Building Inspection Report

Building Address:

XXX

Inspection Date: Saturday, February 16 2013

Prepared For:

XXX

Prepared By: South Jersey Home Inspection, LLC

1006 Mercer Ave Voorhees, NJ 08043

www.SouthJerseyHomeInspection.com Keith@SouthJerseyHomeInspection.com

Report Number:

021620131

Inspector: Keith Scherzinger, P.E., PMP

NJ Home Inspector License # 24GI00088000

NJ Building Inspector License # 009705 NJ Professional Engineer License # 24GE04412400

NJ Sub Code Official License # 009705 NJ Construction Official License # 009705

NJ Radon Measurement # MET12482 NJ Termite/WDI Pesticide 7B # 51017B

NJ Oil Tank and Subsurface Evaluation # 456225

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Report Overview THE HOUSE IN PERSPECTIVE

This is a (approximately) 110+ year old house with a basement, crawl space and detached garage. As with all homes,

ongoing maintenance is required and improvements to the systems of the home will be needed over time.

CONVENTIONS USED IN THIS REPORT

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

Action:

P=Provide: Add or implement. Was probably required by construction codes when the home was built. May be required in order to receive a Certificate of Occupancy.

R=Repair or Replace: A system or component which is missing or which needs corrective action to assure proper and reliable function. F=Further Evaluation Required: A system or component which requires expert analysis by a specialist. I=Improve: Recommended but not a priority. Probably required by modern construction codes but may not have been required when the home was built. M=Monitor: Suggests monitoring in order to determine if repairs are necessary.

Urgency: I=Priority: Should be addressed immediately, preferably prior to settlement. U=Unpredictable: Uncertain operability or condition. R=Recommend: Suggested but not a priority; should be addressed but not required immediately. M=Maintenance: Normal maintenance procedures should be applied. D=Discretionary: Not immediately required; may be considered optional. In the form: Action-Urgency (Photos below) Repair Costs

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Low = Less than $100 Medium Between $100 and $500 High = Between $500 and $2500 Extreme = More than $2500 These cost estimates are “ball-park” estimates based upon the experience of the inspector. The buyer is encouraged to obtain actual quotations from at least two contractors to verify these cost estimates. All repairs should be performed by qualified professionals only. Adjacent/related parts of the repairable component should be inspected by the qualified professional when the repairs are made.

THE SCOPE OF THE INSPECTION

All components designated for inspection in the ASHI Standards of Practice and/or NJ Standards of Practice NJAC 13:40-15.16 are inspected, except as may be noted in the “Limitations of Inspection” sections within this report.

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

This inspection is visual only. A representative sample of building components are viewed in areas that are accessible at the time of the inspection. No destructive testing or dismantling of building components is performed. Note that the inspector cannot see through walls. Latent defects or issues that are not apparent at the time of the inspection cannot necessarily be discovered during the inspection and explained in this report. Also please note that this report is based upon the condition of the property at the time of the inspection. Carpeting, furniture, appliances and furnishings may be moved/altered after the inspection that can reveal defects that were not accessible during the inspection. Also there may be areas/rooms that were not accessible during the inspection. The areas that were not accessible during the inspection should be made accessible and inspected prior to closing.

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

Also, all notations to code-based dimensions, quantities, etc. are based on NJ UCC (Uniform Construction Code) requirements. However, current NJ UCC code requirements may not have been active when the building was constructed. The inspection is not a code or engineering inspection. The report will attempt to document general issues that may be related to Certificate of Occupancy requirements which may vary according to local Ordinances. However since these requirements may vary by town and local Ordinances according to their implementation of the New Jersey Housing Maintenance Code(s) such as those of NJAC 5:10 and NJAC 5:28.

You are advised to seek two or more professional opinions and repair estimates on all issues/defects described in this report with a category of Repair/Replace/Further Evaluation Required or provide prior to the sale/closing of the property. It is recommended that the professional(s) making the repairs inspect the property component that they are addressing fully in order to discover and repair defects that may not have been accessible during the inspection. It is recommended that all such repairs be performed and documented prior to the sale/closing of the property.

The inspection assumes that renovations, installations, improvements, repairs were performed via the proper UCC permit process.

Please also refer to the pre-inspection contract (http://southjerseyhomeinspection.com/SJHI%20Contract%20rev%20bill.pdf) for a detailed explanation of the scope of this inspection.

WEATHER CONDITIONS Weather conditions of 37 degrees F. and light snow at the start the inspection.

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RECENT WEATHER CONDITIONS Rain/snow has been experienced in the days leading up to the inspection.

PLEASE TWEET ABOUT YOUR INSPECTION EXPERIENCE WITH US!!!

TWITTER @SJHI1

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STRUCTURE STRUCTURE OBSERVATIONS

RECOMMENDATIONS / OBSERVATIONS:

1) Repair-Recommend. Cost=Low/Medium.

The header around the basement stairwell opening is poorly constructed. The joist(s) that were cut for the opening are not

properly supported by the header. The nails are pulling out of the header and a make-shift support beam (on side) was

installed probably to attempt to relieve sag in the floors above. It is recommended that this header be properly reinforced to

prevent further sag and localized collapse.

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2) Repair-Recommend. Cost=Medium.

There are several locations in the crawl space whereby the sill plates do not sit flush on the foundation walls. In lieu of sill

gaskets this can result in floor/wall deflections/settlement above. It is recommended that mortar or shims be provided

wherever the sill plates do not sit flush on the foundation walls (e.g. rear/left corner). It seems that this foundation was not

built to applicable construction standards as the masonry blocks (top row) are not properly filled with concrete. The crawl

space and structure above it should be recognized as questionable structural integrity and may be subject to future repair

costs.

3) Repair-Recommend. Cost=Uncertain.

The original basement walls (visible in crawl space front wall) are suffering from weakened/loose mortar which is somewhat

typical for a home of this age. The original foundation is comprised of stone and mortar. Where the mortar and/or parging has

become loose/dislodged it should be re-pointed/tuck-pointed with new mortar to ensure structural integrity of the foundation

wall system. The buyer should be aware before the purchase of the property that the interior basement walls are

covered/parged and are not visible. The buyer should be aware that due to the foundation age the original stone and mortar

foundation walls are probably deteriorated and may required prohibitively expense repairs in the future.

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4) Monitor-Recommend.

In the crawl space temporary supports have been added. These supports cannot be expected to last indefinitely as they have

wood-soil contact which will allow quick degradation of them. It is uncertain as to what anomaly will occur when these

supports fail.

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5) Repair-Recommend. Cost=Medium.

The three settlement cracks present on the detached garage walls (right, left, rear) should be sealed to prevent damaging water

intrusion into the wall envelope which can also cause mold issues. They do not represent currently repairable structural

deficiencies as they are less than ¼” in width and does not indicate bowing of the walls which would indicate potential

structural failure of the walls. The cracks should be monitored. If the width continues to grow (widen) and/or the walls move

inward or up/down then the walls will need to be reinforced in these areas to prevent failure.

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6) Monitor-Recommend:

There is evidence in several locations (e.g. both floors) of floor deflections/sags that exceed acceptable specifications

according to modern construction standards. Although the deflection/sag does exceed maximum allowances it is not

uncommon in houses of this age. These should be monitored for further sag/deflection. If the deflection/sag does increase in

the future then a structural engineer will be required to design a reinforcement system that will properly transfer the loads to

the appropriate bearing supports.

7) Repair-Recommend. Cost=Low.

The seventh joist from the basement front (left side) has been split/damaged and needs to be reinforced to ensure structural

integrity and avoid floor sag, etc. It should be reinforced/replaced with a joist with a similar depth to the original.

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8) Repair-Recommend. Cost=Low.

The rear joist in the basement (right side) has been compromised to make room for ABS piping and needs to be reinforced to

ensure structural integrity and avoid floor sag, etc. It should be reinforced/replaced with a joist with a similar depth to the

original.

9) Monitor-Recommend:

There is evidence that the front/right bedroom floor has a deflection/sag that exceeds acceptable specifications according to

modern construction standards. It is uncertain as to the cause of the deflection. Although the deflection/sag does exceed

maximum allowances it is not uncommon in houses of this age. This should be monitored for further sag/deflection. If the

deflection/sag does increase in the future or cracks develop then a structural engineer will be required to design a

reinforcement system that will properly transfer the loads to the appropriate bearing supports.

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10) Monitor-Recommend.

The porch column (second from right) is leaning. Although it does not yet violate the “one-third maximum lean rule” it can

be expected to continue to lean as it is now eccentrically loaded. If the lean does worsen/change then a contractor should be

hired to correct the deficiency to prevent sag/collapse.

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Foundation Type Floor Construction Exterior Wall Construction

Poured Concrete Joists Masonry

Masonry Block (crawl space) Trusses Wood Frame

Masonry Brick Concrete Wood Frame, Brick Veneer

Stone Not Visible Log

Engineered I Joists Post and Beam

Configuration

Basement Roof and Ceiling Frame

Crawl Space Rafters/Roof Joists

Slab-on-Grade Trusses

Not Visible

Restricted/Limited Access Areas

Inspected From Access Hatch Only

Entered but Access was limited

No Access

Finished/Concealed

Crawl Space

Basement

Knee Walls

Attic

Garage

LIMITATIONS OF STRUCTURE INSPECTION

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

Structural components concealed behind finished surfaces could not be inspected.

Only a representative sampling of visible structural components were inspected.

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

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

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

Basement walls covered by

clutter on interior

Attic finished- no access

Garage interior walls covered

by clutter

No Access to attics below

porch roofs

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ROOFING ROOFING OBSERVATIONS

RECOMMENDATIONS / OBSERVATIONS:

11) Repair-Recommend. Cost= Medium.

There are at least three shingles missing/broken on the front roofs. They should be replaced in order to properly divert

potentially damaging water away from the home which can cause structural issues, mold and water damage to interior

surfaces.

12) Improve-Recommend. Cost=Medium.

The right/center plumbing vent stack (rear of dormer window) is poorly located. It should be 10’+ from a window or 3’ above

the windows/doors within 10’ in order to keep dangerous (combustible and health issues) sewer gases from entering the

home.

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13) Remove-Recommend. Cost=Medium/High.

The overhanging tree branches (rear) should be trimmed back/removed as the branches can fall and cause roof damage and

may hold damaging moisture against the roof covering which will exacerbate the roofing material deterioration.

14) Replace-Priority. Cost=Extreme.

The main and porch roofs are past their expected lifespan and should be replaced. Shingle deterioration (key widening,

granules missing, curling, cupping, missing tabs, etc.) are quite evident. Left un-addressed damaging roof leaks and mold

issues can be expected in the near future.

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15) Provide-Recommend. Cost=High.

The garage roof should have gutters added in order to properly divert roof water runoff away from the foundation.

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16) Replace-Recommend. Cost=High.

The garage roof covering is deteriorated. Roof replacement in this area is recommended. There are sections of broken tabs,

shingle curling and cuping . Left un-addressed the current roof covering can be expected to worsen which can cause roof

framing damage and ceiling damage which can result in further mold growth which are health and safety issues.

17) Monitor-Recommend.

There is evidence of a prior leak on the underside of the front porch ceiling. It is uncertain of the source of the warped wood

has been properly rectified. The area should be monitored for future moisture/leaks and repaired as necessary if needed.

There may be mildew/mold on the existing sheathing in this area.

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Asphalt/ Fiberglass

EPDM Slate Concrete/Clay

Asbestos Cement

Metal Corrugated Plastic

Built Up

Roll Roofing/Mineral Surface

Modified Bitumen

PVC/EPDM

Main Slope

Second

Third

Main Flat

Second Dormer(s)

Bay(s)

Porch(es)

Garage CHIMNEY(S): Metal

Wood Over Metal

Stucco Over Metal

Masonry Over Metal Cement

Asbestos

Masonry Mutual

Partially Removed

Abandoned None

ROOF INSPECTION BY:

Binoculars Ladder at Edge

Walking On

INSPECTION LIMITED BY: Snow/Ice/Wet Height

No Access

Fragile Slope Solar Panels

Gravel Trees Another

Building

LIMITATIONS OF ROOFING INSPECTION

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

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

Evidence of prior leaks may be disguised by interior finishes.

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

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

Roof inspection may be limited by access, condition, weather, or other safety concerns. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

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EXTERIOR

EXTERIOR OBSERVATIONS

RECOMMENDATIONS / OBSERVATIONS:

18) Provide-Recommend. Cost=Medium.

Window wells should be added to the basement windows (e.g. right) be in order to prevent damaging water from entering the

basement through the window openings. Water penetration to the basement can cause wood rot, mold issues and, potential

structural deficiencies. There is evidence of water penetration to the basement. The addition of window wells may help

alleviate future water penetrations.

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19) Repair-Recommend. Cost=High.

The front entry step is not level. This was probably caused by ground settlement. It may now represent a tripping hazard. The

source of the ground settlement should be rectified and it should be made level.

20) Provide-Recommend. Cost=Low/Medium

The homeowners should consider adding an exterior light to the left exterior door for convenience and safety.

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21) Repair-Recommend. Cost=Uncertain

The wood trim on the exterior is suffering from water damage. The homeowner should consider replacing all such

deteriorated wood trim with maintenance free materials. Otherwise periodic maintenance/repairs of such trim can be

expected. Water entry and wall damage/mold are a concern with such instances as this.

22) Replace-Recommend. Cost=Low.

The rear/left downspout elbow is missing. It should be replaced and extended 4-6’ away from the foundation in order to

properly divert damaging roof water runoff away from the foundation.

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23) Improve-Recommend. Cost=Medium.

The basement stairs should be enclosed so that a 4” ball cannot pass off/through the stairs at an elevation of 30” or more from

the floor. The current spindle spacing is too wide. This is a child safety issues (i.e. falling off stairs) and is required in modern

construction codes.

24) Further Investigation Required-Recommend.

The front porch has recently been re-supported via columns and cantilevered beams. It is uncertain as to the purpose or

reason for the reinforcement. It is uncertain if proper footings have been installed for the deck columns. The buyer should

obtain a copy of the construction permit for this installation to determine if they have properly constructed and approved by

the Township.

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25) Provide-Recommend. Cost=Medium.

The rear deck stairs should be enclosed with a guard rail so that a 4” ball cannot pass off/through the stairs at an elevation of

30” or more from the floor. This is a child safety issues (i.e. falling off stairs) and is required in modern construction codes.

26) Provide-Recommend. Cost=Low.

The rear deck stairs should have a handrail added for safety (to help prevent falls, etc.). There is no handrail currently

installed.

27) Further Investigation Required -Recommend. Cost=Uncertain.

There is evidence of water penetration to the basement (moisture at bases of the interior walls, wood damage, etc.). Water

penetration to the basement can cause wood rot, mold issues and, potentially, structural deficiencies. It is uncertain if the

water penetration to the basement was caused by surface water, ground water or other. A waterproofing system (interior

perimeter drain and pump) may be required if water penetration to the basement continues.

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28) Repair-Recommend. Cost=Low.

The dryer discharge vent should be repaired as the hood is not connected to the vent. This will lead to damaging

insect/rodent/bird nesting which is a fire concern. The hood should be properly attached and the lint removed from the vent

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29) Remove-Recommend. Cost=Low.

The rear (abandoned) weather hood for the abandoned dryer discharge should be removed and properly sealed to prevent

water penetration and insect nesting in the pipe/duct.

30) Replace-Replace Cost=Low.

The left exterior door/lockset needs to be repaired/replaced as its locking/catching function is not operating properly. It

should be replaced for convenience and security.

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31) Replace-Replace Cost=Low.

The front exterior door lockset needs to be repaired/replaced as its locking function is not operating properly. It should be

replaced for convenience and security.

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GUTTERS AND DOWNSPOUTS: WALL SURFACES: RETAINING WALLS:

Integral/Built-In, or Brick Wood

Aluminum, or Stone Concrete

Galvanized Steel, or Block Stone

Plastic Stucco/EIFS (Synthetic Stucco) Masonry

Wood Siding

Metal Siding

Discharge Below Grade Vinyl Siding

Discharge Above Grade Clay Shingles FLASHING:

Asphalt Shingles Roll Roofing

LOT TOPOGRAPHY: Asbestos Cement Shingles Metal

Flat HardBoard/Inner-Seal Other

Toward House Cement Fiber

Away From House, Rear Insulbrick Paper

Ravine Artificial Stone

LIMITATIONS: No Access below porches - skirting

Inspected and Working

Inspected and Not Working

Not Inspected

No Access/Concealed/None

Steps/Decks/Porches

Below Steps/Decks/Porches

Garage

Garage Door Opener

LIMITATIONS OF EXTERIOR INSPECTION

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

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

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

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

Stucco and/or EIFS cannot be inspected for moisture intrusion where not readily accessible. Stucco/EIFS are commonly problematic with allowing moisture penetration to wall sheathing which can be very expensive to repair/replace.

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

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ELECTRICAL

ELECTRICAL OBSERVATIONS

RECOMMENDATIONS / OBSERVATIONS:

32) Repair-Recommend. Cost=Medium.

The service entrance wires are touching trees in the front yard. The tree branches that surround/touch the wires should be

trimmed back/away to prevent damage to the service drop wires which can happen in wind storms. If it is not rectified then

electrical and/or fire safety issues may arise.

33) Replace-Recommend. Cost=Low.

The outlets on the exterior should be replaced with GFCI outlets for electrical safety. All exterior, unfinished basement, crawl

space outlets and outlets within 6’ of a sink should be GFCI outlets or should be protected by upstream GFCI outlets to

prevent electrocution. If this outlet is to serve an appliance that is susceptible to “tripping” GFCI outlets (such as fridges)

then it must be a dedicated outlet with no open receptacles. The exterior outlets did not trip when tested with a circuit tester.

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34) Monitor-Recommend:

There is evidence of prior Knob-And-Tub (KNT) wiring in the house (basement and attic). Where found the KNT wiring was

found to not be active and has been replaced by plastic (NM) wiring. KNT wiring is a known fire hazard due to the brittle

nature of its sheathing, etc. It also is a homeowner’s insurance obstacle. Although no active KNT wiring was found within

the house there exists the possibility that some does remain active (e.g. behind walls, etc.).

35) Replace-Recommend. Cost=Medium.

Extension cord is used as permanent wiring in the crawl space. Extension cord is not suitable for use as permanent wiring as

it can be damage from staples/fasteners and does not necessarily have the required ampacity of permanent NM wires.

Therefore it is a fire/electrical safety issue. Consider adding a permanent outlet in order to serve the appliances in the crawl

space.

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36) Replace-Recommend. Cost=Low.

The outlets in the unfinished basement should be replaced with GFCI outlets for electrical safety. All exterior, unfinished

basement, crawl space outlets and outlets within 6’ of a sink should be GFCI outlets or should be protected by upstream

GFCI outlets to prevent electrocution. If this outlet is to serve an appliance that is susceptible to “tripping” GFCI outlets

(such as fridges) then it must be a dedicated outlet with no open receptacles. The basement outlets did not trip when tested

with a circuit tester.

37) Replace-Recommend. Cost=Low.

The outlet on the second floor front/right room right wall has an open ground and needs to be re-connected/installed or

replaced for electrical safety as the ground (safety conductor) is not present/active. This suggests that this outlet may be

connected to Knob-And-Tube wiring which is a fire hazard and may represent a homeowner insurance obstacle.

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38) Repair-Recommend. Cost=Low.

The outlet on the second floor rear/right room right wall is loose and should be secured for electrical and fire safety.

39) Repair-Recommend. Cost=Low.

The outlet on the second floor rear/left bedroom rear wall is not energized on one side and should be replaced for

convenience and electrical/safety.

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40) Replace-Recommend. Cost=Low.

The outlet in the second floor bathroom should be repaired/replaced for convenience and electrical/fire safety as it was found

not powered.

41) Repair-Recommend. Cost=Low.

The outlet on the living room right wall is loose and should be secured for electrical and fire safety.

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UTILITY: MAIN DISCONNECT/SERVICE BOX: SYSTEM GROUNDING:

Service Drop, or Fuses, or Water Pipe

Service Lateral Breaker Ground Rod

SERVICE ENTRANCE CABLE: No Main Disconnect<6 Throws Ufer/Other

Copper, or Not Visible

Aluminum DISTRIBUTION PANEL:

SE Cable, or Fuses DISTRIBUTION WIRE:

Conduit, or Bulldog/Pushmatic AC/Metallic sheathed/BX

Not Visible Breaker Copper NM

Service Cap, or Aluminum NM

Gooseneck AUXILIARY PANELS: Copper Clad Aluminum

Fuses Solder-dipped Copper

SERVICE SIZE: Breakers Knob-And-Tube abandoned

60 Amps Location: OUTLETS:

100 Amps Grounded

150 Amps Not Grounded

200 Amps Upgraded

Polyphase Volts: 120/240 120 3-phase Mixed

Location of Main Disconnect: Basement

LIMITATIONS:

Not Tested/Removed

Not Accessible

Not Visible

Pool & lighting

Fuse Blocks

Main Service /Combination Panel Cover

LIMITATIONS OF ELECTRICAL INSPECTION

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

Electrical components concealed behind finished surfaces are not inspected.

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

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

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

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

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HEATING HEATING OBSERVATIONS

RECOMMENDATIONS / OBSERVATIONS:

42) Replace-Recommend. Cost=Medium.

There is evidence of back drafting/corrosion on the water heater at the vent hood. This appears to be due to an excessive

increase in vent connector size before another appliance (boiler) is added. The increase in size has the propensity to slow

down the discharge speed and allowing damaging condensation in the vent connector which can lead to rust damage, etc.

It is recommended that the vent connector connection be changed to a smaller diameter vent size for the water heater.

Also the water heater should join the vent connector for the boiler above it.

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43) Further Investigation Required – Recommend. Cost=Medium.

The boiler (built 1989) should be serviced and verified by a licensed HVAC technician that the heat exchanger is intact and

not cracked which can be a health safety hazard. The boiler has not been serviced since 2011. Furnaces should be serviced

annually.

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FUEL: CHIMNEY LINER: EFFICENCY:

Gas Forced Air, or None Conventional

Oil Forced Air, or Clay High

Electricity, or Cement Mid

Wood, or Metal

Combination Not Applicable, furnace

Oil-To-Gas Conversion Not Visible CAPACITY:

Electricity Radiant Heat Input (K BTU/Hr): 150

Hot Water Radiant heat Make 1: Columbia Output (K BTU/Hr): 124

Gas Boiler Model 1: MCB1501D

Oil Boiler Make 2: Make 3:

Model 2: Model 3:

LIMITATIONS:

Inspected and Working

Inspected and Not Working

Not Inspected

No Access/Concealed/Not Visible/Off

Data Plate

System Off

Heat Pump

Heat Exchangers

Oil Tank

Chimney Clean-Out

Chimney Liner

Safety Devices

Circulating Pump

Radiator/Zone Valves

Humidifier

Electronic Air Filter

Solar Heating

LIMITATIONS OF HEATING INSPECTION

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

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

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

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

Solar space heating equipment/systems are not inspected. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

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INSULATION/VENTILATION

INSULATION/VENTILATION OBSERVATIONS

RECOMMENDATIONS / OBSERVATIONS:

44) Repair-Recommend. Cost=Low/Medium.

The insulation in the basement ceiling is installed upside down. The Kraft paper (class 2 vapor retarder) should face toward

the heated rooms above to prevent the trapping of condensation between the Kraft paper and the floor sheathing. This can

cause wood rot and mold issues. The insulation should be inverted to the proper orientation in this section.

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45) Provide-Recommend. Cost=High.

The attic (above finished area) does not have a method of ventilation or access. Without proper attic ventilation wood rot and

mold issues can become prevalent in the attic envelope. It is recommended to add ventilation and an access opening.

It is also possible that there is Knob-And-Tube wiring that exists in a precarious condition in this area that will need to be

addressed as well. Possible methods of insulation/ventilation are:

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46) Provide-Recommend. Cost=Medium.

The crawl space floor should be fully and continuously covered with a moisture barrier (e.g. 6 mil polyethylene or

equivalent) to prevent the allowance of moisture to the crawl space. Otherwise wood rot, mold issues and potential structural

issues can arise. The floor is currently covered with roofing materials which are insufficient for such a purpose.

47) Monitor-Recommend.

The water pipes in the crawl space are wrapped in heat tape (electrical method of keeping the pipes from freezing). This may

indicate past freezing issues have occurred in this area. The homeowner should be aware of this potential issue and that such

leaks can be catastrophic.

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48) Repair-Recommend. Cost=Low/Medium.

The insulation in the crawl space ceiling is installed upside down. The Kraft paper (class 2 vapor retarder) should face toward

the heated rooms above to prevent the trapping of condensation between the Kraft paper and the floor sheathing. This can

cause wood rot and mold issues. The insulation should be inverted to the proper orientation in this section.

49) Provide-Recommend. Cost=Uncertain.

The crawl space does not have any apparent method of ventilation. This can result in wood rot, insect damage and mold

issues in the crawl space. Proper ventilation should be provided.

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50) Provide-Recommend. Cost=Medium.

Typical for a house of this age the house was built according to balloon framing methods and not of platform framing

techniques present in modern construction. With balloon framing the walls were built first then the floors were added. In

platform framing the floors are built first and walls added after. One drawback of balloon framing is that the areas between

the wall studs can serve as a chase for the spread of fires. Therefore the open bays between the basement joists at the

basement ceiling level should be fire-blocked to prevent the spread of fires to/from the upper floors to the basement.

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Existing (R-Value/Depth)

Main

Att

ic

2n

d A

ttic

3rd

Att

ic

Main

Fla

t

2n

d F

lat

Cath

ed

ral

Kn

ee W

all

s

Wo

od

-Fra

me

Wall

s

Wo

od

-Fra

me

Wall

s

(Ad

dit

ion

)

Maso

nry

Wall

s

Maso

nry

Wall

s

(Ad

dit

ion

) B

asem

en

t

Wall

s

Cra

wl

Sp

ac

e

Wall

s

Cra

wl

Sp

ace

(Flo

or

ab

ov

e)

Flo

or

Ab

ove

Po

rch

Lo

g W

all

s

Not Accessible/Visible

Fiberglass

Mineral Wool

Cellulose

Vermiculite

Wood Shavings

Plastic/Foam Board

Air/Vapor Barrier Roof Ventilation Crawl Space Ventilation

Plastic/Polyethylene Ridge Vent Wall Vent(s)

Kraft paper Roof Vent Into Basement

Not Visible Gable Vent(s) None Found

None Found Soffit Vent not active Other_________________

Other_____________ Turbine Vent

None Found

Power Ventilator Power Ventilator Not Tested (Temp < 60 deg F)

LIMITATIONS OF INSULATION/VENTILATION INSPECTION

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

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

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

An analysis of indoor air quality is not part of our inspection. This includes identification or implications, if any, of any hazardous mold presence.

Any estimates of insulation R values or depths are rough average values. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

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PLUMBING PLUMBING OBSERVATIONS

RECOMMENDATIONS / OBSERVATIONS:

51) Provide-Recommend. Cost=Low.

The sink pump in the basement has a vent that should be extended to the exterior or fitted with an approved auto-air-

admittance device in order to prevent the allowance of dangerous sewer gases into the basement.

52) Monitor-Recommend:

The water pressure in the supply plumbing on several fixtures was low during the inspection when multiple fixtures were

operated. The homeowner should consider upgrading the diameter of the water pipes in the basement. Otherwise operability

and comfort will be compromised regarding water usage within the home.

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53) Improve-Recommend. Cost=Medium.

The gas shut-off valve for the stove/oven is located in the basement. Normally the service valve should be located within the

room that the appliance it serves is located so that it can be located/used when needed.

54) Repair-Recommend. Cost=Low.

The top bathroom toilet is loose and should be re-set with a new wax ring and/or floor flange to prevent further subfloor and

floor damage from leaking water.

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55) Repair-Recommend. Cost=Low.

The lower bathroom toilet is loose and should be re-set with a new wax ring and/or floor flange to prevent further subfloor

and floor damage from leaking water.

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SERVICE PIPE INTO HOUSE: WATER FLOW PRESSURE: WASTE PIPING IN HOUSE:

Lead, or Functional Plastic

Copper Above Average Cast iron

Plastic Below Average Copper

Galvanized Steel, or Lead

Not Visible WATER HEATER: Asbestos vent stack

Combination System

SUPPLY PIPING IN HOUSE: Induced Draft/Fan Assisted OTHER SYSTEMS:

Galvanized Steel Tankless/Indirect/Instantaneous Solid Waste/Ejector Pump NC

Plastic Electric, or Sump Pump

Copper Gas, or Laundry Tub Pump

Brass Oil

Not Visible High Efficiency-Side Vented Main Water Shut-off: Basement

Main Gas Shut-off: Basement

Tank Capacity (gal): 40

LIMITATIONS:

Inspected and Working

Not Inspected Not Visible/Off

Water

Gas

Septic System

Water Treatment Equipment

Main Shut-off Valve

Tub/Sink Overflows

Fixtures Not Tested/Not in Service:

Water Heater Radon System Whirlpool Bath Sprinkler System Exterior Faucets Off Pool/filter/heaterSump Pump Well Fire Suppression System

LIMITATIONS OF PLUMBING INSPECTION

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

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

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

Concealed (e.g. below ground) drain systems are not inspected.

Clothes washing machine connections are not inspected.

Floor drains, whether interior or exterior are not inspected.

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

If the home has a sump pump then a battery back-up system should be installed because a storm may cause power to the home to lose power which will render the sump pump inoperative which may lead to house basement flooding and catastrophic damage.

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

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INTERIOR/APPLIANCES/FIREPLACES INTERIOR OBSERVATIONS

RECOMMENDATIONS / OBSERVATIONS:

56) Replace-Recommend. Cost=Medium.

The basement stairway opening is a potential child/pet safety issue. A 4” ball should not be able to pass off/through the

opening above 30” for child/pet safety. Spindles should be installed in this opening to prevent falls.

57) Provide-Recommend. Cost=Medium.

There is no handrail for the basement stairs. One should be provided that is graspable for safety (falling) hazards.

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58) Provide-Recommend. Cost=Medium.

There is no handrail for the upper stairs. One should be provided that is graspable for safety (falling) hazards.

59) Monitor-Recommend.

The headroom height for the basement stairs is less than the recommended 6’ 8” as required by modern construction codes.

Therefore, tall residents/guests should be aware of the height limitation of the stairs in order to prevent head injuries, etc.

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60) Monitor-Recommend.

The landings on the interior stairs (two) are generally too short according to modern construction codes. Generally landings

are 3’+ in depth.

61) Monitor-Recommend.

The basement stairs have an incorrect tread depth. They may represent a tripping/falling hazard. Consider installing steps

with a longer run.

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62) Replace-Recommend. Cost=Low.

The second floor front two (end) windows have a broken pane each and should be replaced for safety and security.

63) Repair-Recommend. Cost=Low.

The window in the second floor bathroom does not open. It may be painted/screwed shut. It should be made free to open as it

may serve as an emergency egress access point.

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64) Repair-Recommend. Cost=Low.

The second floor front middle window does not stay up when opened. This can lead to injured hands/heads from the

unexpected falling of the window. New sash mechanisms/springs should be installed for operability and safety.

65) Repair-Recommend. Cost=Low.

The second floor front/right room door does not catch/lock. The strike plate and lock should be adjusted/repaired for

convenience and security.

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66) Replace-Recommend. Cost=Low.

The second floor front/right room right window has a broken pane each and should be replaced for safety and security.

67) Provide-Recommend. Cost=Medium.

Several bedrooms do not have door- accessible light switches. This may be a safety issue as residents may have to enter dark

rooms to search for light switches. Consider adding door-accessible light switches in these rooms.

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68) Repair-Recommend. Cost=Low.

The second floor right/rear bedroom has three windows that do not stay up when opened. This can lead to injured

hands/heads from the unexpected falling of the window. New sash mechanisms/springs should be installed for operability

and safety.

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69) Repair-Recommend. Cost=Low.

The second floor right/rear bedroom door does not catch/lock. The strike plate and lock should be adjusted/repaired for

convenience and security.

70) Repair-Recommend. Cost=Low.

The second floor rear/left bedroom door does not catch/lock. The strike plate and lock should be adjusted/repaired for

convenience and security.

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71) Repair-Recommend. Cost=Low.

The windows in the second floor rear/left bedroom do not open. They may be painted/screwed shut. They should be made

free to open as they may serve as an emergency egress access point

72) Repair-Recommend. Cost=Low.

The windows on the landing (left) do not stay up when opened. This can lead to injured hands/heads from the unexpected

falling of the window. New sash mechanisms/springs should be installed for operability and safety.

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73) Replace-Recommend. Cost=Low.

The second floor landing windows have broken panes which and should be replaced for safety and security.

74) Provide-Recommend. Cost=Low.

An anti-tilt bracket should be added to the kitchen stove for child safety. The bracket should prevent the stove from tipping

over onto someone, etc.

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75) Monitor-Recommend:

The unvented fireplace in the home (living room) may be a hazard to operate. It does not discharge/vent combustion products

to the exterior. Windows and/or doors should be opened when it is operated. Otherwise the combustion products will linger

in the home. This may cause health issues with residents and allow excess condensation/moisture into the home which can

damage interior surfaces and cause mold issues, etc.

76) Repair-Recommend. Cost=Low.

Two windows in the dining room do not open. They may be painted/screwed shut. They should be made free to open as they

may serve as an emergency egress access point

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MAJOR WALL FINISHES: MAJOR CEILING FINISHES: WINDOWS:

Plaster Plaster Single/Double Hung

Drywall Drywall Casement

Paneling Acoustic Tile Sliders

Brick/Stone Suspended Tile Awning

Concrete/Concrete Block Metal Fixed

Stucco/Texture/Stipple Stucco/textured/Stipple Skylights

FIREPLACES: Wood Solariums

Masonry* GLAZING:

Zero Clearance PARTY WALLS:

Single

Insert* Masonry Double

Gas Not Vented Wood Frame Triple

Factory Built, Metal Chimney None in Attic Primary Plus Storm

Wood/Metal chimney* Not Visible/Accessible

Non-Functional

Wood Stove*

Evidence of Fireplace Backdraft: Y N

LIMITATIONS:

Inspected and Working

Inspected and Not Working

Not Inspected

Finished/Concealed/Off

CO/Smoke Detectors Present (but not inspected due to requirement variances between municipalities)

Present

but not tested

Security Systems

Intercoms

Central Vacuum

Chimney Flues

Chimney Draw

Elevators

Stovetop

Oven

Microwave

Fixtures Not Tested/Not in Service:

Dishwasher Hot Tub Washer/Dryer Refrigerator

LIMITATIONS OF INTERIOR AND APPLIANCES INSPECTION

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

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

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The presence of lead paint is not inspected for. If the house was built before 1978 then there exists the possibility of lead paint.

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

*If the home has a fireplace it should be thoroughly inspected and cleaned by a fireplace specialist in order to prevent damaging chimney fires. Only the accessible parts of the chimney are inspected. They may contain blockages, debris in the inaccessible/not visible areas that may constitute fire hazards. Fireplace and chimneys should be inspected and cleaned annually by a chimney/fireplace specialist.

Mildew and fungi mold are common on most homes. There exists the possibility that mildew, mold and fungi can be located in inaccessible areas (e.g. behind drywall, etc.) This inspection does not include the identification of harmful mold.

Smoke and Carbon Monoxide Detectors should be installed and maintained on each floor. Periodic testing is highly recommended.

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection. As described in the pre-inspection agreement, this was a visual inspection only. Appliances were tested by operating them for a short period of time. It is strongly recommended that a Homeowner’s Warranty or service contract be purchased to cover the operation of appliances. It is further recommended that appliances be tested during any scheduled pre-closing walk through. Like any mechanical device, appliances can malfunction at any time (including the day after taking possession of the house). Prior to the use of any clothes dryer, the clothes dryer vent connector and vent should be fully cleaned and thereafter every six months. The inspection of the appliances was limited by (but not restricted to) the following conditions: • Thermostats, timers and other specialized features and controls were not tested. • The temperature calibration, functionality of timers, effectiveness, efficiency and overall performance of appliances is outside the scope of this inspection. Please also refer to the pre-inspection agreement for a detailed explanation of the scope of this inspection. Carbon monoxide is a colorless, odorless gas that can result from a faulty fuel burning furnace, range, water heater, space heater or wood stove. Proper maintenance of these appliances is the best way to reduce the risk of carbon monoxide poisoning. However, it is recommended that carbon monoxide detectors be installed within the home for monitoring if not already in place. For more information, consult the Consumer Product Safety Commission (C.P.S.C.) at 1-800-638-2772.

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Cooling/Heat Pumps/Ducts

COOLING/HEAT PUMP OBSERVATIONS

RECOMMENDATIONS / OBSERVATIONS:

None installed.

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AIR CONDITIONING: COOLING DRAW (RLA):

Air Cooled, or COOLING CAPACITY (tons):

Water Cooled, or OTHER SYSTEMS:

Independent System, or House Fan

Gas Chiller Evaporative Cooler One Speed

HEAT PUMP: Make 1:

Air Source Model 1:

Auxiliary Heat Make 2:

Ground/Water Source Model 2:

Independent Unit Make 3:

Model 3:

LIMITATIONS:

Inspected and Working

Inspected and Not Working

Not Inspected/ Prevented by Temp.

No Access/Concealed/Not Visible/Off

Data Plate

Outdoor Coil

Outdoor Temp Prevented AC Test

House Fan

Window AC Unit(s)

LIMITATIONS OF COOLING / HEAT PUMPS INSPECTION As described in the pre-inspection agreement, this was a visual inspection only. Air conditioning and heat pump systems, like most mechanical components, can fail at any time. The inspection of the cooling system was limited by (but not restricted to) the following conditions: • If applicable, window mounted air conditioning units are not inspected. • The cooling system adequacy is not determined. This is a complex formula based on windows, insulation levels and the size of the home. • The uniformity of cool air distribution was not determined during a one-time inspection. • The air conditioning system could not be tested as the outdoor temperature was below 65 degrees F (compressor damage could occur). Please also refer to the pre-inspection agreement for a detailed explanation of the scope of this inspection.

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