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BUILDING INSPECTION REPORT

(ADDRESS) Inspection Date: (DATE) Prepared for: (CLIENT) Prepared by: Ray MayoMayo Home Inspections 9 Lilac LaneFreeport, Maine 04032 207-522-9938

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Report Overview The inspected property consists of an approximately 185 year old post and beam colonial with detached garage. The structure is in good condition, considering the age. The building is serviced by city water, city sewer, propane gas and kerosene heating oil. The building is considered to face East. In Attendance: Buyers: Buyers’ representative: Type of building: Site built 4 bedroom, 2 ½ bathroom colonial with full basement. Temperature: 45° Fahrenheit Weather: Rain Ground/Soil surface condition: Wet Rain in last 3 days: Yes, heavy at times Radon Test: Yes, air Water Test: Yes, lead only.

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Report Summary The house and its systems are in generally good condition. No major problems were observed during the inspection, and it is clear that interior and exterior surfaces are in good condition and have been well maintained.

• The Central Heating System ran smoothly and responded to controls. Service logs were not present but seller’s disclosure lists last service in Fall, 2015. Annual service by a licensed technician is recommended.

• Boiler is missing PTR safety valve downpipes

• Siding is missing in the upper eaves of south side

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• Wood trim is deteriorated in a number of places. Repainting and replacing deteriorated

areas is recommended. Painting is also due at many window frames.

• Chimney clean out was full of debris. Could not be inspected to tell if chimney was lined. A comprehensive interior inspection is beyond the scope of this report. Visible bricks and flashings are in good condition.

• A representative number of outlets and switches were operated during the inspection. One ungrounded 3-prong outlet was discovered in north living room north wall. Some outlets are missing cover plates

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STRUCTURAL COMPONENTS Foundation: Field stone and concrete Floor Structure: 2” x 10” joists and plywood subfloor, unfinished basement Columns: 4” x 4” untreated wooden posts and hollow metal columns Wall and Ceiling Structure: Conventional framing. Plaster and lathe. Roof Structure: 2” x 10” and plywood sheathing Comments:

• No significant structural problems were observed. • No evidence of wood-destroying insect activity or decay

was observed. • Some structural elements were not visible due to

insulation, stored items, and finished surfaces. No problems are suspected.

• There were no indications of current significant moisture problems in the basement but moisture enters periodically. The drainage system seems to be functioning well and there are no signs of mold or mildew accumulating in the basement. There are some areas with undraining standing water.

• Superficial cracks in the plaster are not indicative of structural problems.

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ROOF COVERINGS & CHIMNEYS Method of Inspection: From the ground Roof Covering Material: Asphalt shingles, architectural style Gutters: Aluminum gutters with PVC downspouts. Chimneys: One brick chimney Comments:

• Shingles are in good condition, installed 2007 according to the seller’s disclosure. This type of shingle has an expected service life of 25-30 years.

• Chimney clean out was full of debris. Could not be inspected to tell if chimney was lined. A comprehensive interior inspection is beyond the scope of this report. Visible bricks and flashings are in good condition.

• Downspouts are installed upside down. Downspout on west side of house is disconnected.

EXTERIOR AREAS Wall Cladding Material: Aluminum siding Windows: Pella vinyl replacement windows, one metal-framed single pane casement window in upstairs master bathroom. Exterior Trim, Rakes, Fascia and Soffits: Wood Comments:

• Siding is missing in the upper eaves of south side

• Wood trim is deteriorated in a number of places. Repainting and replacing deteriorated boards is recommended. Painting is also due at window frames.

• Seal failures in kitchen solarium and exterior south window. • Fall hazards present at stairs without railings • Broken window pane in the basement, near the stairs.

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HEATING SYSTEM Heating System Type: On demand, oil fired Peerless water boiler, with hot water radiators in most rooms Comments:

• The Central Heating System ran smoothly and responded to controls. Service logs were not present but seller’s disclosure lists last service in Fall, 2015. Annual service by a licensed technician is recommended.

• Southeast bedroom radiator didn’t get very warm and control valve was stuck. • Boiler is missing PTR

safety valve downpipes • 275 gallon oil tank,

sleeved fuel line • Older, disconnected

boiler still in the basement.

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ELECTRICAL Service Amperage and Voltage: 100 amperes, 120/240 volts. Service Entry: Overhead, aluminum conductor, ground connection at entry. Location of Main & Distribution Panels: The main service disconnect, rated at 100 amperes, is located at the 100 amp Main Distribution Panel in the Basement. A Subpanel is located in the garage. Circuit breakers and fuses are used for overload protection. Branch Circuit Wiring: Romex type copper wiring, grounded and ungrounded 3-prong outlets with many older, ungrounded 2-prong outlets. Ground Fault Circuit Interrupters (GFCI): Not present throughout the house

GFCI’s significantly reduce the chance of accidental injury or death due to electric shock. In new construction they are required in: bathrooms, kitchens near sinks, garages basements, pools, whirlpools, and outdoor receptacles. Although there are no requirements to install them in existing buildings unless they are renovated, they are recommended in the areas mentioned above.

Comments:

• A representative number of outlets and switches were operated during the inspection. One ungrounded 3-prong outlet was discovered in north living room north wall.

• The Main Distribution Panels and Subpanel covers were removed to inspect the interiors. No problems were observed.

• A security system was present but was not tested • Some outlets are missing cover plates

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PLUMBING Water Supply: City water. Distribution Piping Material: Chrome coated copper, copper. Waste Disposal System: City sewer. Drain, Waste and Vent Piping Materials: Chrome coated copper, copper, cast iron. Water Heating System: On demand, integral with heating system. Bathroom Ventilation: Window in all bathrooms. Comments:

• Water supply and drain worked well in all bathrooms and the kitchen

• Slight leak in bathroom drain flange, into the basement. INSULATION AND VENTILATION Attic Access: Wall hatch to knee wall, no attic access. Insulation: Approximately 4” fiberglass in attic rafters and knee walls. Ventilation: Exterior roof vents. Comments:

• Attic insulation levels are low by present standards. • No signs of condensation problems were observed.

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INTERIOR AREAS Kitchen Appliances Present: Kenmore gas range, Frigidaire refrigerator, Kenmore dishwasher, garbage disposal. Comments:

• Refrigerator is missing its ice maker. • Most interior surfaces

including walls, ceilings, and floors are in generally good condition with cosmetic repairs needed in areas. Repairs on second floor tested dry.

• The stair railing is missing a baluster. Railing is disconnected from the wall.

• Third floor windows are less than 20 inches above the floor but are not safety glass.

• Laundry appliances were operational. A dryer vent to the exterior is installed as recommended, but should be cleaned before heavy use.

• Kitchen appliances were tested for basic operation only. • Hard-wired smoke alarms present and operational

outside of bedrooms. Recommend smoke detectors in all bedrooms.

• Doorbell was disconnected. • Smoke detector in the basement was not operational.

For many years the National Fire Alarm and Signaling Code, has required as a minimum that smoke alarms be installed inside every sleep room (even for existing homes) in addition to requiring them outside each sleeping area and on every level of the home. (http://www.nfpa.org)

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GARAGE One bay garage with partially-finished work space. Comments:

• One metal automatic door. Door has remote, but no simple switch inside the garage to close the door.

• No optical safety sensor in place. Pressure-sensor is functioning properly.

• Garage roof is due for replacement. Daylight is visable through the roof from inside the garage, and a puddle has formed in the upper loft area.

• East side of garage needs repainting. Trim is heavily deteriorated. Recommended trimming back brush touching building.