Rhode Island Real Estate Inspection Services

Inspection Report

Jane Doe

Property Address:
61 Any Street
Hendersonville RI

 

Rhode Island Real Estate Inspection Services, LLC

Allen C Potter
50 Priscilla Ave
Warwick, RI 02889
401-626-0916
allenpotter.rireis@gmail.com

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Table of Contents

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Date: 5/4/2014 Time: 08:45 PM Report ID:
Property:
61 Any Street
Hendersonville RI
Customer:
Jane Doe		 Real Estate Professional:

Comment Key or Definitions

The following definitions of comment descriptions represent this inspection report. All comments by the inspector should be considered before purchasing this home. Any recommendations by the inspector to repair or replace suggests a second opinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase the property.

Inspected (IN) = I visually observed the item, component or unit and if no other comments were made then it appeared to be functioning as intended allowing for normal wear and tear.

Not Inspected (NI)= I did not inspect this item, component or unit and made no representations of whether or not it was functioning as intended and will state a reason for not inspecting.

Not Present (NP) = This item, component or unit is not in this home or building.

Repair or Replace (RR) = The item, component or unit is not functioning as intended, or needs further inspection by a qualified contractor. Items, components or units that can be repaired to satisfactory condition may not need replacement.

In Attendance:
Customer and their agent

Type of building:
Single Family (2 story)

Approximate age of building:
Over 50 Years
Temperature:
Below 65 (F) = 18 (C)

Weather:
Clear

Ground/Soil surface condition:
Dry
Rain in last 3 days:
Yes

Radon Test:
No

Water Test:
No

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1.  Roofing

The home inspector shall observe: Roof covering; Roof drainage systems; Flashings; Skylights, chimneys, and roof penetrations; and Signs of' leaks or abnormal condensation on building components. The home inspector shall: Describe the type of roof covering materials; and Report the methods used to observe the roofing. The home inspector is not required to: Walk on the roofing; or Observe attached accessories including but not limited to solar systems, antennae, and lightning arrestors.
Styles & Materials
Roof Covering:
3-Tab fiberglass
Asphalt/Fiberglass
Viewed roof covering from:
Binoculars
Sky Light(s):
None
Chimney (exterior):
Brick
    
    IN NI NP RR
1.0 Roof Coverings •      
1.1 Flashings •      
1.2 Skylights, Chimneys and Roof Penetrations •      
1.3 Roof Drainage Systems       •
    IN NI NP RR
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace

Comments:

1.0  The roof overall is in good repair, but is nearing its useful life. Moss on the front easterly side of the roof is from shading from trees. No gravel seems to be attached to the roof areas. Two shingles on the front eastern part of the roof are lifted. They should be secured and the cap checked.


The buyer was made aware and was advised to include a roof replacement in future budgeting.


1.0 Item 1(Picture)
1.0 Item 2(Picture)
1.1  Fascia trim to be secured
1.1 Item 1(Picture)
1.3  Gutters and downspouts seem serviceable. Several downspouts need to be extended away from the foundation to carry water away. The gutter/downspout on the garage is disconnected and needs repair
1.3 Item 1(Picture)
1.3 Item 2(Picture)
1.3 Item 3(Picture)
1.3 Item 4(Picture)
1.3 Item 5(Picture)
The roof of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Roof coverings and skylights can appear to be leak proof during inspection and weather conditions. Our inspection makes an attempt to find a leak but sometimes cannot. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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2.  Exterior

The home inspector shall observe: Wall cladding, flashings, and trim; Entryway doors and a representative number of windows; Garage door operators; Decks, balconies, stoops, steps, areaways, porches and applicable railings; Eaves, soffits, and fascias; and Vegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect to their effect on the condition of the building. The home inspector shall: Describe wall cladding materials; Operate all entryway doors and a representative number of windows; Operate garage doors manually or by using permanently installed controls for any garage door operator; Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance during closing; and Probe exterior wood components where deterioration is suspected. The home inspector is not required to observe: Storm windows, storm doors, screening, shutters, awnings, and similar seasonal accessories; Fences; Presence of safety glazing in doors and windows; Garage door operator remote control transmitters; Geological conditions; Soil conditions; Recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities); Detached buildings or structures; or Presence or condition of buried fuel storage tanks. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.
Styles & Materials
Siding Style:
Siding Material:
Exterior Entry Doors:
Appurtenance:
Driveway:
  
    IN NI NP RR
2.0 Wall Cladding Flashing and Trim •      
2.1 Doors (Exterior) •      
2.2 Windows       •
2.3 Decks, Balconies, Stoops, Steps, Areaways, Porches, Patio/Cover and Applicable Railings       •
2.4 Vegetation, Grading, Drainage, Driveways, Patio Floor, Walkways and Retaining Walls (With respect to their effect on the condition of the building)       •
2.5 Eaves, Soffits and Fascias       •
    IN NI NP RR
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace

Comments:

2.0  The siding is vinyl and appears to be in good condition. No defects found. The north side had mildew growth on the siding and gutters. Power washing with a bleach cleaner will cure the problem.
2.0 Item 1(Picture)
2.0 Item 2(Picture)
2.1  Exterior doors appear to be in serviceable condition.
2.2  Windows overall were in good condition. One kitchen window is cracked and will need to be replaced. basement windows on the west side are framed with non pressure treated wood that is warping. Few window sills have peeling paint and should be attended to.
2.2 Item 1(Picture)
2.2 Item 2(Picture)
2.2 Item 3(Picture)
2.3  The deck seems to be in serviceable condition. However, there was some rot found on two support posts that will need to be replaced in the future. The deck is supported by brick pillars that appear to be i good condition
2.3 Item 1(Picture)
2.3 Item 2(Picture)
2.3 Item 3(Picture)
2.3 Item 4(Picture)
2.3 Item 5(Picture)
2.4  Overgrown shrub on the rear of the garage is rubbing against the siding and should be removed
2.4 Item 1(Picture)
2.5  
2.5 Item 1(Picture)
The exterior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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3.  Garage

Styles & Materials
Garage Door Type:
Garage Door Material:
Auto-opener Manufacturer:
    IN NI NP RR
3.0 Garage Ceilings •      
3.1 Garage Walls (including Firewall Separation) •      
3.2 Garage Floor •      
3.3 Garage Door (s) •      
3.4 Garage Door Operators (Report whether or not doors will reverse when met with resistance)       •
    IN NI NP RR
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace

Comments:

3.0  
3.0 Item 1(Picture)
3.0 Item 2(Picture)
3.0 Item 3(Picture)
3.1  The garage seemed structurally sound. Little rot was noted in the right front corner where wood meets the concrete. Some spalling of the concrete finish on the west interior wall but overall it is sound. No apparent roof leaks.
3.2  Garage floor is concrete slab and appears to be in serviceable condition. It was difficult to see the entire garage due to objects being stored.
3.4  Door not operational at the time of the inspection
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4.  Interiors

The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installed cabinets; and A representative number of doors and windows. The home inspector shall: Operate a representative number of windows and interior doors; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments.
Styles & Materials
Ceiling Materials:
Wall Material:
Floor Covering(s):
Interior Doors:
Window Types:
Window Manufacturer:
Cabinetry:
Countertop:
  
    IN NI NP RR
4.0 Ceilings •      
4.1 Walls •      
4.2 Floors •      
4.3 Steps, Stairways, Balconies and Railings •      
4.4 Counters and Cabinets (representative number) •      
4.5 Doors (representative number) •      
4.6 Windows (representative number)       •
    IN NI NP RR
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace

Comments:

4.0  Ceilings throughout the home were in good condition. The ceiling over the upstairs bath tub was peeling most likely due to moisture and an inoperable exhaust fan
4.0 Item 1(Picture)
4.0 Item 2(Picture)
4.1  Walls throughout the home were in good condition
4.2  All floor surfaces were difficult to see, however they appeared to be in good condition with some scratches and marks.
4.2 Item 1(Picture)
4.4  Counters and cabinets were in serviceable condition. Few cabinet doors need to be adjusted for alignment.
4.6  See previous comment in exterior section related to windows.
The interior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection did not involve moving furniture and inspecting behind furniture, area rugs or areas obstructed from view. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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5.  Structural Components

The Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. The home inspector shall describe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The home inspector shall: Probe structural components where deterioration is suspected; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces and attics; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to: Enter any area or perform any procedure that may damage the property or its components or be dangerous to or adversely effect the health of the home inspector or other persons.
Styles & Materials
Foundation:
Method used to observe Crawlspace:
Floor Structure:
Wall Structure:
Columns or Piers:
Ceiling Structure:
Roof Structure:
Roof-Type:
Method used to observe attic:
Attic info:
    
    IN NI NP RR
5.0 Foundations, Basement and Crawlspace (Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.)       •
5.1 Walls (Structural) •      
5.2 Columns or Piers •      
5.3 Floors (Structural) •      
5.4 Ceilings (Structural) •      
5.5 Roof Structure and Attic •      
    IN NI NP RR
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace

Comments:

5.0  Little water penetration on the north side of the basement. This most likely is due to a fractured section of the basement wall where a pipe may have previously gone through. Repair with hydraulic cement should take care of the problem.
5.0 Item 1(Picture)
The structure of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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6.  Plumbing System

The home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets; functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and functional drainage; Hot water systems including: water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks; and Sump pumps. The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; Water heating equipment; and Location of main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance. The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials.
Styles & Materials
Water Source:
Water Filters:
Plumbing Water Supply (into home):
Plumbing Water Distribution (inside home):
Washer Drain Size:
Plumbing Waste:
Water Heater Power Source:
Water Heater Capacity:
Manufacturer:
Water Heater Location:
    
    IN NI NP RR
6.0 Plumbing Drain, Waste and Vent Systems •      
6.1 Plumbing Water Supply, Distribution System and Fixtures •      
6.2 Hot Water Systems, Controls, Chimneys, Flues and Vents •      
6.3 Main Water Shut-off Device (Describe location) •      
6.4 Sump Pump   •    
    IN NI NP RR
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace

Comments:

6.0  All drains checked and no leaks were apparent.
6.0 Item 1(Picture)
6.0 Item 2(Picture)
6.0 Item 3(Picture)
6.1  Most bath sinks and tub were missing stoppers
6.1 Item 1(Picture)
6.2  Hot water systems could not be inspected due to the gas being shut off. A return visit will be necessary to complete.
6.3  
6.3 Item 1(Picture)
6.4  A sump pump is present but was not needed or operational at the time of inspection
6.4 Item 1(Picture)
The plumbing in the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Washing machine drain line for example cannot be checked for leaks or the ability to handle the volume during drain cycle. Older homes with galvanized supply lines or cast iron drain lines can be obstructed and barely working during an inspection but then fails under heavy use. If the water is turned off or not used for periods of time (like a vacant home waiting for closing) rust or deposits within the pipes can further clog the piping system. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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7.  Electrical System

The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main over current device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their over current devices, and the compatibility of their ampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and Smoke detectors. The home inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; and Location of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector shall report on presence or absence of smoke detectors, and operate their test function, if accessible, except when detectors are part of a central system. The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over current device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment.
Styles & Materials
Electrical Service Conductors:
Panel capacity:
Panel Type:
Electric Panel Manufacturer:
Branch wire 15 and 20 AMP:
Wiring Methods:
    IN NI NP RR
7.0 Service Entrance Conductors •      
7.1 Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution Panels •      
7.2 Branch Circuit Conductors, Overcurrent Devices and Compatability of their Amperage and Voltage •      
7.3 Connected Devices and Fixtures (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls) •      
7.4 Polarity and Grounding of Receptacles within 6 feet of interior plumbing fixtures, all receptacles in garage, carport and exterior walls of inspected structure       •
7.5 Operation of GFCI (Ground Fault Circuit Interrupters)       •
7.6 Location of Main and Distribution Panels •      
7.7 Smoke Detectors       •
7.8 Carbon Monoxide Detectors       •
    IN NI NP RR
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace

Comments:

7.1  100 amp service panel checked with no defects found
7.1 Item 1(Picture)
7.4  Receptacle in upstairs bath needs to be replaced with a GFCI
7.4 Item 1(Picture)
7.5  One GFCI receptacles in the kitchen and downstairs bath will not reset and will need to be replaced. Many interior and exterior receptacles are missing covers. This is a safety hazard. One open box in the rear of the house has live wires running through it.
7.5 Item 1(Picture)
7.5 Item 2(Picture)
7.5 Item 3(Picture)
7.5 Item 4(Picture)
7.6  Located on the south west wall of the basement
7.6 Item 1(Picture)
7.7  No smoke/CO detectors in the home were operational
7.7 Item 1(Picture)
7.7 Item 2(Picture)
7.8  See item 7.7
The electrical system of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Outlets were not removed and the inspection was only visual. Any outlet not accessible (behind the refrigerator for example) was not inspected or accessible. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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8.  Heating / Central Air Conditioning

The home inspector shall observe permanently installed heating and cooling systems including: Heating equipment; Cooling Equipment that is central to home; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of an installed heat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distribution type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms.
Styles & Materials
Heat Type:
Energy Source:
Number of Heat Systems (excluding wood):
Heat System Brand:
Ductwork:
Filter Type:
Filter Size:
Types of Fireplaces:
Operable Fireplaces:
Number of Woodstoves:
Cooling Equipment Type:
Cooling Equipment Energy Source:
Central Air Manufacturer:
Number of AC Only Units:
  
    IN NI NP RR
8.0 Heating Equipment   •    
8.1 Normal Operating Controls   •    
8.2 Automatic Safety Controls   •    
8.3 Distribution Systems (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)   •    
8.4 Presence of Installed Heat Source in Each Room •      
8.5 Chimneys, Flues and Vents (for fireplaces, gas water heaters or heat systems) •      
8.6 Solid Fuel Heating Devices (Fireplaces, Woodstove)     •  
8.7 Gas/LP Firelogs and Fireplaces     •  
8.8 Cooling and Air Handler Equipment     •  
8.9 Normal Operating Controls   •    
8.10 Presence of Installed Cooling Source in Each Room     •  
    IN NI NP RR
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace

Comments:

8.0  All heat source and hot water equipment could not be tested due to the gas being turned off
8.0 Item 1(Picture)
8.0 Item 2(Picture)
8.0 Item 3(Picture)
8.0 Item 4(Picture)
The heating and cooling system of this home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection is not meant to be technically exhaustive. The inspection does not involve removal and inspection behind service door or dismantling that would otherwise reveal something only a licensed heat contractor would discover. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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9.  Insulation and Ventilation

The home inspector shall observe: Insulation and vapor retarders in unfinished spaces; Ventilation of attics and foundation areas; Kitchen, bathroom, and laundry venting systems; and the operation of any readily accessible attic ventilation fan, and, when temperature permits, the operation of any readily accessible thermostatic control. The home inspector shall describe: Insulation in unfinished spaces; and Absence of insulation in unfinished space at conditioned surfaces. The home inspector shall: Move insulation where readily visible evidence indicates the need to do so; and Move insulation where chimneys penetrate roofs, where plumbing drain/waste pipes penetrate floors, adjacent to earth filled stoops or porches, and at exterior doors. The home inspector is not required to report on: Concealed insulation and vapor retarders; or Venting equipment that is integral with household appliances.
Styles & Materials
Attic Insulation:
Ventilation:
Exhaust Fans:
Dryer Power Source:
Dryer Vent:
Floor System Insulation:
    IN NI NP RR
9.0 Insulation in Attic •      
9.1 Insulation Under Floor System   •    
9.2 Vapor Retarders (in Crawlspace or basement)     •  
9.3 Ventilation of Attic and Foundation Areas     •  
9.4 Venting Systems (Kitchens, Baths and Laundry)     •  
9.5 Ventilation Fans and Thermostatic Controls in Attic     •  
    IN NI NP RR
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace

Comments:

9.5  
9.5 Item 1(Picture)
The insulation and ventilation of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Venting of exhaust fans or clothes dryer cannot be fully inspected and bends or obstructions can occur without being accessible or visible (behind wall and ceiling coverings). Only insulation that is visible was inspected. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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10.  Built-In Kitchen Appliances

The home inspector shall observe and operate the basic functions of the following kitchen appliances: Permanently installed dishwasher, through its normal cycle; Range, cook top, and permanently installed oven; Trash compactor; Garbage disposal; Ventilation equipment or range hood; and Permanently installed microwave oven. The home inspector is not required to observe: Clocks, timers, self-cleaning oven function, or thermostats for calibration or automatic operation; Non built-in appliances; or Refrigeration units. The home inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable.
Styles & Materials
Dishwasher Brand:
Disposer Brand:
Exhaust/Range hood:
Range/Oven:
Built in Microwave:
Trash Compactors:
    IN NI NP RR
10.0 Dishwasher       •
10.1 Ranges/Ovens/Cooktops   •    
10.2 Range Hood (s)     •  
10.3 Trash Compactor     •  
10.4 Food Waste Disposer     •  
10.5 Microwave Cooking Equipment   •    
10.6 Refrigerator •      
    IN NI NP RR
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace

Comments:

10.0  Dishwasher could not be inspected and operation cannot be verified. Installation of the dishwasher is incorrect and needs to be secured.
10.0 Item 1(Picture)
10.1  Range and cooktop could not be inspected due to gas being turned off
10.1 Item 1(Picture)
10.5  Microwave could not be tested due to excessive food waste present. The microwave is also the source of a recirculating exhaust fan which did operate properly
10.6  Refrigerator seemed to be operating normally.
10.6 Item 1(Picture)
10.6 Item 2(Picture)
The built-in appliances of the home were inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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General Summary


Rhode Island Real Estate Inspection Services, LLC

50 Priscilla Ave
Warwick, RI 02889
401-626-0916
allenpotter.rireis@gmail.com

Customer
Jane Doe

Address
61 Any Street
Hendersonville RI

The following items or discoveries indicate that these systems or components do not function as intended or adversely affects the habitability of the dwelling; or warrants further investigation by a specialist, or requires subsequent observation. This summary shall not contain recommendations for routine upkeep of a system or component to keep it in proper functioning condition or recommendations to upgrade or enhance the function or efficiency of the home. This Summary is not the entire report. The complete report may include additional information of concern to the customer. It is recommended that the customer read the complete report.

1.  Roofing
1.0   Roof Coverings  
  Inspected  
The roof overall is in good repair, but is nearing its useful life. Moss on the front easterly side of the roof is from shading from trees. No gravel seems to be attached to the roof areas. Two shingles on the front eastern part of the roof are lifted. They should be secured and the cap checked.


The buyer was made aware and was advised to include a roof replacement in future budgeting.


1.0
1.0
 
1.1   Flashings  
  Inspected  
Fascia trim to be secured
1.1
 
1.3   Roof Drainage Systems  
  Repair or Replace  
Gutters and downspouts seem serviceable. Several downspouts need to be extended away from the foundation to carry water away. The gutter/downspout on the garage is disconnected and needs repair
1.3
1.3
1.3
1.3
1.3
 

2.  Exterior
2.0   Wall Cladding Flashing and Trim  
  Inspected  
The siding is vinyl and appears to be in good condition. No defects found. The north side had mildew growth on the siding and gutters. Power washing with a bleach cleaner will cure the problem.
2.0
2.0
 
2.1   Doors (Exterior)  
  Inspected  
Exterior doors appear to be in serviceable condition.
2.2   Windows  
  Repair or Replace  
Windows overall were in good condition. One kitchen window is cracked and will need to be replaced. basement windows on the west side are framed with non pressure treated wood that is warping. Few window sills have peeling paint and should be attended to.
2.2
2.2
2.2
 
2.3   Decks, Balconies, Stoops, Steps, Areaways, Porches, Patio/Cover and Applicable Railings  
  Repair or Replace  
The deck seems to be in serviceable condition. However, there was some rot found on two support posts that will need to be replaced in the future. The deck is supported by brick pillars that appear to be i good condition
2.3
2.3
2.3
2.3
2.3
 
2.4   Vegetation, Grading, Drainage, Driveways, Patio Floor, Walkways and Retaining Walls (With respect to their effect on the condition of the building)  
  Repair or Replace  
Overgrown shrub on the rear of the garage is rubbing against the siding and should be removed
2.4
 

3.  Garage
3.0   Garage Ceilings  
  Inspected  

3.0
3.0
3.0
 
3.1   Garage Walls (including Firewall Separation)  
  Inspected  
The garage seemed structurally sound. Little rot was noted in the right front corner where wood meets the concrete. Some spalling of the concrete finish on the west interior wall but overall it is sound. No apparent roof leaks.
3.2   Garage Floor  
  Inspected  
Garage floor is concrete slab and appears to be in serviceable condition. It was difficult to see the entire garage due to objects being stored.
3.3   Garage Door (s)  
  Inspected  
3.4   Garage Door Operators (Report whether or not doors will reverse when met with resistance)  
  Repair or Replace  
Door not operational at the time of the inspection

4.  Interiors
4.0   Ceilings  
  Inspected  
Ceilings throughout the home were in good condition. The ceiling over the upstairs bath tub was peeling most likely due to moisture and an inoperable exhaust fan
4.0
4.0
 
4.1   Walls  
  Inspected  
Walls throughout the home were in good condition
4.2   Floors  
  Inspected  
All floor surfaces were difficult to see, however they appeared to be in good condition with some scratches and marks.
4.2
 
4.4   Counters and Cabinets (representative number)  
  Inspected  
Counters and cabinets were in serviceable condition. Few cabinet doors need to be adjusted for alignment.
4.6   Windows (representative number)  
  Repair or Replace  
See previous comment in exterior section related to windows.

5.  Structural Components
5.0   Foundations, Basement and Crawlspace (Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.)  
  Repair or Replace  
Little water penetration on the north side of the basement. This most likely is due to a fractured section of the basement wall where a pipe may have previously gone through. Repair with hydraulic cement should take care of the problem.
5.0
 

6.  Plumbing System
6.0   Plumbing Drain, Waste and Vent Systems  
  Inspected  
All drains checked and no leaks were apparent.
6.0
6.0
6.0
 
6.1   Plumbing Water Supply, Distribution System and Fixtures  
  Inspected  
Most bath sinks and tub were missing stoppers
6.1
 
6.2   Hot Water Systems, Controls, Chimneys, Flues and Vents  
  Inspected  
Hot water systems could not be inspected due to the gas being shut off. A return visit will be necessary to complete.
6.4   Sump Pump  
  Not Inspected  
A sump pump is present but was not needed or operational at the time of inspection
6.4
 

7.  Electrical System
7.0   Service Entrance Conductors  
  Inspected  
7.1   Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution Panels  
  Inspected  
100 amp service panel checked with no defects found
7.1
 
7.4   Polarity and Grounding of Receptacles within 6 feet of interior plumbing fixtures, all receptacles in garage, carport and exterior walls of inspected structure  
  Repair or Replace  
Receptacle in upstairs bath needs to be replaced with a GFCI
7.4
 
7.5   Operation of GFCI (Ground Fault Circuit Interrupters)  
  Repair or Replace  
One GFCI receptacles in the kitchen and downstairs bath will not reset and will need to be replaced. Many interior and exterior receptacles are missing covers. This is a safety hazard. One open box in the rear of the house has live wires running through it.
7.5
7.5
7.5
7.5
 
7.6   Location of Main and Distribution Panels  
  Inspected  
Located on the south west wall of the basement
7.6
 
7.7   Smoke Detectors  
  Repair or Replace  
No smoke/CO detectors in the home were operational
7.7
7.7
 
7.8   Carbon Monoxide Detectors  
  Repair or Replace  
See item 7.7

8.  Heating / Central Air Conditioning
8.0   Heating Equipment  
  Not Inspected  
All heat source and hot water equipment could not be tested due to the gas being turned off
8.0
8.0
8.0
8.0
 

10.  Built-In Kitchen Appliances
10.0   Dishwasher  
  Repair or Replace  
Dishwasher could not be inspected and operation cannot be verified. Installation of the dishwasher is incorrect and needs to be secured.
10.0
 
10.1   Ranges/Ovens/Cooktops  
  Not Inspected  
Range and cooktop could not be inspected due to gas being turned off
10.1
 
10.5   Microwave Cooking Equipment  
  Not Inspected  
Microwave could not be tested due to excessive food waste present. The microwave is also the source of a recirculating exhaust fan which did operate properly
10.6   Refrigerator  
  Inspected  
Refrigerator seemed to be operating normally.
10.6
10.6
 

Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanently installed. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control or remove suspected hazardous substances; Predict future condition, including but not limited to failure of components; Since this report is provided for the specific benefit of the customer(s), secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current information concerning this property.


Prepared Using HomeGauge http://www.HomeGauge.com : Licensed To Allen C Potter
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  INVOICE

Rhode Island Real Estate Inspection Services, LLC
50 Priscilla Ave
Warwick, RI 02889
401-626-0916
allenpotter.rireis@gmail.com
Inspected By:  Allen C Potter 		Inspection Date: 5/4/2014
Report ID:

Customer Info: Inspection Property:
Jane Doe


Customer's Real Estate Professional:

 		 61 Any Street
Hendersonville RI
 

Inspection Fee:

ServicePriceAmountSub-Total
Tax $0.00
Total Price $0.00

Payment Method:
Payment Status:
Note:

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Rhode Island Real Estate Inspection Services, LLC

Allen C Potter

50 Priscilla Ave
Warwick, RI 02889
401-626-0916
allenpotter.rireis@gmail.com

 

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The address of the property is: 61 Any Street Hendersonville RI

Fee for the home inspection is $0.00. INSPECTOR acknowledges receiving a deposit of $ from CLIENT.

THIS AGREEMENT made on 5/4/2014 by and between Allen C Potter (Hereinafter “INSPECTOR”) and the undersigned (hereinafter “CLIENT”), collectively referred to herein as “the parties.” The Parties Understand and Voluntarily Agree as follows:

1. INSPECTOR agrees to perform a visual inspection of the home/building and to provide CLIENT with a written inspection report identifying the defects that INSPECTOR both observed and deemed material. INSPECTOR may offer comments as a courtesy, but these comments will not comprise the bargained-for report. The report is only supplementary to the seller’s disclosure.
2. Unless otherwise inconsistent with this Agreement or not possible, INSPECTOR agrees to perform the inspection in accordance to the current Standards of Practice of the National Association of Certified Home Inspectors posted at http://www.nachi.org/sop.htm. CLIENT understands that these standards contain certain limitations, exceptions, and exclusions.
3. The inspection and report are performed and prepared for the use of CLIENT, who gives INSPECTOR permission to discuss observations with real estate agents, owners, repairpersons, and other interested parties. INSPECTOR accepts no responsibility for use or misinterpretation by third parties. INSPECTOR’S inspection of the property and the accompanying report are in no way intended to be a guarantee or warranty, express or implied, regarding the future use, operability, habitability or suitability of the home/building or its components. Any and all warranties, express or implied, including warranties of merchantability and fitness for a particular purpose, are expressly excluded by this Agreement.
4. INSPECTOR assumes no liability for the cost of repair or replacement of unreported defects or deficiencies either current or arising in the future. CLIENT acknowledges that the liability of INSPECTOR, its agents, employees, for claims or damages, costs of defense or suit, attorney’s fees and expenses and payments arising out of or related to the INSPECTOR’S negligence or breach of any obligation under this Agreement, including errors and omissions in the inspection or the report, shall be limited to liquidated damages in an amount equal to the fee paid to the INSPECTOR, and this liability shall be exclusive. CLIENT waives any claim for consequential, exemplary, special or incidental damages or for the loss of the use of the home/building even if the CLIENT has been advised of the possibility of such damages. The parties acknowledge that the liquidated damages are not intended as a penalty but are intended (i) to reflect the fact that actual damages may be difficult and impractical to ascertain; (ii) to allocate risk among the INSPECTOR and CLIENT; and (iii) to enable the INSPECTOR to perform the inspection at the stated fee.
5. INSPECTOR does not perform engineering, architectural, plumbing, or any other job function requiring an occupational license in the jurisdiction where the inspection is taking place, unless the inspector holds a valid occupational license, in which case he/she may inform the CLIENT that he/she is so licensed, and is therefore qualified to go beyond this basic home inspection, and for additional fee, perform additional inspections beyond those within the scope of the basic home inspection. Any agreement for such additional inspections shall be in a separate writing or noted here: ________________________________________________________________________________.

6. In the event of a claim against INSPECTOR, CLIENT agrees to supply INSPECTOR with the following: (1) Written notification of adverse conditions within 14 days of discovery, and (2) Access to the premises. Failure to comply with the above conditions will release INSPECTOR and its agents from any and all obligations or liability of any kind.
7. The parties agree that any litigation arising out of this Agreement shall be filed only in the Court having jurisdiction in the County in which the INSPECTOR has its principal place of business. In the event that CLIENT fails to prove any adverse claims against INSPECTOR in a court of law, CLIENT agrees to pay all legal costs, expenses and fees of INSPECTOR in defending said claims.
8. If any court declares any provision of this Agreement invalid or unenforceable, the remaining provisions will remain in effect. This Agreement represents the entire agreement between the parties. All prior communications are merged into this Agreement, and there are no terms or conditions other than those set forth herein. No statement or promise of INSPECTOR or its agents shall be binding unless reduced to writing and signed by INSPECTOR. No change or modification shall be enforceable against any party unless such change or modification is in writing and signed by the parties. This Agreement shall be binding upon and enforceable by the parties and their heirs, executors, administrators, successors and assignees. CLIENT shall have no cause of action against INSPECTOR after one year from the date of the inspection.
9. Payment of the fee to INSPECTOR (less any deposit noted above) is due upon completion of the on-site inspection. The CLIENT agrees to pay all legal and time expenses incurred in collecting due payments, including attorney’s fees, if any. If CLIENT is a corporation, LLC, or similar entity, the person signing this Agreement on behalf of such entity does personally guaranty payment of the fee by the entity.
10. HOLD HARMLESS AGREEMENT: CLIENT agrees to hold any and all real estate agents involved in the purchase of the property to be inspected harmless and keep them exonerated from all loss, damage, liability or expense occasioned or claims by reason of acts or neglects of the INSPECTOR or his employees or visitors or of independent contractors engaged or paid by INSPECTOR for the purpose of inspecting the subject home.
CLIENT HAS CAREFULLY READ THE FOREGOING, AGREES TO IT, AND ACKNOWLEDGES RECEIPT OF A COPY OF THIS AGREEMENT.

___________________________________
FOR INSPECTOR		 ___________________________________
CLIENT OR REPRESENTATIVE
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