Premium Home Inspections. Inspection Report. Please read your report thoroughly!

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1 Premium Home Inspections Inspection Report Please read your report thoroughly! (860)

2 Report Table of Contents INSPECTION CONDITIONS GROUNDS 5 EXTERIOR 7 ROOF SYSTEM 8 GARAGE - CARPORT 9 STRUCTURE 10 ATTIC 11 BASEMENT-CRAWL SPACE 12 AIR CONDITIONING 13 HEATING - FIREPLACES 14 ELECTRICAL SYSTEM 15 PLUMBING 16 KITCHEN - APPLIANCES - LAUNDRY 17 BATHROOMS 19 BEDROOMS 21 LIVING ROOM-DINING ROOM-FAMILY ROOM-DEN-ETC

3 SCOPE OF INSPECTION The purpose of this inspection is to perform limited, visual and auditory on site observations of the readily accessible areas of the primary structure, mechanical, and electrical systems of the building and to give a personal opinion as to whether or not the components of the building are performing the function for which they were intended or are in need of immediate repair. This report is not all encompassing, nor is it meant to be. It is very specific in the areas which are reported by the home inspector. Please remember that almost every item in any house, except a brand new one, is in used condition and has ordinary wear and tear. Please also remember that older houses do not meet the same standard as newer houses, even though items in both might be performing functions for which they are intended. We do not inspect any item which we cannot see in a normal inspection. For example, we do not move furniture, rugs, paintings, flooring, etc. Repairs or remodeling may hide evidence of prior damage or defects. We do not dismantle equipment to inspect component parts. We do suggest that YOU ask the seller about repairs, covered up items, or previous problems. We do not hold ourselves to be specialists for any particular item. We are a general inspection company. If we report that an item is not inspected, not performing its intended function or needs repair, we urge you to have that item examined by a specialist before purchasing the house. The components of major systems and the standards of conduct of the inspection are governed by Standards of Practice for Home Inspection Report by the American Society of Home Inspectors, Copyright 1993, and by the National Association of Home Inspectors, Copyright While many aspects of each component are inspected, for ease and clarity of reporting, not all are defined and described in complete detail on the written report. It should be understood that we do not offer or imply any warranty, guarantee or insurance policy with regard to the continued soundness of construction, the usual life, adequacy, future performance, past or potential defects of any items inspected; or operability of equipment or appliances. It should be understood that the inspector cannot determine violations of construction, plumbing, electrical, mechanical or similar codes and ordinances and that the inspector s written report is the inspector s subjective determination of the condition of such items at the time the inspection was made. Estimates of the age of any components are approximate, and the design life of a component is determined according to manufacturers specifications. The term inspection DOES NOT include all items. Specific items which are not part of the inspection include, but are not limited to: lead paint, asbestos, radon, toxic or flammable materials, refrigerators, freezers, remote overhead door transmitters/receivers, floor coverings, wall coverings, freestanding kitchen appliances, laundry appliances, water conditioners, underground storage tanks, driveways, tennis courts, play ground equipment or other recreational or leisure appliances, and self-cleaning or continuous-cleaning capabilities of ovens. Also excluded is an inspection for any non-wood infesting insects, such as fleas, cockroaches, bees, mites, ticks, flies, etc. A separate wood destroying inspection report, and radon sampling will be performed if contracted separately. If you have any complaints about our inspection, you must notify us in writing within 7 days after you discover any problem and let us reinspect before changing the condition of the item, except in emergencies, of course. If the repairs are made before the inspection company reinspects the problem, then any claims against the inspection company s failure to adequately inspect such items is waived. No suit or action shall be brought against the inspection company by any third party at any time beyond 1 year after the accrual of the cause of the action itself. If someone other than the client who ordered this inspection shall make any claim or file any lawsuit against the inspection company for failure of its services hereunder in any respect, the client agrees to indemnify, absolve and hold harmless the inspection company from any and all such claims and lawsuits including the payment of all damages, expenses, costs and attorneys fees. Should a party make any claim or file any lawsuit against the inspection company, such party shall pay all damages, expenses, costs and attorney fees of the inspection company if the complaining party does not win. This report was furnished at the request of the client, by the inspection company in determining the overall condition of the subject premises. Furthermore, this report is not to be used for determining the value of the premises or whether same should be purchased. Neither is it to be construed as a guarantee or warranty of the premises or the equipment therein or of their fitness for a specific use. We certify that our inspectors 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 made to this property.

4 Inspection Conditions CLIENT INFORMATION: CLIENT NAME: Bill Hoffner. MAILING ADDRESS: 100 Otrobando Ave. CITY/STATE/ZIP: Norwich, CT HOME PHONE #: CLIENTS ADDRESS: INSPECTION INFORMATION: INSPECTOR William Hoffner, License # HOI DATE OF INSPECTION: 09/14/2011. TIME OF INSPECTION: 10:00am. INSPECTION ADDRESS: 100 Otrobando Avenue. CITY/STATE/ZIP: Norwich, CT. INSPECTION ITEMS PERFORMED: General Home Inspection. Wood Destroying Insect Inspection. Radon Air test. CLIMATIC CONDITIONS: APPROXIMATE OUTSIDE TEMPERATURE: 75 degrees. WEATHER: Clear. SOIL CONDITIONS: Dry. BUILDING CHARACTERISTICS: ESTIMATED YEAR BUILT: BUILDING 1 family. SPACE BELOW GRADE: Basement. UTILITY SERVICES: WATER SOURCE: Public. SEWAGE DISPOSAL: Public. UTILITIES STATUS: All utilities on. OTHER INFORMATION: HOUSE OCCUPIED? No. CLIENT PRESENT: Yes. OTHERS PRESENT: Buyers agent, Family members.

5 Grounds SIDEWALKS: Concrete. EXTERIOR STAIRS/STOOPS: Concrete. PATIO: Paver/Tile. Surface raised or settled. Repair as needed to eliminate trip hazards. DECKS/BALCONY: Wood, Synthetic wood. Deterioration and/or decay was noted to the deck surface. Handrails are loose or missing. Re-secure as needed. Railings present are not considered to be child-safe. Install child-safe railings as needed. PORCH: Deterioration and decay noted to rear entry floor surface at basement entrance area. Floor is spongy and hidden damage may be present. Repair or replace as needed. PATIO/PORCH COVER: Same as structure. DRIVEWAY: Asphalt. FENCES & GATES: Wood. Fences are in disrepair. Recommend installing proper fencing around pool.

6 LANDSCAPING: Trees planted close to structure. Removal may be needed. Trees are touching or overhanging the roof. Removal may be needed. Rear yard area near pool is saturated with water and may limit yard use. Recommend further evaluation by licensed contractor for corrections. MISCELLANEOUS: ADDITIONAL REMARKS: A pool was noted on the property. Not inspected, beyond the scope of a general home inspection. Recommend consulting with a pool specialist for an evaluation of its condition and associated equipment. Perimeter vegetation should be kept trimmed to maintain approximately 10"-12" of space between siding. This will help to permit proper air flow and ventilation of siding.

7 EXTERIOR EXTERIOR #1: LOCATION: House, Garage. MATERIAL: Vinyl siding. LOCATION: House, Garage. MATERIAL: Wood. Moisture stains/decayed areas noted. Areas of undetected hidden damage may be present. Have a licensed contractor repair. TRIM: FASCIA: LOCATION: House, Garage. MATERIAL: Wood. Chipping and peeling paint noted Moisture stains/decayed areas noted. Areas of undetected hidden damage may be present. Have a licensed contractor repair. SOFFITS: LOCATION: House, Garage. MATERIAL: Wood, Aluminum, Vinyl. DOORS: ENTRY DOORS: General condition is acceptable at the time of the inspection. Defective screen door noted at rear porch. WINDOWS: Wood type, Vinyl/Metal clad type, double hung windows casement windows. WINDOWS: Failed seals were noted. Some windows were hard to open or close, Repair or replace windows as needed. SCREENS/STORMS: Some screens and/or storms are missing. Replace as needed. MISCELLANEOUS: ELECTRICAL: Recommend installing GFCI protected outlets at all exterior locations.

8 ROOF SYSTEM ROOF #1: LOCATION: Main, Garage. ROOF ACCESS: Walked on roof, Viewed from ground with binoculars, Viewed from window. Architectural shingles. APPROXIMATE AGE: 5 years +/- ROOF COVERING STATUS: General condition is acceptable at the time of inspection. FLASHINGS-VALLEYS: Aluminum. Some flashings have been tarred. Periodic re-tarring is recommended to maintain a water tight area. CHIMNEY-FLUE: MATERIAL: Brick. CHIMNEY General condition is acceptable at the time of the inspection. Flue liner is not fully visible. Have chimney cleaned and evaluated before use. Concrete cap in need of repair or replacement. Repair as needed. FLUE Not fully visible due to chimney cap. PLUMBING VENTS: GUTTERS & DOWNSPOUTS: Not present at garage rear, An underground drain system is present and not functionally evaluated. Verify that all rain leaders that terminate in the underground system are free flowing. These systems can clog easily and should be checked annually. MISCELLANEOUS: ADDITIONAL REMARKS: ***NOTE: Roof and gutter systems should be periodically cleaned and maintained. Proper maintenance of the roof will help to prolong the life of the surfaces. Proper maintenance of the gutter system will help in controlling water from penetrating into the structure.

9 GARAGE - CARPORT Note: Determining the heat resistance rating of fire walls is beyond the scope of this inspection. Flammable materials should not be stored within closed garage areas. Attached, Two car. GARAGE DOOR(S): Automatic door opener is inoperable at right side overhead door, Have an overhead door specialist repair or replace as needed. FLOOR: Typical cracks noted. Recommend filling and sealing as needed. WALLS-CEILING: DOORS-WINDOWS: INTERIOR DOORS: WINDOWS: ROOF/ROOF STRUCTURE: GUTTERS-DOWNSPOUTS: See main roof section. MISCELLANEOUS: ELECTRICAL: Corrections needed to electrical in garage: Some grounded type outlets did not appear to be properly grounded. Reverse polarity is noted in some outlets. Inoperable outlet noted. Recommend installing GFCI protection. HEATING: None present. ADDITIONAL REMARKS: ***NOTE: Garage door openers should be checked monthly for proper operation of their auto reverse function. Remote control mechanisms are not tested as part of this inspection.

10 STRUCTURE FOUNDATION: MATERIAL: Poured concrete. Basement. General condition is acceptable at the time of the inspection. Typical cracks for age noted(garage), recommend sealing. FRAMING: BEAMS: where visible, majority finished and not fully visible. BEARING WALLS: FLOOR JOISTS/TRUSSES: where visible, majority finished and not fully visible. COLUMNS/SUPPORTS: SUB FLOOR: Old moisture stains noted.leak noted under master bath shower. Recommend having a licensed contractor make repairs as needed. FLOOR/SLAB: where visible, majority finished and not fully visible. Typical cracks are noted. Recommend sealing as needed. STAIRS & HANDRAILS: Interior stairs and handrails are acceptable at the time of the inspection.

11 ATTIC ATTIC: ACCESSIBILITY AND General condition appears acceptable at time of inspection. FRAMING-SHEATHING: ROOF FRAMING: Truss Type. SHEATHING: VENTILATION: VENTILATION Ventilation provided is adequate. ATTIC FAN: INSULATION: TYPE AND Blown-In, Insulation is installed between floor joists, General condition is acceptable at the time of the inspection.

12 BASEMENT & CRAWL SPACE BASEMENT: ACCESSIBILITY: Basement area is fully accessible. Basement is partially finished. FLOOR: WALLS-CEILING: STAIRS/RAILINGS: VENTILATION: INSULATION: Exposed paper on insulation in front center room is a potential fire hazard. Recommend removal of paper or properly covering paper. SUMP PUMP: None present. WATER PENETRATION-DRAINAGE: Efflorescence seen on walls and/or floors indicates the presence of periodic moisture. MISCELLANEOUS: HEATING: ADDITIONAL REMARKS: ***NOTE: It must be noted that any area below grade is susceptible to water seepage during certain weather conditions. It is not unusual for a basement that has remained dry for many years to develop a leak. Maintaining proper grades around the foundation, and carrying roof water away from the structure are the best preventive measures that can be employed.

13 AIR CONDITIONING UNIT #1: MANUFACTURER: Comfort Aire. Central split. CAPACITY OF UNIT: 2 ton, Electric. DESIGN LIFE: yrs. APPROXIMATE AGE IN YEARS: Unknown. OPERATION: POWER SOURCE: 220 Volt, Electrical disconnect present.note: AC not suppled to basement rooms or master bathroom. RETURN AIR TEMPERATURE: 72. SUPPLY AIR TEMPERATURE: 58. AIR TEMPERATURE DROP: General condition is functional at the time of inspection. SYSTEM General condition is functional at the time of inspection. CONTROLS: General condition is functional at the time of inspection. REFRIGERANT LINES/INSULATION: General condition is acceptable at the time of inspection. BLOWER FAN/FILTER: Filter dirty, Recommend replacing filter. VISIBLE COIL: General condition is functional. EXPOSED DUCT WORK: General condition is acceptable at the time of inspection. CONDENSATE LINE: General condition is acceptable at the time of inspection. MISCELLANEOUS: ADDITIONAL REMARKS: ***NOTE: Servicing the air conditioner units annually is recommended. Recommend obtaining any available service records.

14 HEATING - FIREPLACES HEATING SYSTEM #1: MANUFACTURER: Williamson. LOCATION OF UNIT: Basement. SYSTEM Hot water boiler. FUEL Oil. APPROXIMATE AGE IN YEARS: 5 years +/- HEATING SYSTEM #2: SYSTEM Electric baseboard installed in 2 basement rooms. FUEL Electric. HEATING SYSTEM OPERATION/ Heating system is operational at the time of inspection. VENTING/EXHAUST: Functional. BURNERS/HEAT EXCHANGERS: Burner appears functional. CIRCULATOR PUMP/BLOWER FAN: Functional. COMBUSTION AIR: Adequate. NORMAL CONTROLS: Multiple thermostats are employed. PRESSURE RELIEF VALVE: Acceptable. GENERAL SUGGESTIONS: Uneven heat distribution noted. Suggest further evaluation Heat is not being supplied to 3 bedrooms and bathroom on main floor. DUCTWORK/DISTRIBUTION: Convectors. Heat is not being supplied to 3 bedrooms and bathroom on main floor. A licensed mechanical contractor should be called to make further analysis FUEL SYSTEM: FUEL LINES: Acceptable. METER/TANK LOCATION- Oil tank located, in the basement. System is acceptable. ADDITIONAL REMARKS: ***NOTE: Yearly service and tune-ups are advised on heating systems.

15 FIREPLACE & WOOD BURNING DEVICES: FIREPLACE OR WOOD BURNING DEVICE # 1: LOCATION: Living room. Prefabricated metal gas fireplace. Unit would not light. Recommend further evaluation by a licensed fireplace contractor. FLUE & DAMPER: Flue or damper not visible due to configuration of unit.

16 ELECTRICAL SYSTEM SERVICE: SERVICE SIZE/ 200 Amp, 120/240 Volt. SERVICE CABLE: Underground service, functional but not visible. ELECTRICAL PANELS: MAIN PANEL LOCATION: Breakers. Located in basement. MAIN PANEL General condition is acceptable at the time of inspection. GROUND: Not fully visible due to underground system. Grounding system is present and appears functional. CONDUCTORS: BRANCH WIRING: Copper. Romex type wiring noted. General condition is acceptable at the time of inspection. SWITCHES & OUTLETS: Majority of accessible outlets and switches are in acceptable operating condition at the time of inspection, however; Some grounded type outlets did not appear to be properly grounded. Reverse polarity is noted in some outlets. Some outlets did not function. Missing or damaged cover plates noted(rear porch). Mystery switches present, unable to determine operation. Junction box cover(s) are missing(attic). Verify operation. Lights are not operational in some areas (Exteriorpossibly on photo cells), possibly due to bad bulbs. Recommend further evaluation. GFI PROTECTION: The installation of GFCI protection is recommended. Ground Fault Circuit Interrupter (GFCI) outlets are recommended for installation at all exterior, basement, garage, bath rooms & kitchen outlets. SMOKE/FIRE DETECTORS: Smoke alarms(s) responded to test buttons.

17 PLUMBING A well flow test is performed with homes with private wells. The well flow test only determines the rate from the well tank to the fixtures. It does not determine the longevity or well recovery. A well recovery or yield test is not part of the inspection. If the rate is inadequate, please contact a well specialist. WATER SOURCE-SEWAGE SERVICE: WATER SOURCE: Public SEWAGE SERVICE: Public. MAIN LINE: MATERIAL: Copper. General condition is acceptable at the time of inspection. SUPPLY LINES: MATERIAL: Copper. General condition is acceptable at the time of inspection. WASTE/DRAIN LINES: MATERIAL: ABS. Leaks noted under shower. Have a licensed plumber repair. VENT PIPES: MATERIAL: ABS. General condition is acceptable at the time of inspection. HOSE FAUCETS: OPERATION: Some inoperative. Front exterior faucet is disconnected and not functional. SEWAGE SYSTEM: Public. SEPTIC TANK LOCATION: Not applicable. WELL TANK/PUMP EQUIPMENT: Not applicable, public water service. WATER HEATER: MANUFACTURER: Same as heating system.

18 Indirect fired, Hot water maker. SIZE: Not determined. APPROXIMATE AGE IN YEARS: Unknown 5 years +/- LOCATION: Basement. OPERATION/ General condition appears acceptable at the time of the inspection.

19 KITCHEN - APPLIANCES - LAUNDRY RANGE/COOK TOP AND OVEN: TYPE/ Electric combination unit. General condition is functional at the time of the inspection. GARBAGE DISPOSAL: None installed. DISHWASHER: General condition is functional at the time of the inspection. VENTILATION: TYPE AND General condition is functional at the time of the inspection. Internal vented. OTHER BUILT-INS: MICROWAVE: General condition is functional at the time of the inspection. Broken handle was noted. PLUMBING FIXTURES: TYPE AND Acceptable. INTERIOR COMPONENTS: COUNTERS AND CABINETS: Counters/cabinets are acceptable. INTERIOR WALLS/CEILINGS: MATERIAL & Drywall, General condition is acceptable. Typical cracks noted. FLOORS: TYPE & Wood laminate, General condition is acceptable. DOORS: WINDOWS: Sliding door lock not functional, Repair/replace as needed.

20 TYPE & Casement Right side window will not open, Repair/replace as needed. Failed seals noted. SWITCHES & OUTLETS: Recommend the installation of additional GFI protection. Laundry appliances are not tested or moved during the inspection and the condition of any walls or flooring hidden by them cannot be judged. Drain lines and water supply valves serving washing machines are not operated. Water supply valves may be subject to leaking if turned. LAUNDRY: LOCATION: Basement. Drip noted to washer hose.

21 BATHROOMS LOCATION: #1: Main floor, hall. #2: Main floor, Master bedroom. #3: Basement. INTERIOR WALLS/CEILINGS: MATERIAL & Drywall, Paneling, General condition is acceptable. FLOORS: TYPE & Tile, Vinyl, General condition is acceptable. DOORS: Master bath door missing. WINDOWS: TYPE & See "Exterior Surfaces" section. SWITCHES & OUTLETS: All accessible outlets and switches are in acceptable operating condition at the time of inspection. Recommend the installation of GFI protection as needed. HEAT SOURCE: See "Heating-Fireplaces" section. No heat installed in master bath or basement bath. COUNTERS AND CABINETS: Acceptable. BATHROOM SINK/PLUMBING FIXTURES: General condition is acceptable at time of inspection. TOILET: Cracked tank cover was noted at master and basement baths. The following problems were noted at the toilet: Toilet is loose at floor at hall and basement toilets, secure as needed. TUB/SHOWER PLUMBING FIXTURES: General condition is acceptable at time of inspection. TUB/SHOWER WALLS AND SURROUND: Tub and shower areas are acceptable at time of inspection. VENTILATION: Recommend installation of a vent fan/additional ventilation.

22 BEDROOMS LOCATION: #1: Main floor, front, center. #2: Main floor, front, right. #3: Main floor, rear, right. INTERIOR WALLS/CEILINGS: MATERIAL & Drywall, General condition is acceptable. FLOORS: TYPE & Wood laminate, General condition is acceptable. DOORS: General condition is acceptable. Adjust as needed for proper operation. WINDOWS: TYPE & All accessible windows are in acceptable operating condition at the time of inspection. SWITCHES & OUTLETS: All accessible outlets and switches are in acceptable operating condition at the time of inspection. HEAT SOURCE: See "Heating-Fireplaces" section. CLOSETS: WALLS/CEILINGS/FLOORS: Walls, ceilings and floors are acceptable. WINDOWS/DOORS: Acceptable. SWITCHES/FIXTURES/OUTLETS Not applicable. : MISCELLANEOUS: ADDITIONAL REMARKS: ***NOTE: Any small cracks at the interior walls and ceilings are minor and should be considered as cosmetic flaws. No effort was made to move furniture, floor covering, or other stored items. ***NOTE: Acceptable ratings are based on considerations of the age of the house, typical building practices, and expected wear.

23 LIVING ROOM-DINING ROOM-FAMILY ROOM-DEN-ETC. MAIN ROOMS Living room: Main floor. Dining room: Main floor. Den: Lower level. Recreation room: Lower level. INTERIOR WALLS/CEILINGS: MATERIAL & Drywall, Paneling, suspended ceilings. General condition is acceptable. Stains were noted. FLOORS: TYPE & Wood laminate, Vinyl. General condition is acceptable. DOORS: General condition is acceptable. WINDOWS: TYPE & Living room window would not close properly, See "Exterior Surfaces" section. SWITCHES & OUTLETS: Reverse polarity is noted. HEAT SOURCE: Functional. CLOSETS: WALLS/CEILINGS/FLOORS: Walls, ceilings and floors are acceptable. WINDOWS/DOORS: Acceptable. SWITCHES/FIXTURES/OUTLETS Not applicable. : MISCELLANEOUS: ADDITIONAL REMARKS: ***NOTE: Any small cracks at the interior walls and ceilings are minor and should be considered as cosmetic flaws. No effort was made to move furniture, floor covering, or other stored items. ***NOTE: Acceptable ratings are based on considerations for the age

24 of the house, typical building practices, and expected wear.