Home Inspection Report

 

 

                                      Inspection Date:  12/26/2006

                                     

                                      Prepared For:   Fred & Denise Johnson

                                     

                                      Prepared By:   Star Home Inspection Services

                                                                    705-B SE Melody Lane, Suite 124

                                                                   Lee's Summit, Missouri 64063

                                                                   (816) 554-1110

                                                                   (816) 554-2135 Fax

                                     

                                      Report Number:   12262006-01L

                                     

                                      Inspector:   Larry Carter

 

© 2006 Star Home Inspection Services

Report Overview                                                                                                                  3

Structure                                                                                                                                6

Roofing                                                                                                                                       7

Exterior                                                                                                                                     8

Electrical                                                                                                                              10

Heating                                                                                                                                      12

Cooling / Heat Pumps                                                                                                        13

Insulation / Ventilation                                                                                                 14

Plumbing                                                                                                                                  15

Interior                                                                                                                                    16

Appliances                                                                                                                              18

Fireplaces / Wood Stoves                                                                                             19

Report Overview

This is a well built home.  As with all homes, ongoing maintenance is required and improvements to the systems of the home will be needed over time.  The improvements that are recommended in this report are not considered unusual for a home of this age and location.  Please remember that there is no such thing as a perfect home.

 

For your convenience, the following conventions have been used in this report.

Major Concern: a system or component which is considered significantly deficient or is unsafe. Significant deficiencies need to be corrected and, except for some safety items, are likely to involve significant expense.

Safety Issue:  denotes a condition that is unsafe and in need of prompt attention.

Repair: denotes a system or component which is missing or which needs corrective action to assure proper and reliable function.

Improve:  denotes improvements which are recommended but not required.

Monitor:  denotes a system or component needing further investigation and/or monitoring in order to determine if  repairs are necessary.

Please note that those observations listed under “Discretionary Improvements” are not essential repairs, but represent logical long term improvements.

·         For the purpose of this report, it is assumed that the house faces south.

 

The following is a synopsis of the potentially significant improvements that should be budgeted for over the short term.  Other significant improvements, outside the scope of this inspection, may also be necessary.  Please refer to the body of this report for further details on these and other recommendations. 

All issues found in this report should be addressed with the appropriate parties to make any improvements, corrections or repairs necessary.  All improvements, corrections and repairs should meet the satisfaction of the client named on this report and the inspection agreement associated with this report prior to closing.  This report and the findings listed herein are intended for the client only and is not transferable without a signed written agreement.

Foundation

·         Monitor:  Common minor settlement cracks were observed in the foundation walls. This implies that some structural movement of the building has occurred. Cracks of this type should be watched for any sign of additional movement. In the absence of any sign of ongoing movement, repair should not be necessary.

·         Monitor:  The basement floor slab has typical cracks for a house of this age.  Cracks are very common and are not normally a concern.  Small portions of the floor have been removed and should be filled.

Floors

·         Monitor:  Minor unevenness was observed in the floor structure. This condition is common. It may be the result of the materials, framing design, installation methods and aging of the building. There was not evidence of need for immediate, costly repair.

·         Monitor, Repair:  Minor unevenness was observed in the floor structure. This condition is common. It may be the result of the materials, framing design, installation methods and aging of the building. There was not evidence of need for immediate, costly repair.

·         Recommend:  Parging of the interior of the old foundation walls is desirable to improve appearance and avoid further foundation damage.

Chimneys

·         Repair:  The masonry chimney needs re-pointing (replacing the mortar between the bricks) to avoid water damage.

·         Recommend:  A rain cap should be installed on the masonry chimney and the chimney flue should be checked for damage. Damaged flues can be unsafe.

Gutters & Downspouts

·         Repair:  The downspout(s) should discharge water at least five (5) feet from the house. Storm water should be encouraged to flow away from the building at the point of discharge.  One on the west side does not have an extension on it to direct water away from the building.

Exterior Walls

·         Monitor:   Common minor cracks were observed on the exterior wall on the west side. This implies that structural movement has occurred. The location, size, shape of these cracks is common. The inspection did not find evidence of significant movement requiring immediate major repairs.

·         Monitor, Repair:  Localized damage at the base of the stucco exterior walls of the garage should be repaired.

Garage

·         Repair, Safety Issue: The garage door opener did not automatically reverse under resistance to closing. There is a serious risk of injury, particularly to children, under this condition. The opener may need replacement.

·         Monitor, Safety Issue:  Pronounced floor cracks were noted in the garage. While this amount of cracking is unusual, this slab is not a structural component you should be aware of the trip hazard.

Driveway

·         Monitor:  The driveway has settled and cracked.  Persisting movement may result in the need for repairs.

Walkway

·         Recommend, Safety Issue:  The walkway presents a trip hazard. This condition should be altered for improved safety.

Landscaping

·         Repair:  Tree branches should be kept trimmed away from the house to avoid damage to the building.

·         Repair:  Shrubs/bushes growing near exterior walls and vines growing on the exterior walls should be kept trimmed away from siding, window trims, and the eaves to reduce risk of insect and water damage.

Main Panel

·         Major Concern, Repair:  The main distribution panel is obsolete and should be replaced.

·         Repair:  Circuits within the main distribution panel that are doubled up (referred to as “double taps”) should be separated. Each circuit should be served by a separate fuse or breaker.

Distribution Wiring

·         Repair:  All junction boxes should be fitted with cover plates, in order to protect the wire connections.  One in the attic on the east ceiling rafter is not covered.

Outlets

·         Repair:  Ungrounded 3-prong outlets (all except upstairs hallway bathroom) should be repaired. In some cases a ground wire may be present in the electrical box and simply needs to be connected. If no ground is present “repair” can be as simple as filling the ground slot with epoxy. Better, since having a ground increases safety, a grounded circuit could be strung to this outlet, or a separate ground wire could be connected. Some electrical codes allow the installation of a ground fault circuit interrupter (GFCI) type outlet where grounding is not provided. In this case the GFCI may work but can’t be tested by normal means.

·         Recommend:  The installation of a ground fault circuit interrupter (GFCI) is recommended at all locations within 6 feet of a water source; kitchen counter, bathroom sink; exterior, etc.  A GFCI offers increased protection from shock or electrocution.

·         Repair:  Missing outlet cover plate for the refrigerator should be replaced to avoid a shock hazard.

Lights

·         Repair:  The exterior garage light is inoperative. If the bulbs are not blown, the circuit should be repaired.

Furnace

·         Repair:  The electronic air cleaner did not appear to the functioning at the time of inspection.

House Fan

·         Repair:  The house fan is inoperative. Improvement is discretionary.

Supply Plumbing

·         Monitor:  The old steel piping is subject to corrosion on the interior of the pipe. As corrosion builds up, the inside diameter of the pipe becomes constricted, resulting in a loss of water pressure. This piping is typically replaced when the loss of pressure can no longer be tolerated.

Plumbing Fixtures

·         Repair:  The kitchen faucet is leaking to the cabinet floor below.

·         Repair:  The bathroom sink drain plugs are missing, inoperative or damaged and needs repair.

·         Monitor, Repair:  The master bathroom bathtub drain plug is missing.  Repair is discretionary.

·         Monitor, Repair:  The hallway bathroom bathtub drain plug is inoperative.  Repair is discretionary.

·         Monitor, Repair:  The basement sink under the stairway has only working faucet.  The pipe has been disconnected on the other side.

Fireplaces

·         Repair:  The fireplace chimney should be inspected and cleaned prior to operation.

·         Monitor, Repair:  The fireplace damper only slightly opens.  Repairs may be needed.

·         Monitor, Repair:  The basement fireplace vent is blocked off with paper.

 

All components designated for inspection in the ASHIâ Standards of Practice are inspected, except as may be noted in the “Limitations of Inspection” sections within this report.

It is the goal of the inspection to put a home buyer in a better position to make a buying decision.  Not all improvements will be identified during this inspection.  Unexpected repairs should still be anticipated.  The inspection should not be considered a guarantee or warranty of any kind.

 

Please refer to the pre-inspection contract for a full explanation of the scope of the inspection.

WEATHER CONDITIONS

Dry weather conditions prevailed at the time of the inspection. 

The estimated outside temperature was 30 degrees F.

RECENT WEATHER CONDITIONS

Weather conditions leading up to the inspection have been relatively dry. 

 

 

Structure

 

Foundation:                                                       ·Stone  ·Basement Configuration  ·50% Of Foundation Was Not Visible

Columns:                                                            ·Not Visible  Due To Finished Walls and Storage

Floor Structure:                                               ·Wood Joist 

Wall Structure:                                                ·Wood Frame 

Ceiling Structure:                                           ·Joist 

Roof Structure:                                                ·Rafters  ·Spaced Plank Sheathing 

Positive Attributes

The construction of the home is good quality. The materials and workmanship, where visible, are good.  The visible joist spans appear to be within typical construction practices.  The inspection did not discover evidence of substantial structural movement. 

General Comments

No major defects were observed in the accessible structural components of the house. 

recommendations / observations

Foundation

·         Monitor:  Common minor settlement cracks were observed in the foundation walls. This implies that some structural movement of the building has occurred. Cracks of this type should be watched for any sign of additional movement. In the absence of any sign of ongoing movement, repair should not be necessary.

·         Monitor:  The basement floor slab has typical cracks for a house of this age.  Cracks are very common and are not normally a concern.  Small portions of the floor have been removed and should be filled.

Floors

·         Monitor:  Minor unevenness was observed in the floor structure. This condition is common. It may be the result of the materials, framing design, installation methods and aging of the building. There was not evidence of need for immediate, costly repair.

·         Monitor, Repair:  Minor unevenness was observed in the floor structure. This condition is common. It may be the result of the materials, framing design, installation methods and aging of the building. There was not evidence of need for immediate, costly repair.

·         Reecommend:  Parging of the interior of the old foundation walls is desirable to improve appearance and avoid further foundation damage.

 

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:

·         Structural components concealed behind finished surfaces could not be inspected.

·         Only a representative sampling of visible structural components were inspected.

·         Furniture and/or storage restricted access to some structural components.

·         Engineering or architectural services such as calculation of structural capacities, adequacy, or integrity are not part of a home inspection.

 

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

 

Roofing

 

Roof Covering:                                                 ·Asphalt Shingle 

Roof Flashings:                                                ·Metal 

Chimneys:                                                          ·Masonry 

Roof Drainage System:                                ·Galvanized Steel  ·Downspouts discharge below grade 

Skylights:                                                            ·None 

Method of Inspection:                                   ·Viewed with binoculars 

Positive Attributes

The roof coverings are to be in generally good condition.  The installation of the roofing materials has been performed in a professional manner. The quality of the installation is above average.  Better than average quality materials have been employed as roof coverings.  The steep pitch of the roof should result in a longer than normal life expectancy for roof coverings.  Roof flashing details appear to be in good order.  In all, the roof coverings show evidence of normal wear and tear for a home of this age. 

recommendations / observations

Chimneys

·         Repair:  The masonry chimney needs re-pointing (replacing the mortar between the bricks) to avoid water damage.

·         Recommend:  A rain cap should be installed on the masonry chimney and the chimney flue should be checked for damage. Damaged flues can be unsafe.

Gutters & Downspouts

·         Repair:  The downspout(s) should discharge water at least five (5) feet from the house. Storm water should be encouraged to flow away from the building at the point of discharge.  One on the west side does not have an extension on it to direct water away from the building.

 

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:

·         Not all of the underside of the roof sheathing is inspected for evidence of leaks.

·         Evidence of prior leaks may be disguised by interior finishes.

·         Estimates of remaining roof life are approximations only and do not preclude the possibility of leakage. Leakage can develop at any time and may depend on rain intensity, wind direction, ice build up, and other factors.

·         Antennae, chimney/flue interiors which are not readily accessible are not inspected and could require repair.

·         Roof inspection may be limited by access, condition, weather, or other safety concerns.

·         Portions of the roof were viewed from the ground using binoculars.  Some sections of the roof could not be viewed.

 

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

 

Exterior

 

Wall Covering:                                                 ·Stucco 

Eaves, Soffits, And Fascias:                       ·Wood 

Exterior Doors:                                                 ·Solid Wood 

Window/Door Frames and Trim:             ·Wood 

Entry Driveways:                                             ·Concrete 

Entry Walkways And Patios:                     ·Concrete 

Porches, Decks, Steps, Railings:             ·Concrete 

Overhead Garage Door(s):                         ·Steel  ·Automatic Opener Installed 

Surface Drainage:                                          ·Level Grade 

Retaining Walls:                                             ·None 

Fencing:                                                              ·Wood 

Positive Attributes

The wood window frames are in generally good condition.  There is no significant wood/soil contact around the perimeter of the house, thereby reducing the risk of insect infestation or rot.  The driveway and walkways are in good condition. 

General Comments

The exterior of the home is generally in good condition.  The exterior of the home shows normal wear and tear for a home of this age. 

recommendations / observations

Exterior Walls

·         Monitor:   Common minor cracks were observed on the exterior wall on the west side. This implies that structural movement has occurred. The location, size, shape of these cracks is common. The inspection did not find evidence of significant movement requiring immediate major repairs.

·         Monitor, Repair:  Localized damage at the base of the stucco exterior walls of the garage should be repaired.

Garage

·         Repair, Safety Issue: The garage door opener did not automatically reverse under resistance to closing. There is a serious risk of injury, particularly to children, under this condition. The opener may need replacement.

·         Monitor, Safety Issue:  Pronounced floor cracks were noted in the garage. While this amount of cracking is unusual, this slab is not a structural component you should be aware of the trip hazard.

Driveway

·         Monitor:  The driveway has settled and cracked.  Persisting movement may result in the need for repairs.

Walkway

·         Recommend, Safety Issue:  The walkway presents a trip hazard. This condition should be altered for improved safety.

Landscaping

·         Repair:  Tree branches should be kept trimmed away from the house to avoid damage to the building.

·         Repair:  Shrubs/bushes growing near exterior walls and vines growing on the exterior walls should be kept trimmed away from siding, window trims, and the eaves to reduce risk of insect and water damage.

 

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:

·         A representative sample of exterior components was inspected rather than every occurrence of components.

·         The inspection does not include an assessment of geological, geotechnical, or hydrological conditions, or environmental hazards.

·         Screening, shutters, awnings, or similar seasonal accessories, fences, recreational facilities, outbuildings, seawalls, break-walls, docks, erosion control and earth stabilization measures are not inspected unless specifically agreed-upon and documented in this report.

 

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

 

Electrical

 

Size of Electrical Service:                          ·120/240 Volt Main Service - Service Size: 200 Amp 

Service Drop:                                                   ·Overhead 

Service Entrance Conductors:                  ·Aluminum 

Service Equipment &

Main Disconnects:                                          ·Main Service Rating 60 Amps  ·Fuses  ·Located: Basement 

Service Grounding:                                       ·Ground Connection Not Visible 

Service Panel &

Overcurrent Protection:                               ·Panel Rating: 60 Amp  ·Fuses  ·Located: Basement 

Sub-Panel(s):                                                    ·Panel Rating: 30 Amp  ·Fuses 

Distribution Wiring:                                       ·Copper 

Wiring Method:                                                · Non-Metallic Cable "Romex"  ·Fabric-Covered  ·Knob-and-Tube Copper 

Switches & Receptacles:                            ·Grounded and Ungrounded 

Ground Fault Circuit Interrupters:          ·None Found 

Positive Attributes

The electrical panel is well arranged and all fuses/breakers are properly sized.  Generally speaking, the electrical system is in good order.  All outlets and light fixtures that were tested operated satisfactorily.  The distribution of electricity within the home is good.  Dedicated 220 volt circuits have been provided for all 220 volt appliances within the home.  All visible wiring within the home is copper. This is a good quality electrical conductor. 

General Comments

Major Concern: The electrical system is an aging system. In addition to engaging a licensed electrician to repair the items listed below, it is recommended that all electrical components and connections be further investigated. Additional defects may be concealed from view. Unsafe electrical conditions represent a shock hazard. Substantial updating may be required. 

recommendations / observations

Main Panel

·         Major Concern, Repair:  The main distribution panel is obsolete and should be replaced.

·         Repair:  Circuits within the main distribution panel that are doubled up (referred to as “double taps”) should be separated. Each circuit should be served by a separate fuse or breaker.

Distribution Wiring

·         Repair:  All junction boxes should be fitted with cover plates, in order to protect the wire connections.  One in the attic on the east ceiling rafter is not covered.

Outlets

·         Repair:  Ungrounded 3-prong outlets (all except upstairs hallway bathroom) should be repaired. In some cases a ground wire may be present in the electrical box and simply needs to be connected. If no ground is present “repair” can be as simple as filling the ground slot with epoxy. Better, since having a ground increases safety, a grounded circuit could be strung to this outlet, or a separate ground wire could be connected. Some electrical codes allow the installation of a ground fault circuit interrupter (GFCI) type outlet where grounding is not provided. In this case the GFCI may work but can’t be tested by normal means.

·         Recommend:  The installation of a ground fault circuit interrupter (GFCI) is recommended at all locations within 6 feet of a water source; kitchen counter, bathroom sink; exterior, etc.  A GFCI offers increased protection from shock or electrocution.

·         Repair:  Missing outlet cover plate for the refrigerator should be replaced to avoid a shock hazard.

Lights

·         Repair:  The exterior garage light is inoperative. If the bulbs are not blown, the circuit should be repaired.

Discretionary Improvements

The size of the electrical service supplied to the home may not be sufficient, depending on the lifestyle of the occupants. A marginally sized electrical service is not a safety concern, but may represent and inconvenience if the main fuses (or breakers) blow, shutting down the power in all or part of the home. If it is found that the main fuses (or breakers) blow regularly, a larger electrical service may be desirable. If care is taken not to run major electrical appliances simultaneously, it is unlikely that the service will overload. The use of gas fired kitchen appliances will also reduce the load on the electrical service.

The installation of ground fault circuit interrupter (GFCI) devices is advisable on exterior, garage, bathroom and some kitchen outlets. Any whirlpool or swimming pool equipment should also be fitted with GFCI’s as they offer protection from shock or electrocution.

During the course of any renovating, it is recommended that old wiring be replaced.

Grounded outlets may be desirable in some areas where ungrounded outlets exist. This will depend on electrical needs.

 

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:

·         Electrical components concealed behind finished surfaces are not inspected.

·         Only a representative sampling of outlets and light fixtures were tested.

·         Furniture and/or storage restricted access to some electrical components which may not be inspected.

·         The inspection does not include remote control devices, alarm systems and components, low voltage wiring, systems, and components, ancillary wiring, systems, and other components which are not part of the primary electrical power distribution system.

 

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

 

Heating

 

Energy Source:                                                ·Gas 

Heating System Type:                                  ·Forced Air Furnace  ·Manufacturer: Lennox  ·Serial Number: 2801A53677

Vents, Flues, Chimneys:                              ·Masonry-Lined 

Heat Distribution Methods:                         ·Ductwork 

Other Components:                                       An electronic air cleaner has been installed on this forced air system. This feature provides better air cleaning than conventional filters. 

Positive Attributes

The heating system is in generally good condition.  Adequate heating capacity is provided by the system.  Heat distribution within the home is adequate.  An electronic air cleaner has been installed on this forced air system. This feature provides better air cleaning than conventional filters. 

General Comments

The heating system shows no visible evidence of major defects.  No repairs to the heating system are necessary at this time. 

recommendations / observations

Furnace

·         Repair:  The electronic air cleaner did not appear to the functioning at the time of inspection.

 

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:

·         The adequacy of heat supply or distribution balance is not inspected.

·         The interior of flues or chimneys which are not readily accessible are not inspected.

·         The furnace heat exchanger, humidifier, or dehumidifier, and electronic air filters are not inspected.

·         Solar space heating equipment/systems are not inspected.

 

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

 

Cooling / Heat Pumps

 

Energy Source:                                                ·Electricity 

Central System Type:                                   ·Air Cooled Central Air Conditioning  ·Manufacturer: Lennox  ·Serial Number: 5803C31127

Through-Wall Equipment:                          ·Not Present 

Other Components:                                       ·House Fan 

Positive Attributes

The capacity and configuration of the system should be sufficient for the home.  The location of the return air vents is well suited to air conditioning. 

recommendations / observations

House Fan

·         Repair:  The house fan is inoperative. Improvement is discretionary.

 

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:

·         Window mounted air conditioning units are not inspected.

·         The cooling supply adequacy or distribution balance are not inspected.

·         The air conditioning system could not be tested as the outdoor temperature was below 60 degrees F.

 

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

 

Insulation / Ventilation

 

Attic Insulation:                                               ·Rolled Fiberglass in Main Attic 

Exterior Wall Insulation:                             ·Not Visible 

Basement Wall Insulation:                         ·None Visible 

Vapor Retarders:                                            ·Kraft Paper 

Roof Ventilation:                                             ·Roof Vents  ·Gable Vents 

Exhaust Fan/vent Locations:                     ·Dryer 

Positive Attributes

Insulation levels are typical for a home of this age and construction. 

General Comments

Upgrading insulation levels in a home is an improvement rather than a necessary repair. 

recommendations / Energy saving Suggestions

 

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:

·         Insulation/ventilation type and levels in concealed areas are not inspected. Insulation and vapor barriers are not disturbed and no destructive tests (such as cutting openings in walls to look for insulation) are performed.

·         Potentially hazardous materials such as Asbestos and Urea Formaldehyde Foam Insulation (UFFI) cannot be positively identified without a detailed inspection and laboratory analysis.  This is beyond the scope of the inspection.

·         An analysis of indoor air quality is not part of our inspection unless explicitly contracted-for and discussed in this or a separate report.

·         Any estimates of insulation R values or depths are rough average values.

 

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

 

Plumbing

 

Water Supply Source:                                  ·Public Water Supply 

Service Pipe to House:                                ·Steel 

Main Water Valve Location:                     ·Front Wall of Basement 

Interior Supply Piping:                                ·Steel 

Waste System:                                                 ·Public Sewer System 

Drain, Waste, & Vent Piping:                    ·Cast Iron 

Water Heater:                                                   ·Gas  ·Approximate Capacity (in gallons): 50  ·Manufacturer: Richmond  ·Serial Number: 0704402612

Fuel Shut-Off Valves:                                    ·Natural Gas Main Valve At Meter 

 

Positive Attributes

The plumbing system is in generally good condition.  The water pressure supplied to the fixtures is reasonably good. A typical drop in flow was experienced when two fixtures were operated simultaneously.  The plumbing fixtures appear to have been well-maintained.  The water heater is a relatively new unit. As the typical life expectancy of water heaters is 7 to 12 years, this unit should have several years of remaining life. 

recommendations / observations

Supply Plumbing

·         Monitor:  The old steel piping is subject to corrosion on the interior of the pipe. As corrosion builds up, the inside diameter of the pipe becomes constricted, resulting in a loss of water pressure. This piping is typically replaced when the loss of pressure can no longer be tolerated.

Plumbing Fixtures

·         Repair:  The kitchen faucet is leaking to the cabinet floor below.

·         Repair:  The bathroom sink drain plugs are missing, inoperative or damaged and needs repair.

·         Monitor, Repair:  The master bathroom bathtub drain plug is missing.  Repair is discretionary.

·         Monitor, Repair:  The hallway bathroom bathtub drain plug is inoperative.  Repair is discretionary.

·         Monitor, Repair:  The basement sink under the stairway has only working faucet.  The pipe has been disconnected on the other side.

 

 

 

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:

·         Portions of the plumbing system concealed by finishes and/or storage (below sinks, etc.), below the structure, or beneath the ground surface are not inspected.

·         Water quantity and water quality are not tested unless explicitly contracted-for and discussed in this or a separate report.

·         Clothes washing machine connections are not inspected.

·         Interiors of flues or chimneys which are not readily accessible are not inspected.

·         Water conditioning systems, solar water heaters, fire and lawn sprinkler systems, and private waste disposal systems are not inspected unless explicitly contracted-for and discussed in this or a separate report.

 

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

Interior

 

Wall And Ceiling Materials:                      ·Plaster 

Floor Surfaces:                                                ·Carpet  ·Tile  ·Wood 

Window Type(s) & Glazing:                       ·Double/Single Hung  ·Single Pane with Storm Window 

Doors:                                                                   ·Wood-Hollow Core  ·French Doors  ·Storm Door(s) 

General Condition of Interior Finishes

On the whole, the interior finishes of the home are in above average condition. Typical minor flaws were observed in some areas.  As is the case in many old homes, the plaster finishes show signs of weakening. Over time, the plaster begins to bulge as it looses its bond to the wall. While this poses no short term concern, it may become necessary to substantially improve or replace sections of plaster, particularly during redecorating. Where wallpaper is employed, the wallpaper often serves to hold the old plaster in place. When stripping wallpaper, the plaster sometimes weakens as the wallpaper is removed. This explains why many people wallpaper or paint over existing wallpaper. It should be noted that special fabrics exist that can be applied over weakened plaster, much like wallpaper, to reinforce the plaster prior to painting or wallpapering. This is far more cost effective than replacing plaster. 

General Condition of Windows and Doors

The majority of the doors and windows are average quality.  The windows have, for the most part, been well-maintained. 

General Condition of Floors

The floors of the home are relatively level and walls are relatively plumb. 

recommendations / observations

Wall / Ceiling Finishes

·         Monitor:  Damage to the basement interior finish was observed.

·         Monitor:  Typical drywall/plaster flaws were observed that could include minor cracks, loose tape, cracked or bulging plaster, peeling paper, minor patching, etc.  Any repairs would be discretionary.

·         Monitor:  Loose or weakened finishes were detected.

Floors

·         Monitor, Repair:  The tile floor is loose and/or cracked in the basement and side porch.  Repair is discretionary.

Windows

·         Monitor:  Some windows are painted/stuck shut. Improvement can be undertaken as desired.

·         Monitor:  Two or three storm windows are cracked. Improvement is not a high priority.

·         Monitor, Repair:  Window locking hardware is loose, missing or damaged on a few windows.  Repairs are discretionary.

Doors

·         Monitor, Repair:  Several doors should be trimmed or adjusted as necessary to work properly.

·         Monitor, Repair:  Door to the half bath should be adjusted as necessary to lock properly.

·         Monitor, Repair:  The master bedroom pocket door needs adjustment to slide properly.

Basement Leakage

·         Monitor:  No evidence of moisture penetration was visible in the basement at the time of the inspection. It should be understood that it is impossible to predict whether moisture penetration will pose a problem in the future. The vast majority of basement leakage problems are the result of insufficient control of storm water at the surface. The ground around the house should be sloped to encourage water to flow away from the foundation. Gutters and downspouts should act to collect roof water and drain the water at least five (5) feet from the foundation or into a functional storm sewer. Downspouts that are clogged or broken below grade level, or that discharge too close to the foundation are the most common source of basement leakage. Please refer to the Roofing and Exterior sections of the report for more information.
In the event that basement leakage problems are experienced, lot and roof drainage improvements should be undertaken as a first step. Please beware of contractors who recommend expensive solutions. Excavation, damp-proofing and/or the installation of drainage tiles should be a last resort. In some cases, however, it is necessary. Your plans for using the basement may also influence the approach taken to curing any dampness that is experienced.

Discretionary Improvements

Install new exterior lock sets upon taking possession of the home.

 

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions

·         Furniture, storage, appliances and/or wall hangings are not moved to permit inspection and may block defects.

·         Carpeting, window treatments, central vacuum systems, household appliances, recreational facilities, paint, wallpaper, and other finish treatments are not inspected.

·         The adequacy of the fireplace draw cannot be determined during a visual inspection.

 

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

 

Appliances

 

Appliances Tested:                                        ·Electric Range  ·Microwave Oven  ·Dishwasher  ·Waste Disposer  ·Refrigerator 

Laundry Facility:                                             ·Dryer Vented to Building Exterior  ·Hot and Cold Water Supply for Washer  ·Waste Standpipe for Washer 

Other Components Tested:                        ·Door Bell 

Positive Attributes

The appliances are to be in generally good condition.  All appliances that were tested responded satisfactorily.  The kitchen and laundry facilities are well organized.  The kitchen cabinetry is above average quality. 

recommendations / observations

 

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions

·         Thermostats, timers and other specialized features and controls are not tested.

·         The temperature calibration, functionality of timers, effectiveness, efficiency and overall performance of appliances is outside the scope of this inspection.

 

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

 

 

Fireplaces / Wood Stoves

 

Fireplaces:                                                         ·Masonry Firebox 

Vents, Flues, Chimneys:                              ·Masonry Chimney-Lined 

 

General Comments

On the whole, the fireplace and its components were found to be in average condition. Typical flaws were observed in some areas. 

recommendations / observations

Fireplaces

·         Repair:  The fireplace chimney should be inspected and cleaned prior to operation.

·         Monitor, Repair:  The fireplace damper only slightly opens.  Repairs may be needed.

·         Monitor, Repair:  The basement fireplace vent is blocked off with paper.

 

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions

·         The interiors of flues or chimneys are not inspected.

·         Firescreens, fireplace doors, appliance gaskets and seals, automatic fuel feed devices, mantles and fireplace surrounds, combustion make-up air devices, and heat distribution assists (gravity or fan-assisted) are not inspected.

·         The inspection does not involve igniting or extinguishing fires nor the determination of draft.

·         Fireplace inserts, stoves, or firebox contents are not moved.

·         The adequacy of the fireplace draw is not determined during a visual inspection; for safety reasons, if no fire is burning we do not ignite fires nor light paper or other materials.

 

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.