HomeView, Inc.
HomeView, Inc. Smith
100 High St. Page   of  

Inspection Report

Jane Smith

Property Address:
100 High St.
Exeter NH 03833

 

HomeView, Inc.

Tim Rooney
27 Newfields Rd.
Exeter, NH 03833
603-770-0444

New Hampshire License # 27

Massachusetts License # 420

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Table of Contents

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Date: 7/10/2012 Start Time: 12:59 PM        End Time:05:05 PM Report ID: Sample report
Property:
100 High St.
Exeter NH 03833
 Customer:
Jane Smith		 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.

 Appears serviceable (S) = 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), Plumbing Repair or Replace (PR), Electrical Repair or Replace (ER) = 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.

Style of home:
Colonial

Home Faces:
South

Client Is Present:
Yes
Radon Test:
No

Radon water test:
No

Water Test:
No
Weather:
Clear

Temperature:
86 F.

Rain in last 3 days:
No
Age of home:
1937

Age of home information source:
Seller

Addition:
Family room, garage
Age of addition:
1990/1991

Age of addition source:
Date of electrical panel, Owner

 
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1.  Roof

The roof was accessed by the inspector as described in the report.The inspector will use his past experience to estimate the age and number of layers of shingles.

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 style:
Gable
Hip
Low sloped
Exposed roof covering:
Architectural Fiberglass
Number of layers:
One
Roof flashings:
Ridge vent
Plumbing vents
Chimney flashing
Roof to wall
Fan hood
Skylight
How Inspected:
Walked
Obstructions:
None
Roof drainage (gutters and downspouts):
Seamless Metal
Downspouts
Partial
Sky Light(s):
One
  
    S NI NP PR RR ER
1.0 Roofing material. •          
1.1 Access •          
1.2 Roof style •          
1.3 Number of layers •          
1.4 Roof flashings. •          
1.5 Roof drainage (Gutters & downspouts) •          
1.6 Skylights •          
    S NI NP PR RR ER
S= Appears serviceable, NI= Not Inspected, NP= Not Present, PR= Plumbing Repair or Replace, RR= Repair or Replace, ER= Electrical Repair or Replace

Comments:

1.0 (1)  All roofing shingles appear to be 5-7 years old and appear to be 30+/- year rated. All shingles appear to be in sound condition.
1.0 Item 1(Picture)
1.0 Item 2(Picture)
1.0 Item 3(Picture)
1.0 (2)  There is a rubber membrane roofing over the left side sunroom addition. This roofing appears to be well installed and appears to be in sound condition. All appears to be 20-30 year rated.
1.0 Item 4(Picture)
1.0 (3)  The seamed metal roofing over the front entry porch roof is a painted steel roofing. This roofing appears to be in sound condition.
1.0 Item 5(Picture)
1.6  The electronically controlled skylight was tested and was found to be operational.
1.6 Item 1(Picture)
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2.  Chimneys

Styles & Materials
Chimney (exterior):
Brick
Number of chimneys:
One
Number of flues:
Three
    S NI NP RR ER
2.0 CHIMNEYS •        
    S NI NP RR ER
S= Appears servicable, NI= Not Inspected, NP= Not Present, RR= Repair or Replace, ER= Electrical Repair or Replace

Comments:

2.0  The chimney has three lined flues and appears to be in sound condition. All flues appear to be clean when viewed from the roof. The two front flues service fireplaces in the living room and in the basement. The rear flue services the two gas fired boilers.
2.0 Item 1(Picture)
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3.  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:
Bevel
Brick
Siding Material:
Wood
Full brick
Trims:
Wood
Exterior Entry Doors:
Wood
Single pane
Non-tempered glass
Number of doors:
Five
Sliding door(s):
One
Appurtenance:
Patio
Driveway:
Asphalt
Window Types:
Wood
Thermal/Insulated
Double-hung
Casement
Window Manufacturer:
CARADCO
MARVIN
Covered porch(s):
Open
Brick Floor
  
    S NI NP PR RR ER
3.0 SIDINGS •          
3.1 TRIMS         •  
3.2 EAVES, SOFFITS AND FASCIAS •          
3.3 WALL FLASHINGS •          
3.4 DOORS (exterior) •          
3.5 WINDOWS (exterior) •          
3.6 COVERED PORCH/ PATIO •          
3.7 WALKWAYS •          
3.8 RAILINGS •          
3.9 EXTERIOR STEPS •          
3.10 PATIO •          
3.11 VEGETATION         •  
3.12 GRADING         •  
3.13 DRAINAGE •          
3.14 DRIVEWAY •          
3.15 OUTLETS (exterior) •          
3.16 COVERED ENTRY •          
    S NI NP PR RR ER
S= Appears serviceable, NI= Not Inspected, NP= Not Present, PR= Plumbing Repair or Replace, RR= Repair or Replace, ER= Electrical Repair or Replace

Comments:

3.1 (1)  There is evidence of carpenter bee activity in the rear garage roof trim and at the left side of the family room addition roof trim. An evaluation for treatment for carpenter bees is advised from a qualified pest control company.
3.1 Item 1(Picture)
3.1 Item 2(Picture)
3.1 (2)  There is some trim and sill damage at the kitchen window below the addition roof. This condition appears to be do to the roof water draining in this location. I recommend an evaluation for repairs from a qualified contractor.
3.1 Item 3(Picture)
3.1 (3)  There are some worn wooden trims on the left side sunroom. These panels and trims will need to be replaced in the future.
3.1 Item 4(Picture)
3.1 Item 5(Picture)
3.3 (1)  There is a small amount of missing mortar or caulking at the front metal roof to wall flashing. I recommend this junction be sealed from a qualified contractor.
3.3 Item 1(Picture)
3.3 (2)  The metal flashing from the brick house wall to the addition roof appears to be well designed and installed.
3.3 Item 2(Picture)
3.4  The front entry door side lite glass is cracked. An evaluation for replacing the cracked leaded glass pane will be needed from a qualified glass company.
3.4 Item 1(Picture)
3.11 (1)  All plantings should be cut back from house walls 18-24 inches to prevent moisture damage and pest issues to the front covered porch posts and wooden trims. Consult a qualified landscaping contractor for the cost of repairs.
3.11 Item 1(Picture)
3.11 (2)  There are termite traps around the base of the house. Request the seller disclose the past termite issues and any current monitoring of the termite traps.
3.11 Item 2(Picture)
3.12  All patio stone to wood trim contact should be corrected at base of house. Moisture and pest damage is possible if condition continues. Consult a qualified landscaping contractor for the cost of repairs.
3.12 Item 1(Picture)
3.16  There is a small opening in the ceiling of the rear covered entry. The purpose of this opening cannot be determined but may be intended for a drain from the condensation catch pan installed below the AC air handler. An evaluation for piping the drain from the pan to this opening will be needed from a qualified HVAC company.
3.16 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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4.  Garage

Styles & Materials
Garage Door Type:
Three automatic
Garage Door Material:
Compressed board
Wood
Auto-opener Manufacturer:
OVERHEAD DOOR
Electrical outlets:
GFCI protected
Three prong grounded
Garage wiring:
All servicable
  
    S NI NP RR ER
4.0 GARAGE STRUCTURE •        
4.1 GARAGE WINDOWS       •  
4.2 GARAGE WALL FLASHINGS       •  
4.3 GARAGE WALLS (INCLUDING FIREWALL SEPARATION)     •    
4.4 GARAGE FLOOR •        
4.5 GARAGE DOOR (S) •        
4.6 GARAGE ENTRY DOOR       •  
4.7 GARAGE DOOR OPERATORS (Report whether or not doors will reverse when met with resistance)       •  
4.8 OCCUPANT DOOR FROM GARAGE TO INSIDE HOME •        
4.9 OUTLETS AND WALL SWITCHES •        
4.10 GARAGE SUB-PANEL •        
4.11 GARAGE FOUNDATION •        
4.12 GARAGE STAIRS       •  
    S NI NP RR ER
S= Appears servicable, NI= Not Inspected, NP= Not Present, RR= Repair or Replace, ER= Electrical Repair or Replace

Comments:

4.0  The garage structure appears to be well constructed and appears to be in sound condition. There is a potentially finished space above the first two garage bays. The framing appears to be sound but the only access to this space is from inside the garage. Consult a qualified contractor for the cost of finishing this space if use is planned.
4.1  The rear second floor window appear to have failed thermal seals. The windows are out of reach and could not be tested. An evaluation for glass replacing will be needed from a qualified glass company.
4.2  There is some roof to wall flashing missing over the garage shed roof to the house wall. This condition can cause leaking and wall damage if not corrected. An evaluation for added flashing is advised from a qualified contractor. 
4.2 Item 1(Picture)
4.2 Item 2(Picture)
4.3  The garage ceiling is not fire code protected as required by modern safety code. The wall material cannot be determined to be fire rated drywall. Due to the age of the garage, this may not have been a requirement when the addition was built. It is recommended to provide this protection if the garage is to be used to store flammable liquids or vehicles.
4.3 Item 1(Picture)
4.4  The garage floor has a drain in the middle that can be a tripping hazard. Floor drains are no longer accepted by building code due to environmental hazards. I recommend removing the drain and filling in hole in the floor. Consult a qualified contractor for the cost of repairs.
4.5  The garage door springs are lacking safety cables. Added safety cables are recommended to the garage door springs to protect the occupant in case of spring failure. Consult a qualified garage door company for the cost of added safety cables.
4.6  The garage entry door has some damage to the door panels. An evaluation for repairs to the door panels will be needed from a qualified contractor.
4.6 Item 1(Picture)
4.7  The far right garage door will not reverse when met with resistance. Adjustments are need for safety. Electronic sensors are not present at base of door. An evaluation for adjustments and added sensors is advised from a qualified garage door company.
4.7 Item 1(Picture)
4.12  The garage stairs are lacking a railing. This condition does not conform to the current safety standards. An evaluation for an added railing is advised from a qualified contractor.
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5.  Kitchen Components and 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
Flooring Material:
Wood
Wall Material:
Plaster
Tile
Ceiling Material:
Plaster
Dishwasher Brand:
MAYTAG
Disposer Brand:
IN SINK ERATOR
Exhaust Fan:
VENTED
PART OF MICROWAVE
Range/Oven:
KITCHEN AID
Number of ovens:
One
Type of oven:
Gas
Gas valve is not visible
Microwave:
GENERAL ELECTRIC
Cabinetry:
Wood
Plywood
Countertop:
Solid surface
Refrigerator:
MAYTAG
    
    S NI NP PR RR ER
5.0 CEILINGS •          
5.1 WALLS •          
5.2 FLOORS •          
5.3 WINDOWS •          
5.4 HEAT •          
5.5 COUNTERTOPS AND A REPRESENTATIVE NUMBER OF CABINETS •          
5.6 PLUMBING DRAINS / VENT SYSTEMS •          
5.7 PLUMBING WATER SUPPLY FAUCETS AND FIXTURES •          
5.8 OUTLETS AND WALL SWITCHES           •
5.9 DISHWASHER •          
5.10 RANGES/OVENS/COOKTOPS •          
5.11 VENT FAN •          
5.12 FOOD WASTE DISPOSER •          
5.13 MICROWAVE COOKING EQUIPMENT •          
5.14 REFRIGERATOR •          
    S NI NP PR RR ER
S= Appears serviceable, NI= Not Inspected, NP= Not Present, PR= Plumbing Repair or Replace, RR= Repair or Replace, ER= Electrical Repair or Replace

Comments:

5.1  There is a laundry chute located in the kitchen wall. Laundry chutes are no longer accepted by the current fire safety standards. I recommend the chute be sealed from a qualified contractor.
5.1 Item 1(Picture)
5.8  The counter outlets in the kitchen are not GFCI protected. There is one outlet that is not properly grounded. Added GFCI protection is advised for safety near water sources. This may not have been a code item when the building was built but is recommended for safety. Secure a cost for added GFCI protection from a qualified electrical contractor. Due to the age of the building, this is a recommendation and is not a requirement to change.
5.8 Item 1(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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6(A) .  Mud room

Styles & Materials
FLOOR COVERINGS:
Tile
WALL MATERIAL:
Sheetrock
INTERIOR DOORS:
Wood
Solid
Raised panel
CEILINGS:
Sheetrock
    
    S NI NP PR RR ER
6.0.A CEILINGS •          
6.1.A FLOORS •          
6.2.A WALLS •          
6.3.A DOORS •          
6.4.A WINDOWS (representative number) •          
6.5.A OUTLETS AND WALL SWITCHES •          
6.6.A HEAT SOURCE •          
    S NI NP PR RR ER
S= Appears serviceable, NI= Not Inspected, NP= Not Present, PR= Plumbing Repair or Replace, RR= Repair or Replace, ER= Electrical Repair or Replace

Comments:

6.1.A  There is a drain installed in the floor of the mud room. This drain is connected to the sewer piping. This condition can allow sewer gas to enter the home if the trap dries out. There appears to be a plug of some sort installed in this drain. An evaluation for the proper capping of this drain is advised from a qualified plumbing contractor.
6.1.A Item 1(Picture)
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6(B) .  Family room

Styles & Materials
FLOOR COVERINGS:
Area rug
Tile
WALL MATERIAL:
Sheetrock
INTERIOR DOORS:
Wood
Plywood
Solid
Pocket
CEILINGS:
Sheetrock
    
    S NI NP PR RR ER
6.0.B CEILINGS •          
6.1.B FLOORS •          
6.2.B WALLS •          
6.3.B DOORS •          
6.4.B WINDOWS (representative number) •          
6.5.B OUTLETS AND WALL SWITCHES •          
6.6.B HEAT SOURCE •          
    S NI NP PR RR ER
S= Appears serviceable, NI= Not Inspected, NP= Not Present, PR= Plumbing Repair or Replace, RR= Repair or Replace, ER= Electrical Repair or Replace

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6(C) .  Dining room

Styles & Materials
FLOOR COVERINGS:
Area rug
Hardwood T&G
WALL MATERIAL:
Plaster
CEILINGS:
Plaster
    S NI NP PR RR ER
6.0.C CEILINGS •          
6.1.C FLOORS •          
6.2.C WALLS •          
6.3.C WINDOWS (representative number)         •  
6.4.C OUTLETS AND WALL SWITCHES •          
6.5.C HEAT SOURCE •          
    S NI NP PR RR ER
S= Appears serviceable, NI= Not Inspected, NP= Not Present, PR= Plumbing Repair or Replace, RR= Repair or Replace, ER= Electrical Repair or Replace

Comments:

6.3.C  Some balance springs are damaged in the dining room windows. This can be a safety concern if not corrected. Some of the glass panes appear to have failed thermal seals in these windows. An evaluation for jam liner and glass replacement will be needed to repair this condition.
6.4.C  Some outlets in the dining room are only two prong outlets. Modern use requires grounded outlets. I recommend repairs as needed.
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6(D) .  Living room

Styles & Materials
FLOOR COVERINGS:
Area rug
Hardwood T&G
WALL MATERIAL:
Plaster
INTERIOR DOORS:
Wood
Solid
Glass panes
CEILINGS:
Plaster
    
    S NI NP PR RR ER
6.0.D CEILINGS •          
6.1.D FLOORS •          
6.2.D WALLS         •  
6.3.D DOORS •          
6.4.D WINDOWS (representative number)         •  
6.5.D OUTLETS AND WALL SWITCHES           •
6.6.D HEAT SOURCE •          
    S NI NP PR RR ER
S= Appears serviceable, NI= Not Inspected, NP= Not Present, PR= Plumbing Repair or Replace, RR= Repair or Replace, ER= Electrical Repair or Replace

Comments:

6.2.D  There is some plaster damage to the rear wall of the living room. This damage appears to be due to past leaking from the window or wall sidings. An evaluation for plaster repairs will be needed from a qualified plaster company.
6.2.D Item 1(Picture)
6.2.D Item 2(Picture)
6.4.D  There are signs of thermal seal failure in the front living room window. The balance springs are damaged in this window and the window will not remain open. This condition will obscure the glass in the window and can be a safety concern. An evaluation form glass repairs will be needed from a qualified glass company.
6.5.D  Most outlets in the living room are only two prong outlets. One three prong outlet is not properly grounded. Modern use requires grounded outlets. I recommend repairs as needed.
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6(E) .  Sunroom

Styles & Materials
FLOOR COVERINGS:
Area rug
Hardwood T&G
WALL MATERIAL:
Plaster
INTERIOR DOORS:
Wood
Solid
Glass panes
French
CEILINGS:
Plaster
    
    S NI NP PR RR ER
6.0.E CEILINGS •          
6.1.E FLOORS •          
6.2.E WALLS •          
6.3.E DOORS •          
6.4.E WINDOWS (representative number)         •  
6.5.E OUTLETS AND WALL SWITCHES •          
6.6.E HEAT SOURCE •          
    S NI NP PR RR ER
S= Appears serviceable, NI= Not Inspected, NP= Not Present, PR= Plumbing Repair or Replace, RR= Repair or Replace, ER= Electrical Repair or Replace

Comments:

6.4.E  Some of the windows in the sunroom are not opening and closing properly. The cause of this condition cannot be determined. An evaluation for repairs will be needed from a qualified glass company.
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6(F) .  Bedrooms

Styles & Materials
FLOOR COVERINGS:
Carpet
Wood
Hardwood T&G
WALL MATERIAL:
Plaster
INTERIOR DOORS:
Wood
Solid
Raised panel
CEILINGS:
Plaster
    
    S NI NP PR RR ER
6.0.F CEILINGS •          
6.1.F FLOORS •          
6.2.F WALLS •          
6.3.F DOORS •          
6.4.F WINDOWS (representative number) •          
6.5.F OUTLETS AND WALL SWITCHES •          
6.6.F HEAT SOURCE •          
    S NI NP PR RR ER
S= Appears serviceable, NI= Not Inspected, NP= Not Present, PR= Plumbing Repair or Replace, RR= Repair or Replace, ER= Electrical Repair or Replace

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6(G) .  Hallway and entry areas

Styles & Materials
FLOOR COVERINGS:
Hardwood T&G
WALL MATERIAL:
Plaster
INTERIOR DOORS:
Wood
Solid
Recessed panel
Conventional
CEILINGS:
Plaster
    
    S NI NP PR RR ER
6.0.G CEILINGS •          
6.1.G FLOORS •          
6.2.G WALLS •          
6.3.G STEPS, STAIRWAYS, BALCONIES, AND RAILINGS •          
6.4.G DOORS •          
6.5.G OUTLETS AND WALL SWITCHES •          
6.6.G HEAT SOURCE •          
    S NI NP PR RR ER
S= Appears serviceable, NI= Not Inspected, NP= Not Present, PR= Plumbing Repair or Replace, RR= Repair or Replace, ER= Electrical Repair or Replace

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6(H) .  Lower level sewing room

Styles & Materials
FLOOR COVERINGS:
Vinyl
WALL MATERIAL:
Palneling
INTERIOR DOORS:
Wood
Solid
Recessed panel
Conventional
CEILINGS:
Ceiling tiles
    
    S NI NP PR RR ER
6.0.H CEILINGS •          
6.1.H FLOORS •          
6.2.H WALLS •          
6.3.H STEPS, STAIRWAYS, BALCONIES, AND RAILINGS •          
6.4.H DOORS •          
6.5.H WINDOWS (representative number)     •      
6.6.H OUTLETS AND WALL SWITCHES           •
6.7.H HEAT SOURCE •          
    S NI NP PR RR ER
S= Appears serviceable, NI= Not Inspected, NP= Not Present, PR= Plumbing Repair or Replace, RR= Repair or Replace, ER= Electrical Repair or Replace

Comments:

6.6.H  Some three prong outlets in this room is not grounded. Modern safety code requires three prong outlets to be grounded or GFCI protected. I recommend repairs by a qualified electrician.
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7.  Laundry

Styles & Materials
Washer plumbing:
Single lever valve
Washer power source:
120V grounded
Dryer power source:
240 V
Dryer venting:
Metal
Location:
Basement
  
    S NI NP PR RR ER
7.0 Washing machine plumbing   •        
7.1 Washing machine electrical outlet           •
7.2 Dryer power source   •        
7.3 Dryer venting   •        
7.4 Laundry sink •          
7.5 Sink Faucet and drain piping •          
7.6 Drip Pan     •      
    S NI NP PR RR ER
S= Appears serviceable, NI= Not Inspected, NP= Not Present, PR= Plumbing Repair or Replace, RR= Repair or Replace, ER= Electrical Repair or Replace

Comments:

7.0  The washing machine was not tested and the plumbing was not run.
7.1  The washing machine outlet was too far from the machine and the power cord for the unit was under stress. An evaluation for relocating the electrical outlet near the washer will be needed from a qualified electrical contractor.
7.1 Item 1(Picture)
7.2  The dryer was not tested. The power source (electric) was not tested.
7.3  The dryer venting from the machine to the exterior of the building could not be evaluated. I recommend the piping be cleaned by a qualified individual if not done in the past 12 months.
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8(A) .  1/2 Bath

Styles & Materials
Floor covering:
Tile
Exhaust Fans:
None
Toilet:
Toilet is loose
Lavatory faucet:
All servicable
Sink/ Countertop:
All Servicable
  
    S NI NP PR RR ER
8.0.A CEILING •          
8.1.A WALLS •          
8.2.A FLOOR •          
8.3.A DOORS (REPRESENTATIVE NUMBER) •          
8.4.A PLUMBING DRAIN, WASTE AND VENT SYSTEMS •          
8.5.A PLUMBING WATER SUPPLY, DISTRIBUTION AND FIXTURES       •    
8.6.A OUTLETS AND SWITCHES •          
8.7.A EXHAUST FAN     •      
8.8.A HEAT SOURCE •          
    S NI NP PR RR ER
S= Appears serviceable, NI= Not Inspected, NP= Not Present, PR= Plumbing Repair or Replace, RR= Repair or Replace, ER= Electrical Repair or Replace

Comments:

8.5.A  The toilet is loose in the first floor 1/2 bathroom. This can cause leaking from the seal if not corrected. An evaluation for repairs is needed from a qualified plumbing contractor or repair person.
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8(B) .  Master Bath

Styles & Materials
Floor covering:
Hardwood T&G
Exhaust Fans:
Fan/Heat/Light
Toilet:
All serviceable
Lavatory faucet:
All servicable
Sink/ Countertop:
All Servicable
Shower faucet:
All servicable
Tub or shower drain:
All serviceable
Shower / Tub walls:
All servicable
  
    S NI NP PR RR ER
8.0.B CEILING •          
8.1.B WALLS •          
8.2.B FLOOR •          
8.3.B DOORS (REPRESENTATIVE NUMBER) •          
8.4.B WINDOWS (REPRESENTATIVE NUMBER) •          
8.5.B CABINETS AND COUNTERTOPS •          
8.6.B PLUMBING DRAIN, WASTE AND VENT SYSTEMS •          
8.7.B PLUMBING WATER SUPPLY, DISTRIBUTION AND FIXTURES •          
8.8.B SHOWER/ TUB WALLS •          
8.9.B OUTLETS AND SWITCHES •          
8.10.B EXHAUST FAN •          
8.11.B HEAT SOURCE •          
    S NI NP PR RR ER
S= Appears serviceable, NI= Not Inspected, NP= Not Present, PR= Plumbing Repair or Replace, RR= Repair or Replace, ER= Electrical Repair or Replace

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8(C) .  Upstairs Bath

Styles & Materials
Floor covering:
Tile
Area rug
Exhaust Fans:
Fan/Heat/Light
Toilet:
All serviceable
Lavatory faucet:
All servicable
Sink/ Countertop:
All Servicable
Tub faucet:
All serviceable
Shower faucet:
All servicable
Tub or shower drain:
All serviceable
Shower / Tub walls:
All servicable
    S NI NP PR RR ER
8.0.C CEILING •          
8.1.C WALLS •          
8.2.C FLOOR •          
8.3.C DOORS (REPRESENTATIVE NUMBER) •          
8.4.C WINDOWS (REPRESENTATIVE NUMBER)         •  
8.5.C PLUMBING DRAIN, WASTE AND VENT SYSTEMS •          
8.6.C PLUMBING WATER SUPPLY, DISTRIBUTION AND FIXTURES •          
8.7.C SHOWER/ TUB WALLS •          
8.8.C OUTLETS AND SWITCHES           •
8.9.C EXHAUST FAN •          
8.10.C HEAT SOURCE •          
    S NI NP PR RR ER
S= Appears serviceable, NI= Not Inspected, NP= Not Present, PR= Plumbing Repair or Replace, RR= Repair or Replace, ER= Electrical Repair or Replace

Comments:

8.4.C  The upstairs bathroom window has damaged balance springs. This will not allow the window to remain open and can be a safety concern. An evaluation for replacing the jam liners will be needed from a qualified window company.
8.8.C  The wall outlet is not GFCI protected near the sink and should be corrected for safety. There is one wall outlet that is not properly grounded in this bathroom. GFCI protection was likely a requirement when the home was renovated. This protection is advised for safety. An evaluation for added GFCI will be needed from a qualified electrical contractor.
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9.  Attic

Styles & Materials
Roof structure:
2x6 rafters
Common boards
Sheathing
Ceiling structure:
2x6 joist
Roof ventilation.:
Ridge vents.
Soffit vents.
Attic fan.
Attic insulation:
Poured
Rock wool.
Fiberglass.
Batts.
Wiring in attic:
All servicable
Method used to observe:
Entered
Attic Stairs:
Functional
    
    S NI NP PR RR ER
9.0 Roof structure •          
9.1 Roof ventilation •          
9.2 Ceiling structure •          
9.3 Attic insulation • •        
9.4 Attic access •          
9.5 Method used to observe •          
9.6 Visible wiring in attic •          
9.7 Attic fan •          
9.8 Plumbing piping •          
    S NI NP PR RR ER
S= Appears serviceable, NI= Not Inspected, NP= Not Present, PR= Plumbing Repair or Replace, RR= Repair or Replace, ER= Electrical Repair or Replace

Comments:

9.0  The roof framing and sheathing appears well constructed and is in sound condition where visible in the main house and addition roofs. Some of the sunroom and garage roof structure has no access or is concealed with insulation and could not be inspected.
9.0 Item 1(Picture)
9.0 Item 2(Picture)
9.0 Item 3(Picture)
9.3  Most insulation could not be viewed in the main attic space due to the flooring installed and the lack of access. The insulation appears to be a loose mineral wool where visible.There was some visible fiberglass insulation in areas. All insulation appears to be the same depth as the ceiling joists. The current energy standard is 9-10 inches for this type of insulation. An evaluation for added insulation is advised from a qualified insulation company where possible.
9.3 Item 1(Picture)
9.3 Item 2(Picture)
9.6  There is an electrical outlet on the floor of the attic space that is lacking an outlet cover and is prone to possible moisture entry from the chimney. I recommend this outlet box be relocated and have a proper cover added from a qualified electrical contractor.
9.6 Item 1(Picture)
9.7  The attic heat fan was operational at the time of the inspection. There was a catch pan and a tarp below the fan. This is an indication of occasional water entry in this location. Request the seller explain the frequency of water entry from the fan unit.
9.7 Item 1(Picture)
9.7 Item 2(Picture)
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10.  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
Basement- Cellar- or Crawlspace Floor Material:
Concrete
Sand
Foundation:
Poured concrete
Masonry block
Not fully visible
Method used to observe Crawlspace:
Crawled
Floor Structure:
2 X 10
Wood joists
Main Girder Beam:
6 by 10
6 by 12
Laminated
Wood beam
Steel I- beams
Wall Structure:
Not visible
Columns:
Concrete filled steel lally columns
Steel lally columns
Floor System Insulation:
Not fully visible
Unfaced
Batts
Fiberglass
Crawlspace only
  
    S NI NP RR
10.0 FOUNDATIONS, BASEMENTS AND CRAWLSPACES (Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.) •      
10.1 WALLS (Structural) •      
10.2 COLUMNS OR PIERS •      
10.3 FLOORS (Structural)   •    
10.4 BASEMENT/ CELLAR/ CRAWLSPACE FLOOR •      
10.5 INSULATION UNDER FLOOR SYSTEM •      
10.6 VAPOR RETARDERS (ON GROUND IN CRAWLSPACE OR BASEMENT) •      
10.7 VENTILATION OF FOUNDATION AREA (crawlspace or basement) •      
10.8 BASEMENT STAIRS •      
    S NI NP RR
S= Appears servicable, NI= Not Inspected, NP= Not Present, RR= Repair or Replace

Comments:

10.3  Most floor framing is not visible due to the finished condition of the basement in areas and the insulated condition of the crawlspace and garage. Most could not be inspected or evaluated.  No structural or pest issues were found in any unfinished or accessible areas.
10.3 Item 1(Picture)
10.3 Item 2(Picture)
10.3 Item 3(Picture)
10.7  The addition crawlspace and the sunroom crawlspace are both vented to allow drying of the spaces. These vents should be kept open in the warm months and closed for the heating season to prevent heating loss. Consult a qualified maintenance person or handyman for closing these vents when needed.
10.7 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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11.  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:
Public
Water Filters:
None
Plumbing Water Supply (into home):
Not visible
Water line diameter:
Not visible
Back flow prevention device:
Not visible
Plumbing Water Distribution (inside home):
Not fully visible
Copper
Washer Drain Size:
2" Diameter
Plumbing Waste Line:
Cast iron
and
PVC
Water Heater Power Source:
Indirect fired off boiler
Water Heater Capacity:
45 Gallon
Water temperature:
130 F
130 F. is recommended maximum
Water Heater Manufacturer:
SUPERSTOR
Water Heater age:
Estimated
6 yrs
Clothes Dryer Vent Material:
Flexible aluminum
Hose faucets:
Prone to freezing
Missing anti- siphon device
    S NI NP PR
11.0 PLUMBING WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES       •
11.1 HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS •      
11.2 PLUMBING DRAIN, WASTE AND VENT SYSTEMS •      
11.3 MAIN WATER SHUT-OFF DEVICE (Describe location) •      
11.4 MAIN FUEL SHUT OFF (Describe Location) •      
11.5 FUEL STORAGE AND DISTRIBUTION SYSTEMS (Interior fuel storage, piping, venting, supports, leaks) •      
11.6 SUMP PUMP   •    
11.7 HOSE FAUCETS •      
    S NI NP PR
S= Appears servicable, NI= Not Inspected, NP= Not Present, PR= Plumbing Repair or Replace

Comments:

11.0 (1)  There is a leaking water fitting above the water meter at the front of the basement wall. This condition can worsen over time if not corrected. An evaluation for repairs will be needed from a qualified plumbing contractor.
11.0 Item 1(Picture)
11.0 (2)  The piping to the mop sink in the garage will need to be drained and winterized prior to freezing weather.
11.0 Item 2(Picture)
11.0 Item 3(Picture)
11.0 (3)  The plumbing for the hot tub was not part of the inspection. An evaluation for the operation and service of the hot tub will be needed from a qualified pool or spa company.
11.0 Item 4(Picture)
11.1 (1)  The water heater is an indirect type off the boiler. The control for the water temperature is at the base of the tank. The recommended temperature is 125' F. The current temperature is 130' F. Adjusting the temperature is recommended for safety from a qualified individual.
11.1 Item 1(Picture)
11.1 (2)  The T&P (Test and Pressure) valve on water heater is missing an overflow pipe. This valve needs a 3/4 threaded pipe to extend within 6 inches of floor for safety. (PVC is not approved for hot water use). I recommend repair by a qualified plumbing contractor.
11.1 Item 2(Picture)
11.2  A sewer clean out is provided at the front basement floor to clean the main sewer line to the street if needed. The piping could not be viewed or evaluated from the house to the city sewer connection. For a more comprehensive evaluation of the piping to the city sewer connection, consult a sewer service company and request a video inspection of the piping.
11.2 Item 1(Picture)
11.3  The main water shut off is at the front of the basement wall. The valve was not tested.
11.3 Item 1(Picture)
11.4  The main fuel shut off is at gas meter outside at the front of the house.
11.4 Item 1(Picture)
11.6  There are three sump pumps in the home. Two are located in the crawlspaces and one is located at the rear of the basement below the floor. The pumps were not tested. I recommend the discharge piping be route away from the base of the house to prevent re-entry of the discharge water.
11.6 Item 1(Picture)
11.6 Item 2(Picture)
11.6 Item 3(Picture)
11.6 Item 4(Picture)
11.6 Item 5(Picture)
11.6 Item 6(Picture)
11.7  The hose faucets are not frost protected and are prone to freezing. Replacing with frost proof faucets is advised. Winterizing the faucets will be needed prior to freezing weather. There are gate valves inside the building that control the water to the exterior faucets. Both water faucets were tested and were functioning at the time of the inspection.
11.7 Item 1(Picture)
11.7 Item 2(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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12.  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
Panel location:
Basement
Garage
Electrical Service Conductors:
Overhead service
Panel Capacity:
200 AMP
Panel Type:
Circuit breakers
Electric Panel Manufacturer:
ITE
Number of electrical panels:
Two
Sub-panel:
All servicable
Number of breakers or fuses:
17
27
Number of breaker spaces:
20
30
Branch wire 15 and 20 AMP:
Copper
Wiring Methods:
Non metallic plastic coated cable
Non metallic cloth covered cable
Metal sheathed
Dryer Power Source:
220 Electric
Number of sub-panels:
One
Generator:
Natural gas
Not inspected
  
    S NI NP ER
12.0 SERVICE CONDUCTORS AND METER BASE •      
12.1 SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELS •      
12.2 SUB-PANEL •      
12.3 BRANCH CIRCUIT CONDUCTORS, OVERCURRENT DEVICES AND COMPATIBILITY OF THEIR AMPERAGE AND VOLTAGE •      
12.4 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) •      
12.5 POLARITY AND GROUNDING OF RECEPTACLES WITHIN 6 FEET OF INTERIOR PLUMBING FIXTURES, AND ALL RECEPTACLES IN GARAGE, CARPORT, EXTERIOR WALLS OF INSPECTED STRUCTURE •      
12.6 OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS) •      
12.7 LOCATION OF MAIN AND DISTRIBUTION PANELS •      
12.8 SMOKE DETECTORS   •    
12.9 DOORBELL •      
12.10 JUNCTION BOXES •      
12.11 SECURITY SYSTEM   •    
12.12 INTERCOM SYSTEM     •  
12.13 GENERATOR   •    
    S NI NP ER
S= Appears servicable, NI= Not Inspected, NP= Not Present, ER= Electrical Repair or Replace

Comments:

12.0  The electrical meter base and entry conduit appears to be well installed and is in sound condition.
12.0 Item 1(Picture)
12.1  All wiring in the main electrical panel is well sized, labeled, and installed.
12.1 Item 1(Picture)
12.2  All wiring appears to be well sized, labeled, and installed in the electrical sub-panel in the garage.
12.2 Item 1(Picture)
12.11  The security system is not part of this inspection. Request the seller provide the information on the system and the service provider.
12.11 Item 1(Picture)
12.13  There is wiring for a generator panel connected to the main house wiring. All appears to be professionally installed and all wiring circuits are labeled. The generator appears to have an automatic switch to energize the home in case of power failure. I recommend the generator be serviced regularly from a qualified generator service company.
12.13 Item 1(Picture)
12.13 Item 2(Picture)
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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13(A) .  Steam boiler

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:
Steam boiler
Heating Equipment Energy Source:
Gas
Number of Heat Systems (excluding wood):
Two
Heat System Brand:
UTICA BOILER
Heating System Age:
Estimated
6 years
Vent material:
Galvanized steel
Air Handler:
Ruud
Cooling Equipment Type:
Air conditioner unit
Cooling Equipment Energy Source:
Electricity
Number of AC Only Units (excluding heat pumps):
One
Central Air Manufacturer:
RUUD
Ductwork:
Insulated
Not fully visible
Filter Type:
Disposable
Filter Size:
Unknown
Types of Fireplaces:
Designed for
Solid Fuel
Conventional
Wood stove insert
Operable Fireplaces:
One
Number of Woodstoves:
One
  
    S NI NP RR
13.0.A HEATING EQUIPMENT / AIR HANDLER •      
13.1.A NORMAL OPERATING CONTROLS •      
13.2.A PRESENCE OF INSTALLED HEAT SOURCE IN EACH ROOM •      
13.3.A AUTOMATIC SAFETY CONTROLS •      
13.4.A COOLING EQUIPMENT / AIR HANDLER •      
13.5.A PRESENCE OF INSTALLED COOLING SOURCE IN EACH ROOM •      
13.6.A DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors) •      
13.7.A CHIMNEYS, FLUES AND VENTS (for fireplaces, gas water heaters or heat systems) •      
13.8.A SOLID FUEL HEATING DEVICES (Fireplaces, Woodstove) • •    
    S NI NP RR
S= Appears servicable, NI= Not Inspected, NP= Not Present, RR= Repair or Replace

Comments:

13.0.A  The steam boiler appears to be in sound condition and appears to be dated 2005. An automatic water feed is installed on the boiler. This device should be inspected annually for proper operation. A gas boiler requires limited service. I recommend an annual safety exam for this boiler. Request the seller disclose the most recent service of this boiler.
13.0.A Item 1(Picture)
13.0.A Item 2(Picture)
13.4.A  The AC unit for the main part of the house is dated 2004 and appears to be properly installed. The AC unit appears to be in proper working order. A cleaning of the evaporator coil, drain pan, and drain piping is needed annually. Request the seller provide the most recent records for service. I recommend servicing the unit if not done in the past 12 months.
13.4.A Item 1(Picture)
13.4.A Item 2(Picture)
13.4.A Item 3(Picture)
13.6.A  The air filter for the main house AC air handler is located in the attic space. The filter is currently clean. An evaluation for replacing this air filter will be needed annually.
13.6.A Item 1(Picture)
13.8.A (1)  The basement fireplace flue was tested and was found to be operational. The firebox appears to be in sound condition. This fireplace appears to be functional.
13.8.A Item 1(Picture)
13.8.A (2)  There is a wood stove insert installed in the living room fireplace. This insert was not a part of the home inspection. An evaluation for the proper installation of this stove unit, condition of the flue pipe, and the proper clearance to combustibles is advised from a qualified stove company or sweep.
13.8.A Item 2(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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13(B) .  Hot water boiler

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:
Circulating boiler
Heating Equipment Energy Source:
Gas
Number of Heat Systems (excluding wood):
Two
Heat System Brand:
UTICA BOILER
Heating System Age:
Estimated
6 years
Vent material:
Galvanized steel
Air Handler:
Heat Controller
Cooling Equipment Type:
Air conditioner unit
Cooling Equipment Energy Source:
Electricity
Number of AC Only Units (excluding heat pumps):
Two
Central Air Manufacturer:
HEAT CONTROLLER
Ductwork:
Insulated
Filter Type:
Disposable
Filter Size:
Unknown
  
    S NI NP RR
13.0.B HEATING EQUIPMENT / AIR HANDLER •      
13.1.B NORMAL OPERATING CONTROLS •      
13.2.B PRESENCE OF INSTALLED HEAT SOURCE IN EACH ROOM •      
13.3.B AUTOMATIC SAFETY CONTROLS       •
13.4.B COOLING EQUIPMENT / AIR HANDLER •      
13.5.B PRESENCE OF INSTALLED COOLING SOURCE IN EACH ROOM •      
13.6.B DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors) •      
13.7.B CHIMNEYS, FLUES AND VENTS (for fireplaces, gas water heaters or heat systems) •      
    S NI NP RR
S= Appears servicable, NI= Not Inspected, NP= Not Present, RR= Repair or Replace

Comments:

13.0.B  The gas fired boiler appears to be dated 2005 and appears in proper working order. This boiler services heating zones in the sunroom, mud room and 1/2 bath, and radiant heat zone for the addition family room. There is also a hot water zone for the indirect fired water heater and for a heat exchanger for the hot tub. There is no regular service for a gas boiler but an annual safety examination is recommended for all gas boilers. Request the seller provide the most recent service records.
13.0.B Item 1(Picture)
13.3.B (1)  The TPR valve is missing a proper over flow pipe. This is considered a safety concern if not corrected. An evaluation for the proper sized over flow pipe is advised from a qualified contractor. Consult a qualified plumbing or heating contractor for the cost of repairs.
13.3.B Item 1(Picture)
13.3.B (2)  There is no back flow prevention device installed on the water piping to the boiler. This condition can cause contamination to the potable water in the home if not corrected. This is considered a safety concern. An evaluation for an added back flow prevention device is advised from a qualified plumbing or heating contractor.
13.3.B Item 2(Picture)
13.4.B  The condenser unit appears to be dated 1995 for the addition air handler. The AC unit and air handler was tested and was functional at the time of the inspection. An annual cleaning of the evaporator pan, drain piping, and drain line will be needed from a qualified HVAC contractor. An annual cleaning of the compressor fins is also advised. Request the seller disclose the schedule for cleaning of the AC systems.
13.4.B Item 1(Picture)
13.4.B Item 2(Picture)
13.6.B (1)  The air filter for the addition rooms is located in the ceiling of the rear entry mud room. The filter appears to be in proper order. An annual replacement of this filter is advised fro proper operation of the AC system.
13.6.B Item 1(Picture)
13.6.B (2)  The manifold for the heat piping for the radiant floor heat is located below the floor in the crawlspace. All appears to be well installed.
13.6.B Item 2(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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14.  Wet Bar

Styles & Materials
Sink:
All Serviceable
Faucet:
All Serviceable
Drain:
Drain piping is corroded
Countertop:
Solid surface
    
    S NI NP PR RR ER
14.0 Sink •          
14.1 Faucet and Drain       •    
14.2 Cabinets •          
14.3 Countertops •          
14.4 Floor •          
    S NI NP PR RR ER
S= Appears serviceable, NI= Not Inspected, NP= Not Present, PR= Plumbing Repair or Replace, RR= Repair or Replace, ER= Electrical Repair or Replace

Comments:

14.1  The drain piping for the wet bar sink in the kitchen pantry room is corroded and is prone to leaking in the near future. I recommend an evaluated for replacing this drain piping from a qualified plumbing contractor.
14.1 Item 1(Picture)
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General Summary


HomeView, Inc.

27 Newfields Rd.
Exeter, NH 03833
603-770-0444

Customer
Jane Smith

Address
100 High St.
Exeter NH 03833

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 appear to warrant 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, efficiency, or safety 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.

3.  Exterior
3.1   TRIMS  
  Repair or Replace  
(1) There is evidence of carpenter bee activity in the rear garage roof trim and at the left side of the family room addition roof trim. An evaluation for treatment for carpenter bees is advised from a qualified pest control company.
3.1 Item 1(Picture)
3.1 Item 2(Picture)
 
3.3   WALL FLASHINGS  
  Appears serviceable  
(1) There is a small amount of missing mortar or caulking at the front metal roof to wall flashing. I recommend this junction be sealed from a qualified contractor.
3.3 Item 1(Picture)
 
3.11   VEGETATION  
  Repair or Replace  
(1) All plantings should be cut back from house walls 18-24 inches to prevent moisture damage and pest issues to the front covered porch posts and wooden trims. Consult a qualified landscaping contractor for the cost of repairs.
3.11 Item 1(Picture)
 
(2) There are termite traps around the base of the house. Request the seller disclose the past termite issues and any current monitoring of the termite traps.
3.11 Item 2(Picture)
 
3.12   GRADING  
  Repair or Replace  
All patio stone to wood trim contact should be corrected at base of house. Moisture and pest damage is possible if condition continues. Consult a qualified landscaping contractor for the cost of repairs.
3.12 Item 1(Picture)
 

4.  Garage
4.1   GARAGE WINDOWS  
  Repair or Replace  
The rear second floor window appear to have failed thermal seals. The windows are out of reach and could not be tested. An evaluation for glass replacing will be needed from a qualified glass company.
4.2   GARAGE WALL FLASHINGS  
  Repair or Replace  
There is some roof to wall flashing missing over the garage shed roof to the house wall. This condition can cause leaking and wall damage if not corrected. An evaluation for added flashing is advised from a qualified contractor. 
4.2 Item 1(Picture)
4.2 Item 2(Picture)
 
4.3   GARAGE WALLS (INCLUDING FIREWALL SEPARATION)  
  Not Present  
The garage ceiling is not fire code protected as required by modern safety code. The wall material cannot be determined to be fire rated drywall. Due to the age of the garage, this may not have been a requirement when the addition was built. It is recommended to provide this protection if the garage is to be used to store flammable liquids or vehicles.
4.3 Item 1(Picture)
 
4.4   GARAGE FLOOR  
  Appears servicable  
The garage floor has a drain in the middle that can be a tripping hazard. Floor drains are no longer accepted by building code due to environmental hazards. I recommend removing the drain and filling in hole in the floor. Consult a qualified contractor for the cost of repairs.
4.5   GARAGE DOOR (S)  
  Appears servicable  
The garage door springs are lacking safety cables. Added safety cables are recommended to the garage door springs to protect the occupant in case of spring failure. Consult a qualified garage door company for the cost of added safety cables.
4.6   GARAGE ENTRY DOOR  
  Repair or Replace  
The garage entry door has some damage to the door panels. An evaluation for repairs to the door panels will be needed from a qualified contractor.
4.6 Item 1(Picture)
 
4.7   GARAGE DOOR OPERATORS (Report whether or not doors will reverse when met with resistance)  
  Repair or Replace  
The far right garage door will not reverse when met with resistance. Adjustments are need for safety. Electronic sensors are not present at base of door. An evaluation for adjustments and added sensors is advised from a qualified garage door company.
4.7 Item 1(Picture)
 
4.12   GARAGE STAIRS  
  Repair or Replace  
The garage stairs are lacking a railing. This condition does not conform to the current safety standards. An evaluation for an added railing is advised from a qualified contractor.

5.  Kitchen Components and Appliances
5.1   WALLS  
  Appears serviceable  
There is a laundry chute located in the kitchen wall. Laundry chutes are no longer accepted by the current fire safety standards. I recommend the chute be sealed from a qualified contractor.
5.1 Item 1(Picture)
 

6(C).  Dining room
6.3.C   WINDOWS (representative number)  
  Repair or Replace  
Some balance springs are damaged in the dining room windows. This can be a safety concern if not corrected. Some of the glass panes appear to have failed thermal seals in these windows. An evaluation for jam liner and glass replacement will be needed to repair this condition.

6(D).  Living room
6.2.D   WALLS  
  Repair or Replace  
There is some plaster damage to the rear wall of the living room. This damage appears to be due to past leaking from the window or wall sidings. An evaluation for plaster repairs will be needed from a qualified plaster company.
6.2.D Item 1(Picture)
6.2.D Item 2(Picture)
 
6.4.D   WINDOWS (representative number)  
  Repair or Replace  
There are signs of thermal seal failure in the front living room window. The balance springs are damaged in this window and the window will not remain open. This condition will obscure the glass in the window and can be a safety concern. An evaluation form glass repairs will be needed from a qualified glass company.

6(E).  Sunroom
6.4.E   WINDOWS (representative number)  
  Repair or Replace  
Some of the windows in the sunroom are not opening and closing properly. The cause of this condition cannot be determined. An evaluation for repairs will be needed from a qualified glass company.

8(C).  Upstairs Bath
8.4.C   WINDOWS (REPRESENTATIVE NUMBER)  
  Repair or Replace  
The upstairs bathroom window has damaged balance springs. This will not allow the window to remain open and can be a safety concern. An evaluation for replacing the jam liners will be needed from a qualified window company.

10.  Structural Components
10.7   VENTILATION OF FOUNDATION AREA (crawlspace or basement)  
  Appears servicable  
The addition crawlspace and the sunroom crawlspace are both vented to allow drying of the spaces. These vents should be kept open in the warm months and closed for the heating season to prevent heating loss. Consult a qualified maintenance person or handyman for closing these vents when needed.
10.7 Item 1(Picture)
 

13(A).  Steam boiler
13.0.A   HEATING EQUIPMENT / AIR HANDLER  
  Appears servicable  
The steam boiler appears to be in sound condition and appears to be dated 2005. An automatic water feed is installed on the boiler. This device should be inspected annually for proper operation. A gas boiler requires limited service. I recommend an annual safety exam for this boiler. Request the seller disclose the most recent service of this boiler.
13.0.A Item 1(Picture)
13.0.A Item 2(Picture)
 
13.4.A   COOLING EQUIPMENT / AIR HANDLER  
  Appears servicable  
The AC unit for the main part of the house is dated 2004 and appears to be properly installed. The AC unit appears to be in proper working order. A cleaning of the evaporator coil, drain pan, and drain piping is needed annually. Request the seller provide the most recent records for service. I recommend servicing the unit if not done in the past 12 months.
13.4.A Item 1(Picture)
13.4.A Item 2(Picture)
13.4.A Item 3(Picture)
 
13.8.A   SOLID FUEL HEATING DEVICES (Fireplaces, Woodstove)  
  Appears servicable, Not Inspected  
(2) There is a wood stove insert installed in the living room fireplace. This insert was not a part of the home inspection. An evaluation for the proper installation of this stove unit, condition of the flue pipe, and the proper clearance to combustibles is advised from a qualified stove company or sweep.
13.8.A Item 2(Picture)
 

13(B).  Hot water boiler
13.0.B   HEATING EQUIPMENT / AIR HANDLER  
  Appears servicable  
The gas fired boiler appears to be dated 2005 and appears in proper working order. This boiler services heating zones in the sunroom, mud room and 1/2 bath, and radiant heat zone for the addition family room. There is also a hot water zone for the indirect fired water heater and for a heat exchanger for the hot tub. There is no regular service for a gas boiler but an annual safety examination is recommended for all gas boilers. Request the seller provide the most recent service records.
13.0.B Item 1(Picture)
 
13.4.B   COOLING EQUIPMENT / AIR HANDLER  
  Appears servicable  
The condenser unit appears to be dated 1995 for the addition air handler. The AC unit and air handler was tested and was functional at the time of the inspection. An annual cleaning of the evaporator pan, drain piping, and drain line will be needed from a qualified HVAC contractor. An annual cleaning of the compressor fins is also advised. Request the seller disclose the schedule for cleaning of the AC systems.
13.4.B Item 1(Picture)
13.4.B Item 2(Picture)
 

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.


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Plumbing Summary


HomeView, Inc.

27 Newfields Rd.
Exeter, NH 03833
603-770-0444

Customer
Jane Smith

Address
100 High St.
Exeter NH 03833

The following items or discoveries indicate that these plumbing systems or components do not function as intended or adversely affects the habitability of the dwelling; or appear to warrant 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, efficiency, or safety 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.

6(A).  Mud room
6.1.A   FLOORS  
  Appears serviceable  
There is a drain installed in the floor of the mud room. This drain is connected to the sewer piping. This condition can allow sewer gas to enter the home if the trap dries out. There appears to be a plug of some sort installed in this drain. An evaluation for the proper capping of this drain is advised from a qualified plumbing contractor.
6.1.A Item 1(Picture)
 

8(A).  1/2 Bath
8.5.A   PLUMBING WATER SUPPLY, DISTRIBUTION AND FIXTURES  
  Plumbing Repair or Replace  
The toilet is loose in the first floor 1/2 bathroom. This can cause leaking from the seal if not corrected. An evaluation for repairs is needed from a qualified plumbing contractor or repair person.

11.  Plumbing System
11.0   PLUMBING WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES  
  Plumbing Repair or Replace  
(1) There is a leaking water fitting above the water meter at the front of the basement wall. This condition can worsen over time if not corrected. An evaluation for repairs will be needed from a qualified plumbing contractor.
11.0 Item 1(Picture)
 
(2) The piping to the mop sink in the garage will need to be drained and winterized prior to freezing weather.
11.0 Item 2(Picture)
11.0 Item 3(Picture)
 
11.1   HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS  
  Appears servicable  
(2) The T&P (Test and Pressure) valve on water heater is missing an overflow pipe. This valve needs a 3/4 threaded pipe to extend within 6 inches of floor for safety. (PVC is not approved for hot water use). I recommend repair by a qualified plumbing contractor.
11.1 Item 2(Picture)
 
11.7   HOSE FAUCETS  
  Appears servicable  
The hose faucets are not frost protected and are prone to freezing. Replacing with frost proof faucets is advised. Winterizing the faucets will be needed prior to freezing weather. There are gate valves inside the building that control the water to the exterior faucets. Both water faucets were tested and were functioning at the time of the inspection.
11.7 Item 1(Picture)
11.7 Item 2(Picture)
 

13(B).  Hot water boiler
13.3.B   AUTOMATIC SAFETY CONTROLS  
  Repair or Replace  
(1) The TPR valve is missing a proper over flow pipe. This is considered a safety concern if not corrected. An evaluation for the proper sized over flow pipe is advised from a qualified contractor. Consult a qualified plumbing or heating contractor for the cost of repairs.
13.3.B Item 1(Picture)
 
(2) There is no back flow prevention device installed on the water piping to the boiler. This condition can cause contamination to the potable water in the home if not corrected. This is considered a safety concern. An evaluation for an added back flow prevention device is advised from a qualified plumbing or heating contractor.
13.3.B Item 2(Picture)
 

14.  Wet Bar
14.1   Faucet and Drain  
  Plumbing Repair or Replace  
The drain piping for the wet bar sink in the kitchen pantry room is corroded and is prone to leaking in the near future. I recommend an evaluated for replacing this drain piping from a qualified plumbing contractor.
14.1 Item 1(Picture)
 


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Electrical Summary


HomeView, Inc.

27 Newfields Rd.
Exeter, NH 03833
603-770-0444

Customer
Jane Smith

Address
100 High St.
Exeter NH 03833

The following items or discoveries indicate that these electrical systems or components do not function as intended or adversely affects the habitability of the dwelling; or appear to warrant 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, efficiency, or safety 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.

5.  Kitchen Components and Appliances
5.8   OUTLETS AND WALL SWITCHES  
  Electrical Repair or Replace  
The counter outlets in the kitchen are not GFCI protected. There is one outlet that is not properly grounded. Added GFCI protection is advised for safety near water sources. This may not have been a code item when the building was built but is recommended for safety. Secure a cost for added GFCI protection from a qualified electrical contractor. Due to the age of the building, this is a recommendation and is not a requirement to change.
5.8 Item 1(Picture)
 

6(D).  Living room
6.5.D   OUTLETS AND WALL SWITCHES  
  Electrical Repair or Replace  
Most outlets in the living room are only two prong outlets. One three prong outlet is not properly grounded. Modern use requires grounded outlets. I recommend repairs as needed.

6(H).  Lower level sewing room
6.6.H   OUTLETS AND WALL SWITCHES  
  Electrical Repair or Replace  
Some three prong outlets in this room is not grounded. Modern safety code requires three prong outlets to be grounded or GFCI protected. I recommend repairs by a qualified electrician.

7.  Laundry
7.1   Washing machine electrical outlet  
  Electrical Repair or Replace  
The washing machine outlet was too far from the machine and the power cord for the unit was under stress. An evaluation for relocating the electrical outlet near the washer will be needed from a qualified electrical contractor.
7.1 Item 1(Picture)
 

8(C).  Upstairs Bath
8.8.C   OUTLETS AND SWITCHES  
  Electrical Repair or Replace  
The wall outlet is not GFCI protected near the sink and should be corrected for safety. There is one wall outlet that is not properly grounded in this bathroom. GFCI protection was likely a requirement when the home was renovated. This protection is advised for safety. An evaluation for added GFCI will be needed from a qualified electrical contractor.

12.  Electrical System
12.13   GENERATOR  
  Not Inspected  
There is wiring for a generator panel connected to the main house wiring. All appears to be professionally installed and all wiring circuits are labeled. The generator appears to have an automatic switch to energize the home in case of power failure. I recommend the generator be serviced regularly from a qualified generator service company.
12.13 Item 1(Picture)
12.13 Item 2(Picture)
 


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INVOICE

HomeView, Inc.
27 Newfields Rd.
Exeter, NH 03833
603-770-0444
Inspected By: Tim Rooney		 Inspection Date: 7/10/2012
Report ID: Sample report

Customer Info: Inspection Property:
Jane Smith


Customer's Real Estate Professional:

 100 High St.
Exeter NH 03833

Inspection Fee:

ServicePriceAmountSub-Total
Single Family Home - up to 2500 sq. ft. 375.00 1 375.00
Additional 1000 Square Feet over 2500 75.00 1 75.00
Additional Heating System 40.00 1 40.00
Tax $0.00
Total Price $490.00

Payment Method:Check
Payment Status:Paid At Time Of Inspection
Note:Check # 4154

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Inspection Agreement

This inspection was performed in accordance with and under the terms of a Pre-Inspection Agreement. The agreement was signed and agreed upon before the preparation of this report and a signed copy of the agreement is available upon request. An unsigned copy of the agreement may be attached to this report for your information or it may also be available on the home inspection company web site.

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