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Property Inspection Report
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Final Analysis Home Inspections 1385 Fordham Dr. Virginia Beach VA 23464 |
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Prepared exclusively for removed for privacy |
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| xxxx Buckingham Ave. Norfolk VA 23508 |
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Report ID:
080515 |
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| Inspection Date:
5/8/2015 |
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| Inspected By: Adam Comeau
ASHI Certified inspector 258778 DPOR Certified Home inspector Lic# 3380000660
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757.495.2300 |
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| Date: 5/8/2015 | Time: 09:00 AM | Report ID: burgess080515 |
| Property: xxxx Buckingham Ave. Norfolk VA 23508 |
Customer: Removed for privacy |
Real Estate Professional: Kathryn Hoover Nancy Chandler |
Type of Inspection: Home Buyers inspection | Inspection Restrictions/limitations: None |
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General inspection accessibility: Occupied, furnished | All Utility services are on?: Yes | In Attendance: Buyer, Buyers Agent |
Type of building: Single Family (2 story) | Square Feet of conditioned space: 2,190 | Age of building (year built): 1925 |
# of Bedrooms: 3 Bedrooms | # of Bathrooms: 2.5 bathrooms | Temperature during inspection: 70 |
Weather: Clear | Ground/Soil surface condition: Dry | Garage: detached, 1 car |
Inspected (IN) = I visually observed the item, component or unit and if no other comments were made then it is satisfactory and appeared to be functioning as intended allowing for normal wear and tear.
Not Inspected (NI)= I did not inspect this item, component or unit and made no representations of whether or not it was functioning as intended and will state a reason for not inspecting.
Not Present (NP) = This item, component or unit does not exists in this home or building.
Information & Disclosures (ID) = Important information you should know about this house or building including, disclosures, alerts,
advisories and warnings about typical conditions or circumstances for this home. Not necessarily something abnormal or unusual
but critical information that may pose significant concern for health risk, environmental safety or additional cost. These items will be
indicated with an
Orange Flag
Repair or Replace (RR) = The item, component or unit is not functioning as intended, defective, broken or otherwise needs further
inspection and evaluation by a qualified contractor. Items, components or units that should be repaired, replaced or corrected.
These will be indicated with a
Red Flag 
Inspection standards: This inspection was completed in compliance with the professional standards of practice set forth by the American Society of Home inspectors (ASHI)
Purpose and Objective: This inspection is not technically exhaustive and can not be conclusive of every detail. The primary objective of this building inspection is to identify and report MATERIAL DEFECTS. Material Defects are defined as a specific issue with a system or component of a residential property that may have a significant, adverse impact on the value of the property, or that poses an unreasonable risk to people. The fact that a system or component is near, at or beyond the end of its normal useful life is not, in itself, a material defect. Normal wear and tear, maintenance typical defects or deficiencies are not defined as material defects. That is not to say that the home inspector will not report smaller defects such as cracked glass, broken outlets or leaky faucet washers but this is not the primary objective of an inspection. The home inspection is a first look attempt at ascertaining the general condition of a property. While it is the purpose of this inspection to discover and disclose those major items and concerns that may have an adverse impact on the value of this property and the health and safety of it's occupants, it is not an exhaustive list of defects or discrepancies and it certainly should not be used as a punch list of repairs. Repair list and cost estimates should be obtained from contractors. It is important to know that home inspectors are general practitioners with a limited amount of time and capabilities that is primarily focused on major issues in the home. Outside of normal testing and observation, Inspectors do not engage in troubleshooting or diagnostics and can not offer repair advice. home inspections are limited to visual observations only and does not include technically exhaustive or invasive analysis. However, this report attempts to identify and recommend conditions that should have further evaluation by experts prior to closing.
Typically included in any inspection report will be smaller issues, discrepancies, observations and suggestions. These may not be considered serious or significant problems but common to find on any home and is mostly provided as courtesy in an attempt to give you a more comprehensive understanding of the home.
It is the objective of the inspection and report to provide you the means by which you can progress in an informed manner thereby protecting yourself as much as possible before taking ownership of a property. This may mean obtaining further evaluation and repairs by an expert, purchase price adjustments, escrow of funds for repair, or withdrawing from a buyers purchase agreement altogether. If you are subject to an inspection contingency removal purchase addendum your conditions and disposition of removing that contingency should be clearly stated with details of expected outcomes. Furthermore, it should also be stated that any dispositions agreed to should be subjective to your re-inspection and final acceptance of satisfactory completion prior to closing of escrow.
Repairs - No matter how big or small, All repairs, corrections or replacements should be requested to be completed by licensed, qualified professionals with copies of their credentials, licensing, labor and product warranties and receipts of work. It is not recommend that you ask the seller to make the repairs unless they are qualified in the trades and you feel confident that they'll do a good quality job. It should be expected and required that all work be accompanied by any required city permits and inspections. Mostly all work except minor repairs require city permits and inspections. Finally, all repairs should be subject to your re-inspection, satisfaction and approval a couple days before closing.
Reinspection - Due to liability restrictions, reinspections are not the policy of Final Analysis home inspections. All repairs or corrections should be completed by qualified, licensed professional in their trade and should be accompanied by permits, work orders, receipts and warranties. If you feel a reinspection is necessary we can provide on a case by case basis and subject to schedule availability. The property inspection contingency removal addendum (PICRA) should be provided to us when the re-inspection is requested. All re-inspections are subject to a minimum fee of $200 and will be accompanied by an updated report.
NOTICE OF URGENCY: If you are buying this property, any discrepancies, concerns or issues revealed in this report should be resolved to your satisfaction before close of escrow and/or taking possession.
Older Home - This home is older than 50 years and the inspection is subjective to it's age. Older vintage homes can be inherently problematic which is somewhat normal and expected but you should be aware of the potential concerns. Because of their age, older homes can be more expensive to update, repair and maintain. It is common to have areas that no longer comply with current fire or building code. While this inspection makes every effort to point out safety issues or major deficiency's caused by age, but it does not inspect for current building code compliance. Any major repairs, updates or improvements that have been completed should be accompanied with the required city permits and inspections for approval. It is not unusual to see un-level flooring, door and window frames out of square and binding, cracked plaster caused by frame settlement, sagging or prior repairs but not necessarily indicative of structural failure.
Health and Environmental - Older homes may contain lead based paint, lead in water pipes or solder joints, asbestos, buried fuel oil tank or other conditions that are now considered hazardous. Special treatment and handling requirements of these materials during repairs can increase cost substantially. We report suspicious conditions but this inspection does not cover environmental health inspections, sampling, conditions, safety or laboratory testing.
Repair workmanship - Older homes have a higher propensity for amateur repairs, mixed materials old and new, temporary fixes or less than standard quality workmanship. Older homes are typically better built but would be subject to more maintenance, updates and alterations over the years. This inspection looks for items that are blatantly unsafe, structurally unsound, not functioning as designed or otherwise can have a negative impact on the current value of the property. It does not anticipate or project the maintenance cost of owning an old property.
Efficiency - Older homes may not be thermal efficient and may contain inefficient windows, HVAC system, poor or non-insulated walls, floors, ceilings.
Overview: A thorough home inspection was completed at the subject property in accordance with the American Society Home Inspections (ASHI) standards. The inspection reveals that this 1924 antique structure has normal wear and aging subjective to its age. Its structure and systems are generally sound and well built and maintained but there are some significant structural concerns that should be addressed among other typical defects and deficiencies. All observations made and items reported here should be carefully reviewed and considered for correction where needed as they are specific to this home and can have a significant impact on it's condition, safety and value.
GENERAL ROOF CONDITION / RATING:
Good (No significant concerns, functioning as designed) |
Roof covering material:
3 tab asphalt shingle Cement / Asbestos Tile |
Viewed roof from:
Ladder Walked roof Remote camera |
Number of layers:
One |
Attic Ventilation:
windows Improvements recommended |
| 1.0 |
ROOF COVERINGS
Comments and observations: Inspected |
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(1) Aging Roof - The roof shingle coverings is on the lower rear room addition and garage are old, and their service life has expired.
Observed during inspection are granular erosion,, dried, brittle. Item's 1- 3(Pictures) The shingle covering is in need of
replacement and this should be taken into consideration. If replacement is delayed leaks may develop and the need for
patching and repairs will accelerate. Recommend further evaluation and replacement cost estimates be obtained from a qualified
roofing contractor. Note I: It is not uncommon for roofers to discover hidden rot damage or delamination of roof decking during
replacement and they will charge extra for this. Note II: all flashings, roof vents and soil vent boots should be replaced during a new
roof installation.
1.0 Item 1(Picture)
1.0 Item 2(Picture)
1.0 Item 3(Picture)
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| (2) Observation - The main roof covering is original old style cement tiles. Aside of mildew, lichen growth and some erosion they are sound and should provide many more years of service. Cleaning can be performed by a specialist. They can be painted but once painted will need periodic paint maintenance. Flashings and fasteners are the weak point and should be periodically inspected and maintenance / repairs as needed. |
| 1.1 |
FLASHINGS
Comments and observations: Inspected |
| 1.2 |
SKYLIGHTS, CHIMNEYS and Other ROOF PENETRATIONS
Comments and observations: Inspected |
| 1.3 |
ROOF DRAINAGE SYSTEMS
Comments and observations: Inspected |
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Defect - Gutters are aging, deteriorating, have suffered delayed maintenance and are in general disrepair. They are not draining as
designed. Observed leaky seams/joints, loose fasteners and sagging/pulling away from fascia. Poorly functioning gutters can cause
rot damage to the trim and cause erosion and water intrusion at the foundation. Recommend repair and replace gutters as needed to
restore adequate roof drainage.
1.3 Item 1(Picture)
1.3 Item 2(Picture)
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| 1.4 |
ATTIC VENTILATION
Comments and observations: Inspected |
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General Statement - Attic ventilation plays an important role in reducing the heat loads in your attic, dissipating trapped moisture and contributing to the overall health of your attic/roof system. A poorly ventilated attic can reduce HVAC performance, shorten shingle life, and will promote rot of wood materials if moisture can't escape. Poor eave/soffit vents are the # reason for poor attic ventilation. Typically newer homes are better ventilated but older homes 20+ years, should be reviewed for improvement. It is important to remember that you need balanced intake vents along with outlet vents for good air flow. Installing just a power fan may not accomplish this. See more ventilation tips here Attic is ventilated |
GENERAL EXTERIOR CONDITION / RATING:
Good (No significant concerns, functioning as designed) |
Siding material:
Wood |
Trim materials:
Wood |
Exterior Entry Doors:
Wood |
Appurtenance:
Covered porch |
Driveway:
Concrete Dirt |
Evidence of water intrusion at exterior walls windows doors:
No |
| 2.0 |
Siding, Trim, Eaves, Flashings, Exterior finishes
Comments and observations: Inspected |
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(1) Defect - Observed rot and deterioration at the fascia at left rear over laundry area. Note: this is just an inconsequential 1x6 nailer
board that was added to support the gutters and is not part of the homes design.
2.0 Item 1(Picture)
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(2) Observation - The siding is old style clabboard and is weather beaten and worn but still functioning as designed. Observed peeling
paint, warped and separating boards. Maintenance needs will be higher than most exterior wall coverings.
2.0 Item 2(Picture)
2.0 Item 3(Picture)
2.0 Item 4(Picture)
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| 2.1 |
Doors (exterior)
Comments and observations: Inspected |
| 2.2 |
Windows (exterior)
Comments and observations: Inspected |
| 2.3 |
Decks, Balconies, Stoops, Steps, Porches, Patio/Sun rooms, Railings
Comments and observations: Inspected |
| 2.4 |
Vegetation, Grading, Drainage, Driveways, Walkways, Retaining walls (With respect to their effect on the condition of the building)
Comments and observations: Inspected |
| General Information - Positive grading and drainage are essential to the welfare of a property, and are usually the primary concern of architects and builders. Moisture can deteriorate most surfaces, cause soil movement and erosion, and undermine the structures foundation. The ideal site will be graded to conduct water away from a building. In fact, the ideal building will be surrounded by hard surfaces that slope way from the exterior walls, the interior floors will be several inches higher than the exterior grade, and the building will have gutters and downspouts and a system of drainage designed to prevent any moisture from threatening the foundation or the living space. Unfortunately, many properties do not meet this ideal, conditions on most can generally be improved, and all need to be monitored and maintained to prevent damage. Also, inspectors cannot see inside area drains and do not water-test them, but they can become blocked by debris, occluded by silt, and damaged by movement. Therefore, buyers should question sellers about the functionality of any such system, have it serviced by a specialist, or assume the risk of having a system that does not function well and the damage that might result |
| 2.5 |
Garage, Garage door, opener safety reverse (if applicable)
Comments and observations: Inspected |
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detached garage on premises.
Defect - The garage overhead door is boarded shut and non-functional. Item 1(Picture) 
2.5 Item 1(Picture)
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This inspection does not test for or report on the presence of MOLD or other indoor air quality issues or hazards.
GENERAL INTERIOR CONDITION / RATING:
Good (No significant concerns, functioning as designed) |
Ceiling Materials:
Drywall, Sheet rock, Gypsum Plaster veneer Wood lath and plaster |
Wall Material:
Wood lath and plaster wood panel board |
Floor Covering(s):
Hardwood T&G Tile |
Window Types:
Wood Double-hung Single pane AGED Storm windows |
Interior Doors:
Hollow core Wood |
Cabinetry:
Wood |
Countertop:
Laminate |
| 3.0 |
CEILINGS
Comments and observations: Inspected |
observation - The Plaster key ways for ceiling coverings appear to be in good condition and are still holding to wood planking and
are not brittle or crumbling (Item 1). Note it appears that all ceilings have been re-done with gypsum boards and plaster except the
master bedroom which is exhibiting cracking. The plaster is tight to ceiling and not delaminating at this time but should be
monitored. Item 2(Picture)
3.0 Item 1(Picture)
3.0 Item 2(Picture) master bedroom ceiling
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| 3.1 |
WALLS
Comments and observations: Inspected |
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Disclosure, Safety - This home may contain lead based paint. Many houses and apartments built before 1978 have paint that contains lead (called lead-based paint). Lead from paint, chips, and dust can pose serious health hazards if not taken care of properly. You may consider having this home professionally tested for the presence of lead based paint. During construction or renovation lead based paint requires special containment and removal. Read more about lead in the home. |
| 3.2 |
FLOORS
Comments and observations: Inspected |
| 3.3 |
STEPS, STAIRWAYS, BALCONIES AND RAILINGS
Comments and observations: Inspected |
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Deficiency - Old combustion air intake in the equipment room steps that is open into the crawlspace environment is no longer
needed and should be sealed off (Item 1). Recommend professional repairs be completed by a qualified contractor.
3.3 Item 1(Picture)
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| 3.4 |
COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETS
Comments and observations: Inspected |
| 3.5 |
DOORS (REPRESENTATIVE NUMBER)
Comments and observations: Inspected |
| 3.6 |
WINDOWS (REPRESENTATIVE NUMBER)
Comments and observations: Inspected |
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(1) Defect, Safety - The sash balances have failed in the formal living room left side window bottom sash and it will not stay open as
designed (Item 1). The sash balance is the mechanism that holds the window in place when opened. A defective sash balance can
cause serious personal injury and can make it very difficult to escape in the event of fire. Have all defective sash balances further
evaluated and repaired or replaced as needed by a qualified window repair technician.
3.6 Item 1(Picture)
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(2) Safety disclosure- The windows at both of the stair landings are not safety glass and can cause severe injury (Items 2 and 3).
Generally speaking, any glass in a walkable area that is less than 18" from the floor and greater than 9 square feet in size must be
safety glass (Item 4). Some windows on stairways and landings require safety glass. Windows in the area of a door's opening arch or
windows less than 60" in a bath/shower must be safety glass. All safety glass has an acid etched marking to identify it.
3.6 Item 2(Picture)
3.6 Item 3(Picture)
3.6 Item 4(Picture)
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(3) Deficiency, Safety - Most of the wooden windows have been painted shut and are inoperable Item 5(Picture). At least 1 window per
room must be operable for fire safety. Recommend professional repairs be completed or replacement cost estimates be obtained by
a qualified window contractor. Note : window replacement cost may be significant.
3.6 Item 5(Picture)
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GENERAL STRUCTURAL CONDITION / RATING:
Good (No significant concerns, functioning as designed) |
Is there significant structural faiulre/damage/distress was observed/suspected:
NO |
Crawl space access point:
Exterior |
Method used to observe Crawlspace:
Crawled |
Was there evidence of Termits- Powder post beetles or wood destroying fungus- mold- mildew- spores:
Inactive Termites Powder post beatles |
Was there evidence of Harmful Moisture / Water Conditions at foundation/crawlspace:
No |
Crawlspace ventilation:
foundation vents Adequate |
Attic access:
Pull Down stairs Light in attic |
Method used to observe attic:
Walked |
Was there evidence of Harmful Moisture Conditions in Attic:
No |
Foundation type:
Crawlspace |
Floor Structure:
Conventional wood framed |
Wall Structure:
Conventional wood frame |
Columns or Piers:
Brick piers |
Ceiling Structure:
Enclosed, Concealed, Not visible |
Roof Structure:
Stick-built 2 X 8 Rafters Wood plank |
Roof-Type:
Hip |
| 4.0 |
FOUNDATIONS, SLABS AND CRAWLSPACES (Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. Fungus or wood destroying insects)
Comments and observations: Inspected |
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(1) Defect - corrective action recommended - There are adverse water and moisture conditions in the crawlspace that if not corrected
can lead to structural damage of the framing and undermine the foundation. Observed heavy moisture movement through the brick
masonry that is causing breakdown of the mortar. Item 1(Picture) The interior crawlspace grade is lower than the exterior grade and
inducing reverse drainage of water into the crawlspace. The right side of crawlspace (as viewed from rear) has a significant downward
slope Item 2(Picture) which is causing water movement, flooding and erosion underneath the kitchen, study nook and stairway
area.Items 3- 6(Pictures) These conditions can lead structural failure if not corrected. Remedies may include sand fill for water
displacement and raise interior grade level, Correction of exterior perimeter drainage and eliminate water introduction which should
include gutter repairs, Installation of 100% coverage of vapor barrier.
Recommend further evaluation and cost estimates be obtained from a qualified moisture mitigation contractor. 
4.0 Item 1(Picture)
4.0 Item 2(Picture)
4.0 Item 3(Picture)
4.0 Item 4(Picture)
4.0 Item 5(Picture)
4.0 Item 6(Picture)
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(2) Deficiency / corrective action is recommended. The garage foundation is even or below grade level and vulnerable to
moisture intrusion and rot damage to wall framing along sill plate at the front, left side and rear of garage. Item's 1 and 2(Picture)
These areas should be cleared away and inspected for damage. Improvements such as proper grading, drainage and foundation
water proofing is also recommended to be completed by a qualified person or contractor experienced in correcting these conditions.
4.0 Item 7(Picture)
4.0 Item 8(Picture)
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(3) Deficiency, Repairs needed - Observed significant mortar erosion between the brick joints throughout the foundation masonry.
Items 9 -11(Pictures) Mortar is old and turning into sand and falling out of the mortar joints. The underlying cause is aging, exposure
and water/moisture that breaks down the mortar over time. All affected mortar joints will require re-pointing. This is involves removing
the old mortar to a certain depth and tuck pointing with new mortar. Some patching has been attempted but is spotty and temporary.
This process of re-pointing can be costly and should be taken into consideration. Recommend further evaluation of all foundation
masonry and repairs be completed as needed by a qualified masonry contractor.
4.0 Item 9(Picture)
4.0 Item 10(Picture)
4.0 Item 11(Picture)
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| 4.1 |
VAPOR RETARDERS (Crawl pace)
Comments and observations: Not Inspected |
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Defect - The vapor barrier (plastic) on the crawlspace ground is missing. The dirt fill is wet and muddy and needs coverage. A vapor
barrier provides added protection to the floor system and building components from harmful moisture, dampness and evaporation that
can enter from ground. vapor barrier should be at least 6mil and provide 100% coverage. It should be trimmed and fit around columns,
overlapped at seams and pinned down to prevent movement or separation. A qualified should install vapor barrier after water
mitigation corrections are completed.
4.1 Item 1(Picture)
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| 4.2 |
STRUCTURAL FRAMING walls, floors, ceilings (where visible)
Comments and observations: Inspected |
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(1) Alert - There is evidence of termites and powder post beetles in the house crawlspace framing and in the garage wall
framing.
House - Observed termite shelter tube scaring in several floor joist and underneath the fireplace hearth. Items 1- 4(Pictures) No significant structural damage was noted but the worst damage underneath the fireplace hearth appears to have unfinished repairs. Defect - The header framing underneath the left side of the hearth remains unrepaired and some of the masonry support flooring is missing. Items 5 and 6 (Picture) It is recommend that these framing defects be further evaluated and repaired to completeness by a qualified contractor. Observed some powder post beetle (wood borers) pin holes in the floor joist near the fireplace hearth. Item 7(Picture) No significant structural damage was detected as a result of powder post beetles. Garage - Observed structural termite damage to the wall top plate at the center area of left garage wall.Item 8(Picture) Observed several termite sand tube scaring on several other wall studs and at the back wall of garage. Item's 11- 10(Picture) The top plate will require professional framing repairs. Other areas were there are sand tube scars appear sound and don't appear to need repairs. Treatment - It is recommended that the garage and house wood frame structures be treated for the elimination of termites, powder post beetles and other wood damaging organicism. This should be completed by a licensed exterminator and certification as such provided. 
4.2 Item 1(Picture)
4.2 Item 2(Picture)
4.2 Item 3(Picture)
4.2 Item 4(Picture) under center area of dinning room
4.2 Item 5(Picture)
4.2 Item 6(Picture)
4.2 Item 7(Picture)
4.2 Item 8(Picture)
4.2 Item 9(Picture)
4.2 Item 10(Picture)
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(2) Defect - Improper/substandard joist supports observed under the living room area. 2x4's propped up un bricks. Item 8(Picture) Note:
These are not load bearing girders and are only designed to support the floor and prevent sag or deflection. Though they may not
need load bearing footers and masonry piers, they should be installed using jacks or other support means that are designed for this
purpose. There is another floor support systems further in under the living room that is more appropriate. However never should there
be wood to earth contact as this is subject to water/termite damage.
4.2 Item 11(Picture)
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| 4.3 |
STRUCTURAL MASONRY, COLUMNS, PIERS, CONCRETE SLAB
Comments and observations: Inspected |
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Deficiency - The girder span in 2 locations under the porch flooring should have center piers to prevent sagging. Items 1- 2(Pictures)
This is not unusual to see this type of framing on older construction but it should be improved to support potential floor loads and
avoid sag.
4.3 Item 1(Picture)
4.3 Item 2(Picture)
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| 4.4 |
ROOF STRUCTURE AND ATTIC
Comments and observations: Inspected |
(1) Observation - Observed an area around the left side of the left attic dormer (As viewed from the interior of the attic) that has some
minor sheathing rot from a prior roof leak (Item 1). The leak appears to have been cured and the area is dry at the time of the
inspection.
4.4 Item 1(Picture)
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| (2) Observation - A 1 story room addition was added to the back of the house in approximately 1956. |
| 4.5 |
CRAWL SPACE VENTILATION (if applicable)
Comments and observations: Inspected |
Disclosure: Buried, concealed or otherwise hidden piping including supply pipes and drain pipes that are not visible, are specifically excluded from this inspection. Questionable and suspect piping systems should be have an invasive, exhaustive evaluation completed by a plumbing contractor who may use video cameras, pressure testing and other means to determine the quality of pipes that are not possible during a visual home inspection.
GENERAL PLUMBING SYSTEM CONDITION / RATING:
Good (No significant concerns, functioning as designed) |
Probability of plumbing leaks:
Low |
Domestic Potable Water Source (not yard irrigation):
Public (municiple) |
Plumbing waste system:
City sewage |
Water Supply pipe (from street meter):
Copper |
Water Distribution pipes (inside structure - visible areas only):
Copper |
Plumbing Waste / Drain pipe materials:
Galvanized (antiquated, Limited service life) Cast iron (antiquated) |
Domestic hot water source:
Electric storage tank |
Water Heater Capacity:
50 Gallon (2-3 people) |
Water heater service life remaining:
20% or less (plan for replacement, consider cost) |
Hot water temperature:
130-140 deg F. (High, Scald hazard) |
Gas piping on premises:
Fuel Oil |
| 5.0 |
PLUMBING DRAIN, WASTE AND VENT SYSTEMS
Comments and observations: Inspected |
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Disclosure : This home contains antiquated style galvanized steel and/or cast iron drains which is typical for the age of construction. However, as these pipes age, they have a tendency to constrict, drain slowly and back-up do to internal rusting and corrosion. These pipes also corrode from the inside-out. They can look good from the exterior but may have internal damage. Vertical cast iron waste pipes are that are concealed inside the walls are subject to stress cracks and may leak internally with no detection. Most pipes are hidden inside the walls or floors and can cause water damages that can go unnoticed for a long time. These older style pipes have a high probability of failure. Pipes that are inside the walls or buried in the earth, underneath vapor barrier, behind insulation can not be inspected. An internal video scope inspection or pressure testing is beyond the scope of a home inspection but can be completed by a plumber to determine the pipes internal condition. Some pipes can be reamed out a few times to restore adequate drainage but this is temporary and eventually the pipes will have to be replaced. These type of drains have a limited service life of approx 30 - 50 years. Leaks, failure and the need for replacement is inevitable and costly so this should be considered when buying a house. Replacing these type pipes in homes that are built on concrete slabs can be very expensive because it involved removal of flooring and concrete. Home with crawlspaces are usually accessible and much easier to replace. This home is on a crawlspace If you are concerned about these pipes you should have them further evaluated and cost estimates obtained from a licensed, qualified plumber. |
| 5.1 |
PLUMBING WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES
Comments and observations: Inspected |
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(1) Defect - Drain is slow or backing up in the upstairs hall bathroom tub (Item 1). Generally speaking, a fixture should drain at least as
quick as it fills to prevent overflow. Drain restrictions can be a simple trap clog or something more serious which can not be
determined by inspection alone. Recommend further evaluation and correction be completed by a qualified individual or contractor.
5.1 Item 1(Picture)
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(2) Defect - The boiler expansion tank air relief valve is actively leaking water at the time of the inspection (Item 2). Recommend
professional repairs be completed by a qualified plumbing contractor.
5.1 Item 2(Picture)
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| 5.2 |
HOT WATER SYSTEMS
Comments and observations: Inspected |
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(1) Safety - Hot water temperature is above 120 Deg. F and could be a scald hazard (Item 1). Recommend adjusting water temperatures
for safety (Item 2).
5.2 Item 1(Picture)
5.2 Item 2(Picture)
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(2) Aging Water Heater - The water heater has reached or exceeded it's manufactured service life (Mfg. 2005) and are due for replacement. Statistically it is likely to fail which could leave you without hot water or worse, cause flooding and water damage. Water heaters should be replaced by a licensed plumbing contractor who should procure any required municipal permits and inspections as required by the city. If work is completed before a real estate closing/settlement it should be written subject to your satisfaction, reinspection and acceptance before closing. |
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(3) General safety information about hot water temperatures - Hot water systems can be a scald
hazard and a source of disease. Water temperatures higher than 130 deg F. can be a scald hazard.
Water temperatures less than 120 deg. F. is considered ideal for the growth of harmful bacteria inside
the tank–such as Legionella. Monitor your hot water temperatures for safety.
Information sources: http://EPA/Legionella: Drinking Water Health Advisory |
| 5.3 |
MAIN WATER SHUT-OFF DEVICE (Describe location)
Comments and observations: Inspected |
| FYI - Primary water shut off is at municipal water meter. |
| 5.4 |
FUEL STORAGE AND DISTRIBUTION SYSTEMS (Interior fuel storage, piping, venting, supports, leaks)
Comments and observations: Inspected |
| 5.5 |
MAIN FUEL SHUT OFF (Describe Location)
Comments and observations: Inspected |
| FYI - The main fuel shut off is at the gas meter. |
GENERAL ELECTRICAL CONDITION / RATING:
Good (No significant concerns, functioning as designed) |
Electrical inspection limitations:
None, Inspected in accordance with ASHI standards of practice. |
Electrical Service Cable (from utility pole or transformer):
Overhead service Aluminum 4/0 cable |
Location of MAIN electric service panel(s):
exterior wall |
Electric service and panel(s):
200 AMP Adequate capacity Main breaker Circuit breakers |
Branch circuit wiring/distribution for 15 and 20 AMP lighting and outlets:
Solid Copper Romex - NM plastic (normal - typical) Grounded (3 prong outlets) Ungrounded wiring (old style two prong outlets - safety) Solid Aluminum (inferior) Romex - NM cloth (antiquated) Mixed wiring, Old and New "wet area" outlets pre-date GFCI requirments. Recommend update for safety Branch wiring has NOT been updated |
Do smoke detectors respond to test?:
Yes Recommend updating for safety |
| 6.0 |
SERVICE ENTRANCE CONDUCTORS
Comments and observations: Inspected |
| 6.1 |
SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELS
Comments and observations: Inspected |
|
|
(1) Safety - Circuit panel directory labeling is inadequate (Item 1). Circuit breaker identification is either incomplete, mis-labeled. illegible
or otherwise not clear and should be corrected by a qualified person for accuracy and safety.
6.1 Item 1(Picture)
|
|
|
(2) Deficiency, Safety - Observed missing cable or breaker knock-out plugs at the main service panel (Item 2). Missing knock-out's can
leave energized components exposed and will also permit vermin entry. This is a fire and shock/electrocution hazard and should bee
professionally repaired by an electrician.
6.1 Item 2(Picture)
|
| 6.2 |
BRANCH CIRCUIT CONDUCTORS, OVERCURRENT DEVICES AND COMPATIBILITY OF THEIR AMPERAGE AND VOLTAGE
Comments and observations: Inspected |
|
|
Disclosure - Aluminum wire is installed on several, 120 VAC branch electrical circuits in the subject house. Item 1(Picture) These
single strand, branch circuit aluminum wires were used widely in houses during the mid 1960s and 1970s. According to the U.S.
Consumer Product Safety Commission, problems associated with aluminum wiring can cause overheating at connections between
the wire and devices (switches and outlets) or at splices, which has resulted in fires.
A random sampling was done at several of the devices in an attempt to determine whether the circuits in this home have improper connections. There are improper connections in the service panel and may be at the outlets and switches in other areas of the house. Please note that only a qualified electrician that specializes in aluminum wiring should be consulted for a more technically exhaustive evaluation in determining what and were corrections are needed. All electrical connections should be checked and corrected using approved methods and materials. For further information on aluminum wiring contact the U.S. Consumer Product Safety Commission via the Internet at http://www.cpsc.gov/ . 
6.2 Item 1(Picture)
6.2 Item 2(Picture)
|
| 6.3 |
CONNECTED DEVICES AND FIXTURES (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls)
Comments and observations: Inspected |
|
|
(1) Safety - One or more electric outlets have been painted throughout the entire house (Item 1). Paint can cause an insulating
affect on terminal surfaces which can cause high resistance, overheating and burning at receptacle plug. Typical correction would be
to replace all affected outlets. Have all receptacles further reviewed and repaired/replaced as needed for safety by a licensed,
qualified electrical contractor.
6.3 Item 1(Picture)
|
|
|
(2) Safety - Incandescent light fixtures in the master bedroom closet or confined spaces near combustible material is hot and can start
fires (Item 2). This is no longer permitted in modern construction. Replace with cool burning fluorescent bulbs for safety.
6.3 Item 2(Picture)
|
|
|
(3) Safety - Electrical outlet installed above the nat. gas stove. Outlets are no longer allowed to be installed over stoves due to the risk
of cords burning and shock and electrocution (Item 3). Recommend professional relocation or removal of the outlet be completed by a
qualified electrical contractor.
6.3 Item 3(Picture)
|
|
|
(4) Electrical safety - Improper, unsafe electrical connection observed in crawlspace under the kitchen were the wire connections are
exposed and there is no electric box. Item 4(Picture) Item 5(Picture) All electric connections or splices should be done using
approved methods and enclosed inside electrical boxes designed for this purpose. Recommend further evaluation and correction as
needed be completed by a qualified and licensed electrician.
6.3 Item 4(Picture)
6.3 Item 5(Picture)
|
| 6.4 |
POLARITY AND GROUNDING OF RECEPTACLES WITHIN 6 FEET OF INTERIOR PLUMBING FIXTURES, AND ALL RECEPTACLES IN GARAGE, CARPORT, EXTERIOR WALLS OF INSPECTED STRUCTURE
Comments and observations: Inspected |
|
|
Safety disclosure This older home contains electrical receptacles and branch wiring that is ungrounded (Item 1). This is typical of
homes built prior to 1961-63 and not considered a defect but is disclosed as a safety concern. Outlets that have only two slots that
are the same size are neither polarized nor grounded. This leaves you with no protection against shocks from defective fixtures or
appliances using that outlet. local electric codes typically do not require that they be rewired so they're grounded. But upgrading is
worthwhile because it adds protection against electrical shock. Another option is to install GFCI devices which is an acceptable
alternative to grounding which will provide the same level of protection as grounding.
Learn more about electric grounding here. 
6.4 Item 1(Picture)
|
| 6.5 |
OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS)
Comments and observations: Inspected |
|
|
(1) Observation - There is no outlet found in the downstairs powder room (Item 1), the upstairs hall bathroom or the master bathroom
(Item 2). Recommend duplex GFCI outlets be installed by a licensed electrician as needed.
6.5 Item 1(Picture)
6.5 Item 2(Picture)
|
|
|
(2) Information/Disclosure - No Ground Fault Circuit Interrupts , SAFETY - This home was built before GFCI technology was
required in certain circuits and therefore is missing some or all GFCI protection in "wet area" outlets such as; bathrooms, kitchen,
exterior, garage, etc (Items 3-5). GFCI's protect against shocks and electrocution. Recommend consider upgrading to modern
GFCI's.
GFCI's save lives!.
6.5 Item 3(Picture)
6.5 Item 4(Picture)
6.5 Item 5(Picture)
|
| 6.6 |
OPERATION OF AFCI (ARCH FAULT CIRCUIT INTERRUPTERS)
Comments and observations: Not Present |
|
|
Information/Disclosure - Non Arch Fault Circuit Interrupts , SAFETY - This home was built before
AFCI technology and therefore is missing some or all AFCI protection in bedrooms. AFCI's protect
against shorts, sparking and fires.. Recommend consider upgrading to AFCI protection.
“Older homes are statistically more vulnerable to electrical fires. Extra protection for older homes is provided by the gradual replacement, over time, of non-AFCI-protected receptacles with new AFCI-protected ones.” The NEC AFCI's prevent fires. Click here for more information on AFCI's |
| 6.7 |
SMOKE DETECTORS
Comments and observations: Inspected |
|
|
Safety - Install modern smoke detectors where needed for safety and test monthly. Read more about smoke detectors at US
consumer safety products commission. and at National Fire Protection Association.
The two most commonly recognized smoke detection technologies are ionization smoke detection and photoelectric smoke detection. Ionization smoke detection is generally more responsive to flaming fires. How they work: Ionization-type smoke alarms have a small amount of radioactive material between two electrically charged plates, which ionizes the air and causes current to flow between the plates. When smoke enters the chamber, it disrupts the flow of ions, thus reducing the flow of current and activating the alarm. Photoelectric smoke detection is generally more responsive to fires that begin with a long period of smoldering (called “smoldering fires”). |
| 6.8 |
CARBON MONOXIDE DETECTORS
Comments and observations: Not Present |
|
|
Safety - There is no carbon monoxide detector found in this home with nat. gas and fuel oil equipment and 2 wood burning fireplaces. It is recommended that one be installed according to the manufacturer's instructions. Read more about CO2 poisoning and safety at Consumer Products Safety Commission. |
GENERAL HEAT SYSTEM CONDITION / RATING:
Good (No significant concerns, functioning as designed) |
HEAT SYSTEM - SERVICE LIFE REMAINING::
50% - 80% (Good - No concerns outside of normal maintenance) |
Heat Type:
Circulating boiler |
Heat system(s) performance:
Responds to test |
Heat system(s) capacity:
Unknown |
Heat System Energy Source:
Oil |
Number of Central Heat Systems:
One |
GENERAL AC/ HP SYSTEM CONDITION / RATING:
Fair ( Functional, some concerns, amateur work, maintenance/repairs needed, aging, worn.) |
HEAT PUMP / AC - SERVICE LIFE REMAINING::
0% life expectance, (It's at the end of the line) |
Cooling Equipment Type:
Traditional central AC, split system |
AC/Heat Pump system(s) performance:
Satisfactory but Marginal |
AC/Heat Pump system(s) capacity:
Satisfactory |
Number of Central AC / HP systems:
Two |
Number of conditioned zones in the house/building:
2 |
Ductwork:
insulated flex duct |
Filter Type:
Disposable |
Types of Fireplaces:
Masonry Wood burning |
Number of operable fireplaces:
One Extra Info : 2 Fireplaces installed but parlor fireplace appears unsafe for use. |
Number of Woodstoves:
None |
| 7.0 |
HEATING, FURNACE EQUIPMENT
Comments and observations: Inspected |
| 7.1 |
PRESENCE OF INSTALLED HEAT SOURCE IN EACH ROOM
Comments and observations: Inspected |
| 7.2 |
AC COOLING, HEAT PUMP AND AIR HANDLER EQUIPMENT
Comments and observations: Inspected |
|
|
(1) Aging A/C equipment - Both of the A/C systems are aging, rusting, deteriorating and have exceeded their service life expectancy (Mfg. 1987). Replacement in the near future is inevitable and should be planned and budgeted for. At a minimum you may consider having them cleaned, served and tested by a qualified HVAC contractor in addition to further protection by obtaining a whole house warranty during purchase. |
(2) Downstairs A/C Equipment Performance - The ambient air test was performed by using thermometers on the air handler of the
Downstairs Air conditioner to determine if the difference in temperatures of the supply and return air are between 14 degrees and 22
degrees which indicates that the unit is cooling as intended. The supply air temperature on your system read 50 degrees (Item 1),
and the return air temperature was 64 degrees (Item 2). D/T = 14 Degrees F. This indicates marginally satisfactory performance and
the system is functioning as designed.
7.2 Item 1(Picture)
7.2 Item 2(Picture)
|
|
(3) Upstairs A/C Equipment Performance - The ambient air test was performed by using thermometers on the air handler of the
Upstairs Air conditioner to determine if the difference in temperatures of the supply and return air are between 14 degrees and 22
degrees which indicates that the unit is cooling as intended. The supply air temperature on your system read 49 degrees (Item 3),
and the return air temperature was 66 degrees (Item 4). D/T = 15 Degrees F. This indicates satisfactory performance and the system
is functioning as designed.
7.2 Item 3(Picture)
7.2 Item 4(Picture)
|
|
|
|
(4) Disclosure - Older design - Both of the A/C system is designed for use with R22 refrigerant AKA "Freon®" which is now
considered obsolete. R22 has been replaced with R410a refrigerant; AKA "Puron®". As a homeowner or home buyer considering
a purchase, it’s important that you understand the difference so you can make the best decision for your system while
considering your purchase.
R-22 - Often referred to by a brand name like Freon® - As of 2010, R-22 was outlawed for use in new air conditioning systems - R-22 is a hydro-chlorofluorocarbon (HCFC) which contributes to ozone depletion - Is very expensive (cost prohibitive) and will increase as limited supplies are depleted. - R424A is an R22 alternative that can be used in older R22 systems that is ozone friendly but it is almost as expensive as R22 and not as efficient. R-410A - Often referred to by a brand name like Puron®. - Has been approved for use in new residential air conditioners. - Is a hydro-fluorocarbon (HFC) which does not contribute to ozone depletion. - Will become the new required standard for U.S. residential air conditioning systems in 2015 - Can not be used in R22 designed systems. - Is low in price. - R-410A offers greater efficiency, saving you in energy costs, and is much better for the environment. What this means - - We can not determine if the system actually uses R22 or the low efficiency substitute R424A which may reduce system performance. - R22 systems are typically cost prohibitive to repair because of the high cost of R22 or R424A. - Older R22 refrigerant line-set (copper suction and liquid pipes) may require replacement when changing to R410a. - You may be forced to replace the R22 system in 2015. The typical course of action is to replace the A/C systems with a modern R410 system. |
|
|
(5) Defect - Improper A/C condensate drain and or trap configuration (Items 5 and 6). The drain should contain a trap with a vent after the
trap. Improper configuration will reduce efficiency and performance of the system and can lead to clogged drain, back-ups and water
damage. Recommend proper repairs be completed by a qualified HVAC contractor using approved methods and materials. Urgency
for repair is at your discretion.
Note: Traps are designed to prevent external air from entering the AC system. Vents are designed to prevent a vacuum which can trap water in the pipe and lead to overflow. Vents should always be installed were the water leaves the trap. 
7.2 Item 5(Picture)
7.2 Item 6(Picture)
|
| 7.3 |
PRESENCE OF INSTALLED AC/HP SOURCE AIR IN EACH ROOM
Comments and observations: Inspected |
| 7.4 |
NORMAL OPERATING CONTROLS
Comments and observations: Inspected |
| 7.5 |
DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)
Comments and observations: Inspected |
|
|
Deficiency - Heat pipe insulation is missing. Item's 1- 2(Picture) It appears the original asbestos insulation has been removed.
Recommend insulating heat pipes.
7.5 Item 1(Picture)
7.5 Item 2(Picture)
|
| 7.6 |
CHIMNEYS, FLUES AND VENTS (for fireplaces, water heaters or heat systems)
Comments and observations: Inspected |
|
|
(1) Defect - The parlor fireplace chimney flue damper is physically damaged, broken, detached from the damper handle and is
inoperable (Item 1). Recommend professional repairs be completed by a qualified chimney contractor.
7.6 Item 1(Picture)
|
|
|
(2) Defect, safety - There is no liner in the flue of the original brick fireplace chimney in the front location. Item 2(Picture) These style
chimneys are antiquated and considered unsafe for use. This chimney should not be used unless a modern flue liner is installed. It is
recommended that further evaluation and cost estimates be obtained from a CSIA contractor.
7.6 Item 2(Picture)
|
|
|
(3) Deficiency, Repairs needed - Observed mortar erosion between the brick joints of the masonry chimney. Items 3- 4(Picture) Mortar
is old and turning into sand and falling out of the mortar joints. The underlying cause is aging, exposure and water/moisture that
breaks down the mortar over time. All affected mortar joints will require re-pointing. Pointing involves removing the old mortar to a
certain depth and tuck pointing with new mortar. This process is can be costly and should be taken into consideration. Recommend
further evaluation of all chimney masonry and repairs be completed as needed by a qualified masonry contractor.
7.6 Item 3(Picture)
7.6 Item 4(Picture)
|
| 7.7 |
SOLID FUEL HEATING DEVICES (Fireplaces, Woodstove)
Comments and observations: Inspected |
|
|
(1) Deficiency, Repairs needed - Observed mortar erosion between the brick joints of the masonry chimney and firebox in both the
formal living room fireplace (Items 1 and 2) and the parlor fireplace (Item 3). Mortar is old and turning into sand and falling out of the
mortar joints. The underlying cause is aging, exposure and water/moisture that breaks down the mortar over time. All affected mortar
joints will require re-pointing. Pointing involves removing the old mortar to a certain depth and tuck pointing with new mortar. This
process is can be costly and should be taken into consideration. Recommend further evaluation of all chimney masonry and repairs
be completed as needed by a qualified masonry contractor.
7.7 Item 1(Picture)
 7.7 Item 2(Video)
7.7 Item 3(Picture)
|
|
|
(2) Safety - Both the formal living room fireplace chimney (Item 4) and the parlor fireplace chimney (Item 5) have soot buildup and
creosote buildup . Dirty chimney's can be a fire hazard and cause improper drafting/venting. This condition also prohibits a thorough
visual inspection until it is cleaned and unobscured.. Before this can be considered safe for use, it is recommended that it be
cleaned, inspected for safety and condition and repaired as needed by a CSIA certified contractor.
7.7 Item 4(Picture) Formal living room fireplace
7.7 Item 5(Picture)
|
GENERAL INSULATION CONDITION / RATING:
Fair ( Functional, some concerns, amateur work, maintenance/repairs needed, aging, worn.) |
Attic insulation:
Improvements recommended Typical for age batt fiberglass approx. R-13 fair |
Wall insulation:
concealed, not visible, not inspected Homes built prior to 1960 may not have insulated walls |
Floor System Insulation:
NONE Typical for age |
Bathroom steam vents:
Window |
Dryer Power Source:
220 Electric NOTE: This dryer outlet requires a 3 prong plug |
Dryer duct (built in):
Flexible Vinyl (fire hazard recommend metal type) |
| 8.0 |
INSULATION IN ATTIC / CEILING
Comments and observations: Inspected |
|
|
Attic insulation thickness is marginal or substandard at R-13 but may have met typical requirements for the age of construction or
it could have settled or become packed down with storage. It does not meet the current standards or R factor of 38 which is
recommended by the Department of Energy. The attic or ceilings is where you'll loose (or gain) the most amount of heat transfer.
Consideration should be given to upgrading. It is cost effective and will increase the thermal efficiency of your home.
Visit these links and learn more about your homes insulation: See US Dept of Energy insulation consumer guide | See Insulation fact Sheet. | See Insulation calculator and estimators | Dept of Energy insulation zone map |
| 8.1 |
Wall insulation (if visible)
Comments and observations: Not Inspected |
|
|
Disclosure - The walls of this home may not be insulated but this can not be determined by visual observation at this inspection. The internal wall cavities are concealed and not accessible for inspection. It is typical for home built prior to the 1950's to not be insulated but many homes have been upgraded with insulation added. Inquire with the current owner of any knowledge they may have regarding the wall insulation. |
| 8.2 |
INSULATION UNDER FLOOR SYSTEM
Comments and observations: Not Present |
|
|
Information - The floor system is not insulated. Un-insulated floors are typical for homes built prior to the 80's. The current standard is R-19 using fiberglass batts. Heat loss can occur more on this home than one that is properly insulated. This would be a cost effective upgrade to consider. |
| 8.3 |
VENTING SYSTEMS (Kitchens, baths and laundry)
Comments and observations: Inspected |
|
(1) SAFETY ADVISORY- Dryer ducts should be cleaned and inspected annually for proper performance. Dryer ducts are susceptible to
clogging and blockage due to lint and moisture build up. Restricted dryer vents will not only reduce drying efficiency, but worse they
can overheat and cause fires.
If your dryer used a vinyl or foil flex duct connector you should dispose of it and replace with flexible aluminum duct. Aluminum duct is the most efficient type, safest type to reduce fire hazards and the only type recommended by dryer manufactures and by most municipal building codes. Dryer vent installation guidelines See more about dryer duct safety here. |
|
|
|
(2) Defect, Safety - Improper clothes dryer duct materials (flexible vinyl). Items 1 and 2(Pictures) Permanent dryer ducts must be made
of rigid, smooth-wall materials and secured with approved straps or hangers and vented to the exterior atmosphere with a reverse
airflow damper shroud. Flexible or semi-flexible dryer ducts are not permitted for use in permanent or non-serviceable areas. They
will clog and can overheat causing fires. They can deteriorate and introduce damaging moisture into structure. At best they will
significantly reduce dryer efficiency and performance. Recommend proper and professional repairs be completed by a qualified duct
cleaning and installation contractor.
8.3 Item 1(Picture)
8.3 Item 2(Picture)
8.3 Item 3(Picture)
|
GENERAL APPLIANCE CONDITION / RATING:
Good (No significant concerns, functioning as designed) |
GARBAGE DISPOSAL:
None installed |
DISHWASHER:
Functional |
RANGE/OVEN/STOVE/COOK TOP:
Functional |
MICROWAVE OVEN (built in):
None installed |
STOVE EXHAUST / RANGE HOOD:
Functional Vented to exterior (good) |
INDOOR DOWN DRAFT GRILL:
None installed |
TRASH COMPACTOR:
None installed |
| 9.0 |
DISHWASHER
Comments and observations: Inspected |
| 9.1 |
RANGES/OVENS/COOKTOPS
Comments and observations: Inspected |
| 9.2 |
RANGE HOOD
Comments and observations: Inspected |
| 9.3 |
TRASH COMPACTOR
Comments and observations: Not Present |
| 9.4 |
GARBAGE DISPOSAL UNIT
Comments and observations: Not Present |
| 9.5 |
MICROWAVE COOKING EQUIPMENT
Comments and observations: Not Present |
