition 4. Window Condition 2nd Floor Right Middle Bedroom Type of ceiling: Gypsum wallboard Type of walls: Gypsum wallboard Type of flooring: Wood Type of window: Double hung 5. Doors 6. Closets 7. Electrical 8. HVAC Heat source: Radiator 1. Ceiling Condition 3rd Floor Front Bedroom Type of ceiling: Gypsum wallboard Page 33 of 38

35 2. Wall Condition Type of walls: Gypsum wallboard 3. Floor Condition 4. Window Condition Type of flooring: Carpet Type of window: Double hung 5. Doors 6. Closets 7. Electrical 8. HVAC Heat source: Radiator 1. Ceiling Condition 2. Wall Condition 3. Floor Condition 4. Window Condition 3rd Floor Rear Bedroom Type of ceiling: Gypsum wallboard Type of walls: Gypsum wallboard Type of flooring: Carpet Type of window: Double hung Page 34 of 38

36 5. Doors 6. Closets 7. Electrical 8. HVAC Heat source: Radiator 1. Access 2. Attic Electric 3. Attic structure 4. Attic Plumbing 5. Ventilation 6. Whole house fan 7. Chimney Type of access: Through door Attic Light Yes Attic Framing type: Rafter, Ceiling joists Sheathing material: Wood boards Mostly hidden and inaccessible. Type: Exhaust fan Slate roof construction creates a nature ventilation. Hidden by interior finish Page 35 of 38

37 8. Mold like material None observed 9. Water penetration None visible or accessible Page 36 of 38

38 Report Summary Report Summary Roof Page 2 Item: 1 Roof Condition Debris should be removed from roof Page 3 Item: 4 Roof Flashing Irregular installation of wall flashing above porch. Customarily flashing is tucked under the shingles. Consult a roofing contractor Page 3 Item: 6 Gutters/Downspout Bent creating inverted slope Exterior Areas Page 4 Item: 1 Siding Condition Missing sections Consult a licensed contractor Page 5 Item: 6 Paint Blistered Page 6 Item: 11 Stairs and railings Not child safe, should have proper railings Concrete steps are damaged and missing part of the tread. Use caution. Consult a licensed contractor Page 6 Item: 13 Bulkhead Hatch Water is penetrating bulkhead Grounds Page 7 Item: 2 Retaining walls Damaged Cracks observed Leaning retaining wall Consult a licensed contractor Page 8 Item: 4 Plantings Clearance should be provided between plantings and house Decks and Porches Page 10 Item: 6 Stairs and Railings Stair stringers are in contact with soil. This will shorten the useful life of the stairs. No railing system on side and rear deck. Earth in contact with wood. Recommend clearing dirt away. Garage Detatched Page 11 Item: 3 Siding Condition Earth in contact with siding or trim. Recommend clearing away. Page 12 Item: 8 Electrical Unprotected electrical wiring. Consult a licensed electrician Page 12 Item: 9 Garage doors & No eye beam system present Consult with home owner for proper opener operation. Basement/Foundation Page 13 Item: 2 Basement floor Hole in floor Unfinished at water service closet Page 13 Item: 7 Floor joists Cut floor joist to accomodate drain pipe. Questionable support post has been connected beneath it. Consult with a licensed contractor and/or structural engineer for the suitability of this arrangement. Page 14 Item: 11 Water Penetration Evidence of active water penetration and Dampness Evidence of previous water penetration Page 14 Item: 13 Mold Mold-like growth observed on ceiling tiles in unfinished front room. Recommend that mold and air quality be evaluated by a professional Page 15 Item: 14 Electrical Open electrical box Unsecured wires in contact with furnace exhaust duct. Hot & neutral reversed Unsecured electrical box Consult a licensed electrician Heat/AC Page 19 Item: 3 Other Gas line improperly supported. Plumbing Page 19 Item: 2 Waste Pipe and Vent Improperly pitched waste pipe Page 37 of 38

39 Fireplaces/Alt Fuel Page 20 Item: 1 Fireplace Creosote flakes falling from damper. Kitchen Page 23 Item: 12 Electrical Loose receptacle Page 24 Item: 18 Dishwasher Drain loop needs to be elevated to counter height Consult a licensed plumber 1st Floor Bath Page 26 Item: 6 Sinks Recommend lowering temperature for safety and economy Page 27 Item: 10 Tub / Shower Temperature at tub / shower should not excceed 111 degrees Consult a licensed plumber to balance the water temperature in the home 2nd Floor Bath Page 28 Item: 6 Sinks Recommend lowering temperature for safety reasons Page 28 Item: 10 Tub / Shower Temperature at tub / shower should not excceed 111 degrees Consult a licensed plumber to balance the water temperature in the home 3rd Floor Bath Page 29 Item: 6 Sinks Recommend lowering temperature for safety reasons Page 30 Item: 10 Tub / Shower Temperature at tub / shower should not excceed 111 degrees Consult a licensed plumber to balance the water temperature in the home Page 30 Item: 13 Toilets Missing closet bolt covers Page 38 of 38