HOMESPEC 
HOME INSPECTIONS
Nassau
516-942-0009 & Suffolk 631-243-6642
NYS. License Home Inspector
John Graham #16000005054
ASHI. Certified #206772
NAHI. Certified #10-9079
NYS. Termite #C1810801
HOMESPEC
HOME INSPECTIONS
Nassau 516-942-0009 & Suffolk 631-243-6642
NYS. License Home Inspector
John Graham #16000005054
ASHI. Certified #206772
NAHI. Certified #10-9079
NYS. Termite #C1810801
Engineering Reports
<>
Full Certified Member 2003 /2004
SAMPLE NARRATIVE TYPE PARAGRAPHS:
Defects in this house can be found reported under the following headings:
FRAMING, ROOF COVERINGS, EXTERIOR FINISHES, FIREPLACES, PLUMBING FIXTURES,
HEATING EQUIPMENT, ELECTRIC SERVICE, ELECTRIC DISTRIBUTION AND FRIABLE ASBESTOS.
The
items listed below may include minor repairs, maintenance suggestions,
recommended improvements to increase the comfort, efficiency or longevity of the
house and other points of interest to a prospective home buyer, in addition to
the condition of the major components and systems of the house.
The intent, beyond noting any observed major defects, is to be generally
informative concerning the physical and mechanical aspects of the subject
property. If any deficiency
uncovered in this report is a concern for you, we recommend that the issue be
further investigated and evaluated prior to closing.
Any deficiencies observed involving personal safety may be indicated as
minor in terms of cost to repair, but could nonetheless result in serious
injury.
No appraisal of the market value of the subject property is included in
this report. A finding of defects
or deficiencies concerning the subject property or the existence of suggested
improvements to the property within the body of this report does not necessarily
reflect any change in the market value of the property. Estimates of repair
costs included in this report, if any, are "rough" only.
Appropriate contractors are recommended if more precise estimates of cost
are needed.
This report is the property of the client and may not be used by any
other party without the consent of the client.
Inspection
Summary
Structural/Finishes
FOUNDATION
- The visible foundation appeared to be in adequate condition with no evidence
of significant settling or lateral movement noted.
GENERAL COMMENTS - Any small width cracks in masonry foundation walls
which may be referenced in the inspection checklist that do not show evidence of
offset or other significant movement are believed to be primarily shrinkage
related due to the curing process or thermal expansion and contraction.
These are considered normal and are unlikely to result in cause for
concern. Monitoring of any cracks
is suggested.
Portions of the foundation walls may be covered on the interior,
preventing a full inspection of the enclosed areas.
Foundation observations are
recorded on the field checklist as follows: Basement interior view, page 9;
Crawlspace interior views, pages10 & 16; Attached Garage, page 12; Detached
Garage, page 16; Exterior views, pages 13 through 14.
WATER
ENTRY - The basement was dry at the time of inspection.
No evidence of significant water infiltration has been noted.
OBSERVATIONS AND RECOMMENDATIONS
·
To
help reduce or prevent any future water entry, we recommend improving the grade
to ensure that the ground slopes fully away from the rear and right side of the
house.
·
One
or more of the gutter downspouts discharge into an underground drainage system.
The effectiveness of this system is not known.
The installation of aluminum screens at the gutters will help reduce the
amount of debris entering the system. Monitoring
for any backup during heavy rains is recommended.
If this system does not
adequately handle the roof run off, extensions can be added to the downspouts to
discharge water well away from the foundation.
GENERAL COMMENTS - Regular maintenance of the roof gutters and a proper
grade around the house will help guard against future water entry.
As with all basements, water entry can occur during adverse conditions
and dehumidification may be beneficial.
Exterior conditions may change suddenly, drains may become clogged and
water may enter from locations that have previously been dry.
The adequacy of any floor drains is not determined.
Water entry observations are recorded in the field checklist as follows:
Basement, page 9; Gutters and Grading pages 13 through 16.
FRAMING
- Visible wall, floor, ceiling, and roof framing appeared to be in adequate
functional condition, except as follows.
OBSERVATIONS AND RECOMMENDATIONS
·
The
family room roof rafters do not have rafter ties installed.
Rafter ties are intended to help hold the base of the rafters together to
prevent the roof from spreading. This
lack of ties probably contributes to the visible bowing of the roof.
Correction is advised.
·
No
anchor bolts, or other forms of attachment , were found to hold the sill plates
to the foundation. While no signs
of movement were found, you may wish to further investigate or install hold
downs.
·
No
access was found for the family room crawlspaces, preventing a full inspection.
It is important to keep crawlspaces dry to prevent decay.
The leaking shower and the poor grading around the family room could be
water sources. In addition, the
framing at the rear of the addition extends below the level of the concrete
walk, which creates a decay conducive condition.
We suggest creating access to periodically assess conditions.
GENERAL COMMENTS - Most framing is covered by finish materials,
preventing a direct inspection. The
condition of the covered framing must be inferred from an inspection of the
finishes, and is therefore necessarily limited.
Evidence of hidden framing deficiencies is unlikely to be apparent early
in the life of any house.
Minor sagging of floors, or cracking of ceiling or wall finishes, may be
noted in the inspection checklist. Unless
otherwise noted, these are believed to be within the range typically found in a
house of this age and style, and are believed to be the result of initial
movement as wood members dry and loads are applied, or are the result of normal
deflection of joists over span. Such
movement may be slowly ongoing, but is unlikely to result in a deficiency
requiring structural correction. Indications
of movement should always be monitored for any evidence of significant further
movement.
Framing observations are recorded in the field checklist as follows:
Attic, page 7; Basement, page 9; Crawlspace, pages 10 & 16; Attached Garage,
page 12; Detached Garage, page 16.
ROOF
COVERINGS - The present primary roof covering generally appeared to be in
adequate condition, except as follows.
OBSERVATIONS AND RECOMMENDATIONS
·
Roof
valleys are worn, ripped or otherwise deteriorated.
Valleys typically do not last as long as the rest of the roof and can be
relined, if desired.
·
An
active leak was found at the fireplace chimney.
Improving the flashings is advised.
·
While
this is an older roof covering, with some curling noted, no indications of
significant wear, such as advanced grit loss or cracking, were found on the roof
shingles. Therefore about five
years of additional life is expected, with repairs.
GENERAL COMMENTS - Any life expectancies for roofing materials given in
the checklist or report are rough estimates only.
Actual useful life of these components may vary.
Life expectancies are based on the assumption that normal routine
maintenance will be performed. This
maintenance includes removing debris, and minor repairs.
Typically all portions of a roof will not wear out at the same time.
In our area, south and west facing slopes, along with valleys, often need
replacement before the rest of the roof. Roof
cement (tar) flashings typically will not last for the life of the roof and
should be periodically inspected and resealed.
Many homes in our climate experience roof ice dams and resultant water
entry during periods of extreme winter weather conditions.
While we look for ceiling damage and staining, we may be unable to
determine the likelihood of future excessive ice dams in any individual home
that we inspect. If unacceptable
ice dams are experienced, reducing heat loss into the attic, and increasing
ventilation along the underside of the roof sheathing are common remedial
strategies. Also, specialized ice
and water barrier membranes are available which can be applied under shingles
when reroofing.
Any overhanging trees noted in the checklist may reduce the life of the
roof covering through abrasion or depositing of debris and may encourage moss or
lichen growth.
Roof covering observations are recorded in the field checklist as
follows: House & Garage, page 15; Detached Garage, page 16.
INSULATION
- The visible insulation appeared to be less than established modern standards.
OBSERVATIONS AND RECOMMENDATIONS
·
About
five to seven inches of insulation was found in the attics.
Added insulation is likely to be cost effective.
·
Exterior
walls are believed to have received blown-in cellulose or fiberglass insulation.
The extent and quality of the installation is undetermined.
·
Evidence
of likely thermal bypass resulting in heat loss was noted.
We suggest sealing the top and/or bottom of the chimney chase way in
non-combustible material to act as a fire stop and to prevent heat loss from the
chase way or basement to the attic.
GENERAL COMMENTS - Established modern standards for attic/ceiling
insulation is roughly 10" - 12", or R-32 to R-38, depending on heat
type. This amount of insulation or
more is considered cost effective in most instances.
Any inaccessible areas are likely to be insulated to the standards of the
period of construction.
The adequacy of vapor barriers on installed insulation, if any, is
generally not determinable. Moisture
buildup in the attic areas may result. Any
such evidence of moisture buildup or damage noted during the inspection is
discussed under attic ventilation.
Wall insulation is not generally observable in the course of a general
home inspection. Any observations
may not be representative. The
quality of any installation is undetermined.
Established modern standards for wall insulation is generally R-19, or
the equivalent of 6" of fiber insulation since 1980.
Established modern standards for basement insulation is generally R-19
above grade and R-11 below grade, installed on exterior walls or the ceiling.
Insulation observations are recorded in the field checklist as follows:
Attic, page 7; Walls & Basement, page 9.
ATTIC
VENTILATION - While not up to modern standards, the ventilation in the
accessible attic area's) appeared to have been adequate in the past to prevent
excessive moisture buildup.
OBSERVATIONS AND RECOMMENDATIONS
·
Only
a few roof vents were found in the attics for ventilation.
However, no indications of moisture build up or ice dams were found.
To reduce heat build-up in summer, and potential ice-damming in winter,
we suggest adding more ventilation when reroofing.
GENERAL COMMENTS - Adequate ventilation is necessary in attics to prevent
damaging moisture buildup and to keep the attic as cool as possible.
This minimizes the risk of ice dams and increases the life expectancy of
roof coverings.
Household humidity is affected by the life style of the occupants.
Condensation in the attic should be monitored in winter and additional
vents installed, if necessary. Also,
any areas of thermal bypass, which may carry excess moisture from the living
space to the attic, should be investigated and corrected.
These may include poor seals at attic access doors, plumbing and chimney
chase ways, wiring penetrations, etc. Added
insulation often increases the need for better ventilation.
Ventilation observations are recorded in the field checklist as follows:
Interior Views, page 7; Exterior Views, page 15.
INTERIOR
SURFACES
WALLS
AND CEILINGS - Walls and ceilings generally appeared to be in adequate
serviceable condition.
FLOORS
- Floor decking and coverings generally appeared to be in adequate serviceable
condition, except as follows.
OBSERVATIONS AND RECOMMENDATIONS
·
The
floor is slightly soft at adjacent to the shower in the addition.
Preventing further water contact is advised.
GENERAL COMMENTS - Any minor looseness or cracking in the wall and
ceiling finishes, unless indicated otherwise, are believed to represent normal
shrinkage, deflection, or settlement and are unlikely to significantly worsen.
Any water stains that were observed that are not addressed in the
"Observations" section are presumed to be inactive.
A source of active or potential leakage was not determined.
We are unable to certify that leakage may not re-occur.
Conditions conducive to leakage may change due to numerous causes beyond
the ability of the inspector to discover.
Leaded paint may exist in any older home.
Well-maintained interior finishes and due diligence during any repairs or
remodeling can reduce associated hazards. Testing
is available at additional cost, if desired.
Interior surfaces observations are recorded in the field checklist as
follows: Living Space, pages 2 through 9; Attached Garage, page 12.
WINDOWS
- The windows or glazed openings generally appeared to be in adequate
operational condition.
GENERAL COMMENTS - Windows are randomly tested.
We cannot reliably determine the presence of safety glass in all
locations where warranted. Safety
glass is recommended or required at storm doors, patio doors, stair landing
windows, windows less than 18" above the floor, shower doors, and windows
in shower or tub areas. Fall
protection may also be appropriate for some window locations.
The adequacy of any window dimensions or function for emergency egress
has not been determined.
All instances of fogged window glass may not have been identified during
the inspection.
Window observations are recorded in the field checklist as follows:
Interior Views, pages 2 through 9; Exterior Views, pages 13 through 16.
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EXTERIOR
FINISHES - The exterior finishes appeared to be adequately installed and in
acceptable functional condition, except as follows.
OBSERVATIONS AND RECOMMENDATIONS
·
The
vinyl siding is improperly installed in that the top of the siding projects out
past the window trim and/or aluminum gable trim.
This will allow water to enter behind the vinyl siding.
The original wood siding is probably still in place behind this siding.
We recommend re-wrapping the trim with aluminum bent into a "drip
cap" profile or periodic caulking to keep water on the surface of the
siding.
·
Trees,
shrubs, or vines were observed in contact with the house.
Vegetation which touches the house can create damp insect conducive
conditions as well as abrasion.
GENERAL COMMENTS - The adequacy of any siding installation for the
prevention of water entry may be difficult to assess without intrusive methods.
We recommend monitoring of flashings at windows, doors, roof
intersections, etc., for evidence of moisture behind the siding.
Any vegetation, which touches the house, can create damp, insect
conducive conditions as well as abrasion.
Exterior finish observations are recorded in the field checklist on pages
13 through 14.
FIREPLACES
AND WOODSTOVES - While no testing was performed, solid fuel appliance
installation and functional condition appeared to be adequate, except as
follows.
OBSERVATIONS AND RECOMMENDATIONS
·
Gaps
were observed between the firebox and the brick veneer facing.
These gaps should be sealed to prevent hot gases from being drawn into
the wall system.
·
A
locally common 12" hearth extension was observed at the fireplace.
The nationally accepted minimum hearth extension is 16" per NFPA
211. This does not appear to have
been locally enforced in the past. However,
you may wish to further extend the hearth for greater safety.
·
Weathering
and/or cracking of the mortar crown has been noted at the masonry chimney.
This has resulted in moisture entry into the masonry and subsequent
damage at the top courses of brick. Rebuilding
of the crown and repointing of missing or deteriorated mortar is recommended.
·
The
accessible portions of the chimney flue were visually inspected with no evidence
of deterioration noted, however, visibility was limited.
GENERAL COMMENTS - Woodstove and fireplace flues are not fully viewable
without specialized equipment. Any
comments concerning the condition of flues are derived from a limited
inspection. This report does not
include calculations of proper sizing and draft.
A full determination of the condition of any unit or flue, or of
compliance with fire and safety codes, is not within the scope of this
inspection. Comprehensive
inspections of chimney flues are available from professional chimney services
with specialized equipment. Relining
of chimneys, if necessary, typically costs approximately $1,600 or more.
If of concern, we suggest calling in a chimney specialist prior to
closing. For guidelines to proper
construction, clearances and requirements for solid fuel appliances, refer to
NFPA 211. Almost all installations
include at least some deviations from recommended practices.
Unless the conditions are deemed to be abnormal from the standard
practices of the area, and of particular hazard, they may not be referenced in
the report.
Care should be exercised when operating any wood burning equipment and
chimneys should be cleaned and inspected regularly.
Fireplace and woodstove observations are recorded in the field checklist
on page 12. Chimneys are covered on
page 15.
GARAGE
- The garage's) appeared to be in adequate functional condition, but with
observations as follows.
OBSERVATIONS AND RECOMMENDATIONS
·
Modern
standards for fire-resistance between the garage and house are not being met.
No specially fire resistant materials have been applied to the separating
wall's) and/or ceiling.
·
The
overhead door automatic operator did not readily reverse when tested.
We recommend that this safety feature be incorporated into the door
function. Adjustment may suffice to
correct this safety function.
GENERAL COMMENTS - Modern building standards require fire-resistance
between the garage and house. This
normally includes specially designed and labeled self-closing doors in
separating walls and fire-rated sheetrock on separating walls and ceilings.
Requirements vary depending on the age and location of the house.
Therefore, a strict determination of fire-resistance adequacy is not a
part of this inspection.
Testing of overhead door safety features is limited.
We recommend periodic evaluation of overhead door function and safety
features. Present codes require
that when any professional repair is made to an overhead door or door operation,
the system must be fully upgraded to modern safety requirements.
Garage observations are recorded in the field checklist as follows:
Attached Garage, page 12; Detached Garage, page 16.
Mechanical/Fixtures
PLUMBING
WASTE,
WATER, & VENT PIPING - Visible piping appeared to be generally adequately
installed and functional with minor deficiencies noted as follows.
OBSERVATIONS AND RECOMMENDATIONS
·
The
main valve at the water meter is labeled "Do not use".
This valve should be functional in order to shut the water supply off to
the house if necessary.
·
A
supply line under the kitchen sink has been patched with putty or epoxy and some
tape has been applied to a valve under the main bathroom sink.
PLUMBING
FIXTURES - Operated fixtures and fittings appeared to be in adequate functional
condition, except as follows.
OBSERVATIONS AND RECOMMENDATIONS
·
Indications
of chronic water leakage was found at the sill at the addition shower.
Rebuilding this curb is recommended.
We unable to inspect the area under the shower for leaks due to no access
to the crawlspace.
·
Plastic
tile is loose, or has leaked in the past, at one or more walls of the shower/tub
enclosure. This has resulted in
some water entry and damage to the substrate.
Replacement is recommended.
GENERAL COMMENTS - Plumbing fixtures are not typically tested for leakage
beyond quick normal operation. Testing
tubs and showers with standing water may reveal potential leakage not observed
during normal operation. In
particular, older tile shower pans may leak when tested with standing water.
Tests of this type may result in water damage to finished surfaces.
Any water filter, conditioner, etc. may become contaminated.
Regular replacement or other maintenance is recommended.
Determining the type of waste water disposal system is not included in
the general home inspection. Testing
or inspection of any septic systems is not included.
Some older homes presently served by municipal sewers may include
abandoned septic systems. Homeowners
should be alert to any areas of subsiding soil indicating collapsing tanks or
cesspools. Often gray water from
laundries and sinks drain into drywells, even after the rest of the house has
been connected to sewers.
Waste, water and vent piping observations are recorded in the field
checklist as follows: Supply and Waste Lines, page 10; Vent Piping, pages 7
& 15. Plumbing fixtures are
covered on pages 2 through 9.
WATER
HEATER - The domestic water heating equipment appeared to be adequately
installed and functional when operated, except as follows.
OBSERVATIONS AND RECOMMENDATIONS
·
The
vent connector is inadequately secured for proper safety.
·
Older
brass type flex connectors were found on gas water heater and the clothes dryer.
Some of these connectors are prone to deterioration and cracking.
Replacement is recommended.
·
The
age of the unit's) is believed to be approximately eight years.
GENERAL COMMENTS - The hot water temperature was not measured.
Temperatures over 125 degrees can cause scalding.
We recommend adjusting the temperature to a safe level, if necessary.
Water heaters often leak large amounts of water when they fail.
A floor drain located nearby can minimize damage.
The normal life expectancy of a water heater is from 8 - 15 years.
The longevity of any older water heater is unpredictable.
Water heater observations are recorded in the field checklist on page 10.
HEATING
EQUIPMENT - The heating equipment appeared to be significantly deficient as
follows.
OBSERVATIONS AND RECOMMENDATIONS
·
This
furnace appears to be about forty five years old, which is at the end of the
service life of most furnaces. Indications
of probable flue gas leakage was detected above the plenum with a Tiff gas
detector, indicating a defective heat exchanger.
Replacing this unit is advised.
GENERAL COMMENTS -Sealed type humidifiers, and electronic air cleaners,
if applicable, cannot be fully inspected within the scope of a general home
inspection. Covers are not removed
from humidifiers due to the risk of creating leakage.
Periodic inspection of heating equipment and all safety features is
recommended. The longevity of older
heating equipment is unpredictable, although age alone is not a good indicator
of remaining life. Older equipment
is generally less efficient. Safety
controls are not typically tested in the course of a general home inspection.
Relatively minor deficiencies may result in a recommendation for
replacement from some heating contractors.
Heat sources were located in rooms as identified on the field checklist.
However, the adequacy of the heat supply to any particular area of the house
cannot be determined during a general home inspection.
Any fossil fuel burning equipment is checked for adequate draft, if
feasible, under the conditions present during the inspection.
An exhaustive draft test, which would involve testing under a "worst
case" scenario, i.e. all doors and windows closed and all mechanical
exhaust fans operating, was not performed as part of this general home
inspection. Adequate draft is
necessary in order to ensure that combustion products, including carbon monoxide
are properly exhausted from the house.
Vent connectors and chimney flues, if applicable, were not fully
inspected since dismantling would be required.
Regular inspection is recommended to ensure against any future hazardous
blockage or other defects.
Heating equipment observations are recorded in the field checklist as
follows: Equipment and Venting, pages 11 & 15; Heat Distribution, pages 2
through 9.
ELECTRICAL
ELECTRIC
SERVICE EQUIPMENT - The electrical service equipment was significantly deficient
as follows.
OBSERVATIONS AND RECOMMENDATIONS
·
The
electric service has numerous defects. The
entrance cable on the exterior wall has worn wrapping.
This can result in water entry into the panel.
Inadequate over current protection was noted at most locations.
The devices are oversized for the corresponding wiring.
The location and proper sizing of the fuses or breakers may be indicated
on the inspection checklist. Properly
sized devices are recommended for safer operation of the system.
Correction of oversize devices is likely to may reveal overloaded branch
circuits. This system should be
evaluated with additional branch circuits installed as necessary.
Typically kitchens and bathrooms have inadequate circuit capacity for
modern electricity usage in a home of this age, unless upgrades have previously
been made. The service equipment is
rated at 70 Amps. 70 AMP services
are considered substandard for today's residential usage.
Overall evaluation of the present service would indicate that upgrading
is advisable.
ELECTRIC
DISTRIBUTION EQUIPMENT - The distribution system appeared to be generally
adequately installed and functional, except as follows.
OBSERVATIONS AND RECOMMENDATIONS
·
Numerous
electrical receptacles with open grounds and/or reversed polarity were revealed
by random testing as delineated in the inspection checklist.
These conditions can result in increased risk of shock hazard.
Corrections are recommended and are normally relatively easily
accomplished. We recommend testing
of all of the receptacles when repairs are made.
Most of the reversed polarity is caused by worn outlets which are no
longer polarized.
·
Two-prong
ungrounded type receptacles were observed.
These are acceptable in older residences.
Many plug-in devices, such as lights and televisions, etc, do not require
a ground. However, we suggest
updating the receptacles at major appliances, as needed, to properly grounded
type. These might include the
refrigerator and washing machine, computers, or any other pieces of equipment
which are supplied with "three-prong" grounded type plugs.
·
No
receptacles were observed in the addition bathroom.
·
Inadequately
protected spliced wiring was noted, as indicated on the field checklist.
All electrical connections should be made within covered junction boxes
for proper safety. This condition
was found in the attic over the front porch.
·
Extension
cord wiring has been used in place of permanent wiring as noted in the field
checklist. We recommend that
appropriate wiring be installed. This
condition was found in the garage and at the water softener.
·
One
or more panel covers are inadequately secured for assured safety or are
uninstalled. This condition was
found at the knife switch at the furnace.
·
Incandescent
light fixtures as noted in some closets can pose a fire hazard if combustible
materials are placed in close proximity. Changing
to low heat bulbs is suggested.
GENERAL COMMENTS - While electrical deficiencies may be listed as minor
defects and are usually easily corrected, an increased risk of shock or fire
hazard is associated with these electrical issues, and correction is always
recommended.
Receptacles and lighting fixtures are inspected by random operation,
typically one in each room. Defects
may exist in untested devices. Testing
of each device may be warranted. Fixtures
with light or motion sensors are not readily testable.
Circuit breakers and fuses are inspected as feasible but are not tested.
The size or condition of cartridge fuses is not determined.
Circuit breakers may fail to trip at their designated maximum loads.
Periodic manual tripping of all breakers is recommended to test their
function.
GFCI receptacles and breakers are designed to protect the user from shock
hazard. While they may not be
required depending on age, we recommend updating any older "wet area"
receptacles to GFCI type as found in NEW construction in order to better protect
occupants from potential shock hazard. GFCI
devices should be tested monthly by operating the manual trip and reset buttons.
Any non-functioning light fixtures as noted in the checklist, unless
indicated otherwise, are presumed (but not confirmed) to be due to burned out
bulbs.
A qualified electrician is recommended for all corrections and for
further investigation of electrical
safety issues, as appropriate, prior to closing.
Electric service equipment observations are recorded on the field
checklist as follows: Interior Equipment, page 11; Exterior equipment, page 14.
Electric distribution equipment observations are covered as follows:
Interior, pages 2 through 9; Attached garage, 12; Exterior, pages 13 through 14;
Detached garage, page 16.
CENTRAL
AIR CONDITIONING - The air conditioning system appeared to be adequately
installed and functional, except as follows.
OBSERVATIONS AND RECOMMENDATIONS
·
Temperature
readings indicate that the A.C. unit is not operating within the normal expected
range. This unit appears to be
running colder than normal, which could indicate a clogged evaporator coil or
too low a fan speed. In addition,
the air temperature in the return ducts is significantly colder that the room
air, which suggests a bypass from the supply to the returns.
Further investigation by a qualified A.C. technician is advised.
GENERAL COMMENTS - Homeowner maintenance of A.C. systems includes regular
cleaning of air handler filters. Condensers
should be kept clear of shrubs and debris, which will impede air flow.
Any indications of water leakage at the air handler should be further
investigated. Periodic professional
servicing is recommended.
Air conditioning observations are recorded in the field checklist as
follows: Interior Equipment, page 11; Exterior Equipment, page 14.
MECHANICAL
VENTILATION - The mechanical ventilation systems appeared to be adequately
installed and functional when tested, except as follows.
OBSERVATIONS AND RECOMMENDATIONS
·
One
or more bathroom ventilators are believed to exhaust into attic space or the
eaves. This can result in excess
moisture buildup and possible damage. This
condition was found above the addition bathroom.
We recommend that the ventilator(s) exhaust directly to the exterior, per
accepted practice.
GENERAL COMMENTS - It is generally recommended that any flexible plastic
clothes dryer exhaust tubing, if observed, be updated to the metal type for
safer operation. Dryer exhaust
tubing should be monitored for lint buildup and clogging.
All exhaust outlets should be monitored for adequate flapper operation to
ensure adequate air flow and to prevent cold air or pest entry.
Mechanical ventilation observations are recorded in the field checklist
as follows: Interior, pages 2 through 9; Exterior, page 14.
APPLIANCES
- Kitchen appliances were briefly tested for basic function where appropriate.
No significant deficiencies were found.
GENERAL COMMENTS-Appliances are briefly tested for basic function only.
Inspection is typically restricted to kitchen appliances only.
Appliance observations are recorded in the field checklist on page 3.
SMOKE
DETECTORS - Bedroom area smoke detectors functioned when tested.
GENERAL COMMENTS - Smoke
detectors are tested by using the test button only.
One functioning smoke detector is required for residential real estate
sales in New York State. We
recommend smoke detectors on every level and in every bedroom hallway.
New construction requirements include integrated detectors installed in
each bedroom. It is generally
recommended in the industry that smoke detectors be replaced at least every 10
years.
Most homes now have smoke detectors in place, due in large part to a
continuing public service education campaign.
We would like to join with the American Lung Association, the New York
State Department of Health, and others to suggest that you consider the
installation of a carbon monoxide detector, if not already present.
It is impossible to continually safeguard against every condition which
can lead to the production of carbon monoxide gas.
Therefore, for the health and safety of occupants, a carbon monoxide
detector is recommended in all homes with fuel appliances, or attached garages.
GAS
CODE - No National Fuel Gas Code violations of a serious nature, likely to
trigger a utility company "red tag" or shut down of the equipment were
observed in the course of the inspection. However,
the following violations were found which are considered substandard conditions.
In our experience the local utility will not normally red tag the system
due to these defects, however you may wish to correct or further investigate
these issues.
OBSERVATIONS
AND RECOMMENDATIONS
·
The
unsecured vent connector at the water heater, as noted above, is a gas code
issue.
GENERAL COMMENTS - Gas-fired equipment is capable of producing difficult
to detect, but potentially lethal quantities of carbon-monoxide, if certain
malfunctions, such as blocked chimneys or breached heat exchangers, should
occur. Adequate draft is necessary
in the exhaust systems of all fuel burning equipment in order to vent combustion
products, including carbon monoxide, out of the home.
A simple back-drafting test is performed during the inspection. However,
changing conditions, such as the use of exhaust equipment and varying weather
conditions, can adversely effect the draft.
Any indications of combustion gas spillage, such as odors near the
equipment, corrosion around the "stove pipe" connections, or draft
hood, wintertime moisture buildup on windows, or unexplained headaches and
flu-like symptoms, should be immediately investigated.
Periodic reinspection of all gas-fired equipment is recommended to ensure
that conditions conducive to carbon monoxide poisoning do not occur.
Gas code observations are recorded in the field checklist on pages 9, 10,
11, and 15.
FRIABLE
ASBESTOS - A quantity of suspected friable asbestos containing material has been
noted in the basement.
OBSERVATIONS AND RECOMMENDATIONS
·
Suspected
asbestos containing duct wrap and/or tape was observed at a few duct joints.
If of concern, we suggest testing for verification and encapsulation in a
penetrating sealer or paint.
GENERAL COMMENTS - Asbestos may be contained in many materials throughout
any older home. The potential
existence of asbestos in other materials within the house is not addressed in
this report.
Professional removal or encapsulation may result in considerable expense.
Further professional advice may be warranted.
Non-professional removal may result in extensive contamination of the
workplace and increased health risk.
An EPA brochure entitled "Asbestos in the Home" is included
with this report.
Friable asbestos observations are recorded in the field checklist on page
9.
Some of the common home components which can be further evaluated by
professionals using specialized tools and knowledge, and typically involving
disassembly or sampling include: the heating/air conditioning systems,
fireplaces and chimneys, the electrical system, asbestos, water systems, on-site
waste systems, structural systems, and environmental issues.
The final judgment concerning the seriousness of any perceived defect, or
the appropriateness of any proposed remedial action, or the advisability of
employing a specialist for further evaluation, is the responsibility of the
client. The final judgment on any
issues involving fire or building codes should be deferred to the appropriate
code officials. We recommend that
no indicated repairs be performed without providing a copy of the pertinent
portions of this report to any service personnel.
Repair personnel brought in to address deficiencies noted in the report
should be requested to further evaluate the condition of the components within
their area of expertise and to correct any deficiencies noted that are beyond
those included in the report, or to advise the client regarding these
deficiencies.
This company assumes no liability and shall not be liable for any
mistakes, omissions, or errors in judgment, beyond the cost of the report.
Furthermore, this company is not responsible for any third party reliance
on this report.
We strongly recommend that you perform a comprehensive
"walk-through" inspection immediately prior to closing to assure
yourself that all systems and components are functioning as expected.
This is typically your last chance to verify that the condition of the
house components are as indicated in this report and that the condition meets
with your satisfaction.
Please note that this is primarily a list of items for which we are suggesting improvement or repair.
Observation: CENTRAL AIR CONDITIONING EXPLANATION - the home has an electric
powered split-system central air conditioning system.
Analysis: The two prime components of the system include the outside compressor
unit and the evaporator unit located in the plenum above the furnace. (Notice:
The outside compressor unit has an average ten year service life with proper
maintenance.) Two refrigerant lines run between the compressor and evaporator.
The larger line (vapor line) should always be insulated to maintain temperature
and prevent it from sweating. A condensate drain line runs from the indoor
evaporator to a drainage point. This drain line may be connected to a device
called a condensate pump if the installation elevation requires lifting the
condensate to an outside drain. The central air conditioning system shares the
same duct distribution system, blower unit & filter, as the heating furnace
to deliver cool conditioned air to the habitable rooms serviced by the system.
CARE & TROUBLE SHOOTING TIPS: 1. Monitor the outside compressor unit for
levelness. The compressor may not function properly if tilted more than 5
degrees. 2. Keep shrubbery or vegetation several feet away from the compressor
unit for proper cooling. 3. The air coming from the outside compressor unit
should be slightly warmer than the ambient air temperature. 4. The cool air
coming from the registers in each room should have a 15-18 degree F.
differential as compared to the air at the return register. This indicates
proper function. 5. If the supply & return temperature differential is 25
degrees F. or more, then it should be checked by a technician. 6. Keep male dogs
away from the compressor as urine can rot out the cooling coils. Monitor the
compressor for salt spray corrosion if the property is near the ocean. 7. Be
careful not to bump the compressor cooling coils when mowing the lawn. 8.
Monitor the insulation on the larger refrigerant line and replace as needed. 9.
Monitor the end of the condensate drain line. It should drip water indicating
proper function. 10. Monitor the plenum (large supply duct) at the furnace for
signs of rust or leakage. 11. Keep the evaporator coil unit within the furnace
plenum clean by replacing or cleaning the furnace filter monthly. 12. Cover the
outside compressor unit when shut-down for the winter, and shut-off the
electrical disconnect next to the compressor. 13. Have the entire central air
conditioning system inspected and serviced annually by a licensed HVAC
technician.
Observation: CENTRAL AIR CONDITION SYSTEM WORKING POORLY - the home has an
electric split-system central air conditioning system. As observed at time of
inspection, the system was operational but performed poorly. It responded to
thermostatic controls, but the temperature differential between supply and
return air was inadequate.
Analysis: A properly functioning system should produce a temperature
differential between supply & return air of 15-18 degrees F. Usually, this
condition indicates a loss of refrigerant, postponed maintenance or an appliance
nearing end of service life. The numerous connections between fittings on the
refrigerant pipes can loosen or develop cracks that allow refrigerant gas to
escape. Notice: Be advised that the typical service life of the compressor unit
is 10-12 years with appropriate maintenance. You should verify the exact age of
the central air conditioning system with the owner and ask when the system was
last professionally serviced. Refrigerant levels and all components should be
inspected and serviced as needed annually by a professional HVAC contractor. The
filter should be cleaned weekly during the cooling season.
Recommendation: I recommend that you ask an HVAC repairman t