|
|
STRUCTURE
RESIDENTIAL S1 After evaluation of the structure, it is the inspector’s opinion that the overall structural and mechanical condition of the dwelling is consistent with the age and nature of the dwelling and adequately performing its intended function. S2 The inspector observed evidence of a fire in this home. Charring/burnt wood was observed which is consistent with fire damage. The inspector is not qualified to evaluate conditions such as this nor to make comments with regard to the effect, positive or negative, of any fire damage in the dwelling. If the buyer has additional questions regarding this statement please contact the inspector or one who specializes in this field. S3 The dwelling inspected is an older house and the construction of this home is consistent with other homes similar in age and nature. This home is not compared to newer homes or today’s construction standards. It is compared to older homes in this area and evaluated with that in mind. It is obvious that repairs, maintenance and upgrades will be necessary on a regular basis considering the basic nature of this dwelling. The inspector’s evaluation is not to delineate or determine all these items, but rather to detect major structural or mechanical flaws. Some items will be listed within this report. S4 The dwelling is an old building that has not been maintained over the years and has experienced a great deal of deferred maintenance. This notation is to notify the buyer that it is not possible to determine every possible defect that may be found within this dwelling. The inspector will do his best to delineate any major structural or mechanical flaws, however, it will be the buyer’s responsibility to delineate all possible repairs to meet his specific needs. Furthermore, considering the condition in which it has been maintained it may be difficult for the inspector to delineate repairs or problems within the property. (INSPECTORS: THIS SHOULD BE USED IN CONJUNCTION IF APPLICABLE TO OLD HOUSE VERBIAGE WHEN DEFERRED MAINTENANCE IS EVIDENT AND THE PROPERTY HAS NOT BEEN PROPERLY MAINTAINED) S5 The dwelling inspected appears to be a foreclosure type home. Usually this type of home has experienced some abuse. The purpose of this inspection is to determine if there are any major structural or mechanical flaws in the dwelling. Aesthetic or other flaws may or may not be included within this report. It is obvious that repairs, maintenance and upgrades will be necessary considering the basic nature of this dwelling. The inspector’s evaluation is not to delineate or determine all these items, but rather to detect major structural or mechanical flaws. Some minor items will be listed within this report. S11 Evidence of a fire was observed in this home. The inspector is not qualified to evaluate conditions such as this. If the buyer has additional questions regarding this statement please contact the inspector or one who specializes in this field. S12 Heavy vegetation was observed coming in contact with the structure this could be an access point for wood destroying insect and unnecessary moisture to the exterior of the dwelling.S13 A fungal/mildew substance was observed in the basement area; however no microbial evaluations were performed. S14 It is the inspector’s opinion that the unevenness that exists throughout the dwelling in the floor and walls is consistent with the age and nature of the dwelling.
INCOME PROPERTY S6 The dwelling inspected is a townhouse/condo/multi-family type or similar type. Considering such, only those components that were accessible during the inspection were evaluated. Walls, structural and mechanical components that may be shared may or may not have been evaluated based on accessibility. S7 The dwelling is a cottage or seasonal type property. Considering this there are some conditions that exist within the dwelling that are consistent with seasonal or resort type properties. It is not possible for the inspector to delineate every possible repair or upgrade that may be consistent with the standards of the buyer. However, the inspector will delineate any major structural or mechanical deficiencies. Furthermore, conditions such as winterizing and maintaining a seasonal/resort property will differ from that of a primary dwelling. S8 The buyer intends to use this building as a multi-family or income type dwelling. The buyer should be aware of all regulations, regulatory requirements, safety conditions for tenants such as railings, GFCI outlets, any condition or requirement that may be considered by the landlord as a result of using this dwelling as a multi-family or income type dwelling as opposed to a primary dwelling, etc. Recommend buyer have this building evaluated to meet the needs for this purpose. The buyer should make all necessary upgrades to the dwelling such as, but not limited to, securing railings, installing smoke detectors, carbon monoxide detectors, maintaining safety requirements for tenants and comply with any regulatory agencies considering this will be a rental property.
COMMERCIAL S9 Regulatory verbiage This report will give an overall view of the integrity of the structural and mechanical components at the time of evaluation and not a delineation of all repairs, risks, etc. This evaluation does not consider any regulatory requirements such as, but not limited to, federal, state or local codes or requirements, sprinkler systems, smoke alarms, carbon monoxide detectors, zoning, safety or Department of Labor or Department of Health requirements. The buyer should make appropriations for such.
FOUNDATION S10 The presence of efflorescence, a white powdery mineral deposit on the interior foundation walls, indicates moisture penetration. The severity of the problem, or whether the problem is active, is not indicated by the amount of efflorescence. In other words, just because a basement has efflorescence or stains does not mean it has a current water seepage problem. Other clues are rusty nails in baseboards, rotted wood near floor level, rusted metal feet on appliances, mold and mildew, lifted floor tiles, storage on skids, peeling paint and water marks.
ROOF R1 Symptoms of ice damming were observed. Ice damming is the backing up of water in valleys, under edges, under shingles, under siding, around protrusions, etc. This condition is normally found during severe storm winter conditions and is found in new and old homes alike. It is the Inspector's opinion that this condition is a characteristic of many homes found in this area, and can be tolerated, reduced or eliminated with various methods that are available. For further comments regarding this, contact the Inspector or one who specializes in this field. R2 The roof covering on this dwelling is a wood shake type material, the age of which is unknown. The life expectancy of this material can not be determined due to the wide variety of shake styles available. Life expectancies can range between 30-80 years. The inspector did not observe any active water infiltration during the inspection. (INSPECTORS: BE ADVISED THAT THIS COMMENT SAYS THAT THE INSPECTOR DID NOT OBSERVE ACTIVE INFILTRATION…EITHER ALTER OR USE APPROPRIATELY) R3 City dwelling verbiage Many times residents will channel their roof water into the waste water, which may cause backing up of the waste lines in buildings in the city. It is not possible for the inspector to determine where this will happen. However, if it does happen a flapper valve should help to reduce or prevent this. (INSPECTOR: standard piece of verbiage that can be used in a city dwelling or if high occupancy is prevalent) R4 A shingle exists that has been used in the residential market and is or may be manufactured by GAF. These shingles have been known to crack and weather prematurely. The inspector has observed some cracking, however, is unsure if these are GAF shingles and can not guarantee if leaking will or will not occur. Recommend the buyer attempt to obtain the manufacturer of these shingles to determine such. R5 Slate shingles were observed on the roof. Slate shingles have a life expectancy of between 40 – 100 years. Although the inspector has done his best to evaluate this product to determine their integrity, the inspector can not guarantee or estimate the future integrity of this component. (INSPECTORS: YOU MAY PUT YOUR OWN VERBIAGE HERE REGARDING YOUR OPINION OF THE SHINGLES PERFORMING THEIR INTENDED FUNCTION AND CONDITION) R6 The snow accumulation on the roof structure during the inspection limited the inspector’s ability to visually inspect all portions of the shingles during the inspection. R7 The roof covering for this dwelling is in the last third of its life expectancy and although the inspector did not observe any active leaks during the inspection. I would like to point out that this roof will need ongoing maintenance until it is eventually replaced. I would also like to point out that it is difficult for the inspector to determine the exact condition of this roof given the fact that there is an aggregate covering over the built up layers. R8 Dark staining was observed on the underside of the attic sheathing which is usually consistent with insufficient ventilation. The buyer may wish to have this component further evaluated. EXTERIOR X1 Exterior Flakeboard The siding on this dwelling is flakeboard material which is susceptible to moisture infiltration, especially in areas where the siding contact porches, roofs, etc. The inspector did observe some soft siding on the dwelling. X2 Although the rails did appear to be consistent with the construction of many other decks, the buyer may wish to consider additional pickets if children or elderly people will be accessing such. All decks should be evaluated to determine if they will meet the needs of the occupants with regard to safety as it relates to pickets and rails. Older or younger occupants may need additional pickets installed or securing to render them safe. X3 Decks should be used in accordance with specifications or intended use. Since there is no protocol for intended use, the inspector would say that most decks should be able to handle six people cautiously using such. If overloading or excessive use of the deck occurs the deck may detach from the house and cause injury. X4 A material that appeared to be synthetic or similar to masonite was observed on the dwelling. From past experience the inspector has observed this material will decompose prematurely due to water exposure. This should be maintained in accordance with manufacturer’s specifications. (INSPECTORS: USE THIS VERBIAGE ANY TIME YOU SEE MASONITE TYPE OR THE TYPE OF MATERIAL USED IN BIG BASS) X5 The inspector observed shake or cedar siding on the dwelling. It is not possible for the inspector to determine the protocol used in the installation of such. Therefore, this will limit the inspector’s ability to report on such. (INSPECTOR: THIS CAN BE USED ANY TIME INSPECTOR IS NOT SURE IF EXTERIOR SIDING HAS BEEN PROPERLY INSTALLED. CHANGE VERBIAGE TO TYPE OF COVERING) X6 It is not possible to determine the application used for stucco. It is not possible for the inspector to determine the thickness of this material or if it is applied properly. The inspector can only evaluate the exterior to determine if it is adequately performing its intended function and offer an opinion of such. If the buyer would like assistance beyond what we can offer, we recommend exploratory evaluation be completed by a qualified technician.INSPECTOR: THIS GOES ON EVERY FILE WITH STUCCO) X7 The exterior of this dwelling is covered with a composition which is commonly known as dryvet. Dryvet needs to be installed by a certified installer. The proper type of sheathing as well as proper drainage within this material should be used. The inspector is not able to determine if this dryvet is properly installed without exploratory evaluations and can assume no responsibility for such. The inspector recommends the buyer contact the seller in order to determine if this dryvet is installed by a certified individual according to manufacturer’s specifications. The buyer should obtain a copy of the installation certifications and specifications of installation prior to settlement and assume responsibility for such. X9 Sunrooms with glass roof and walls tend to leak and vapor lock. X9-A No active leaking was observed in the sunroom; however, these types of enclosures are prone to vapor locks, water leaks, etc.; therefore, they will need to be maintained according to manufactures specifications. X10 During evaluation the inspector observed a steep embankment area that renovates into or toward the dwelling. A situation such as this can cause erosion of the soils above and below the surface. It is not possible for the inspector to delineate the integrity of this situation without exploratory evaluation. Although no telltale signs were visible at the time of evaluation indicating excessive problems exist, this may not be all conclusive. X11 It is recommended that all interior and exterior stairs of two risers or more have a continuous hand rail the full length of the stairs installed. X12 Some wood rot was observed on the porch structure, decking and railings and appears to be a result of natural deterioration that this type of wood is susceptible to. (This lumber is not pressure treated.) X13 Buyer should regularly monitor for wood destroying insects, as there were signs of a previous infestation.
ELECTRICAL E1 The National Electric Code states the main breaker will be required for any breaker box that cannot be disconnected with six flicks of the wrist or less. No main breaker was observed for this service and one should be installed or the seller should locate such for the inspector or purchaser. E2 The inspector observed Federal Pacific electrical equipment in this home. This equipment may not be installed in homes anymore; however, the inspector is not aware of any recall to remove this equipment. The problem with Federal Pacific breakers is that some times they break prematurely and other times do not break when necessary. It may be prudent to consider replacement of this box. Replacement of this component should be considered. E3 Some single strand aluminum wiring was observed in the main panel box. Recommended the system be further evaluated by a Specialist. Switches and receptacles may not be compatible with existing wiring.
PLUMBING P1 The inspector observed a poly butelene/quest type of plumbing utilized as the service lines within the dwelling. The installation of this type of plumbing has been modified since its inception. It is the inspectors understanding, based on the information available to him that the original installation for this type of service line called for a crimped type fitting which has been removed from the market due to failure. Since then, a pressed copper fitting has been utilized which is believed to render this type of plumbing serviceable. However, the performance of this repair/upgrade is unknown and may be confirmed by calling the Plumbing Consumer Group (800 876-4698). P2 BRASS PIPE/DEPOSITS COPPER/LEAD ACID: A white substance or deposit was observed on some of the supply lines. The following should provide valuable information concerning what these deposits may be: Brass is a mixture of copper and zinc (red has a higher copper content than yellow) and may show white mineral deposits on the surface when it is near failure. Dark spots (copper colored) indicate that advanced corrosion (leaching out zinc) and failure is close at hand. The threaded areas weaken and repairs often crumble the pipe. Brass sections are usually replaced with copper when repairs are made. Copper tubing does not do well with acidic water supplies. The acidic water tends to consume the tubing from the inside out. When acid water is consideration, only thick wall copper tubing should be considered. The tubing comes in three wall thickness’ (.745, .785, .811). Water treatment, too, should be considered. Copper tubing that has been heavily consumed from within will often be "squeezable" with a strong hand grip. Tubing in this condition should be considered for replacement. If the tubing joints have been soldered with 50/50 solder, there is the likelihood of elevated lead in the water as well. The combination of lead piping and acid water can yield high lead content in the water system. Old lead lines in houses are usually on city systems and not a cause for concern with regard to acid water. P3 The inspector observed some mineral deposits on the plumbing. This can be due to a number of reasons, all of which will not be discussed in the report. If the buyer would like to discuss, in detail, some of the possibilities for this, he should call the inspector. Furthermore, after a thorough inspection of all the service lines, it is the inspector’s opinion that these lines are currently performing their intended function. P4 Low Water Pressure or cycling was observed during the inspection. The type of pump is an above ground jet. An above ground jet will not produce the pressure a submersible pump will. This is normally the reason for low pressure when testing a system and using all faucets within the dwelling. The inspector has not evaluated the source of the water, the depth of the well, etc. However, the buyer has the option of accepting this well in its current condition or having it further evaluated. P5 The inspector has observed a grinder pump and has evaluated it to determine if it is performing its intended function. A visual inspection of the readily accessible components of this device was performed, the inspector did not observe any visual flaws which he feels necessary to document at this time. The unit was stressed out during the inspection process and found to be properly performing its intended function without regard to future life expectancy. The inspector would recommend obtaining any documentation for maintenance and servicing this device and maintain the system as per the manufacturer specifications. The inspector has not evaluated this documentation and the inspector has not evaluated the unit to determine if it is installed within accordance of the manufacturer usage and specifications. P6 This report is incomplete and is considered invalid until the entire inspection is performed. During the evaluation of the dwelling, the inspector was not able to inspect the plumbing systems, septic, take water samples, etc. because the dwelling was not de-winterized for the inspector. P7 No effluent from solid tank to liquid tankThe inspection of the waste treatment system was performed with regard to the above protocol. During the evaluation of the system, the inspector did not observed any effluent traveling from the solid tank to the liquid tank. It is quite possible that the system is not fully charged or that there is a break or obstruction in the lines, or possibly a hole or crack in the tank. However, this could not be confirmed during the inspection. A further evaluation will be necessary. HEATING H1 Although the heating system was performing its intended function during the inspection, it is the inspector’s opinion that this unit will need ongoing maintenance. Most manufacturers rate heating systems to last twenty to thirty years. This unit appears to be within that parameter; however, properly maintained systems will last longer. A heating system is a component that is usually maintained beyond the life expectancy suggested by the manufacturer. H2 It appears as though there are underground tanks to supply heating fuel to this dwelling, indicated by feeds at surface level. The inspector has not evaluated these tanks or considered them in this inspection/report. Underground tanks are not visually accessible to the inspector. H3 The heating system for this dwelling is a heat pump system. The inspector is familiar with this system and has evaluated it to determine if it is functioning at the time of inspection. Although the inspector is competent to evaluate for function, no circuit element, amp probe nor associated testing was performed. Some malfunctioning components may exist. This evaluation should not be considered all conclusive. The buyer may wish to have this further evaluated, at their option, to further evaluate the integrity of this system. H4 The inspector is familiar with air conditioners and has evaluated it to determine if it is functioning at the time of inspection. No circuit element and associated testing was performed. Although the cooling system was functioning during the evaluation some malfunctioning components may exist. This evaluation should not be considered all conclusive. The buyer may wish to have this further evaluated, at their option, to further evaluate the integrity of this system. H5 The inspector observed one or more power vents within the dwelling. Although the inspector can evaluate these power vents to determine if they appear to be installed adequately with regard to turns and distances, the inspector has not evaluated the manufacturer’s specifications. There are many power vents on the market and specifications will vary throughout the industry. You should refer to the owner’s manual or manufacturer in order to further evaluate the integrity of this installation or contact the installer. H6 The inspector observed a wood burning heat source and gas furnace connected to the same chimney. According to NFPA Code, it is not acceptable or in compliance with the NFPA code, to have different heat sources using different fuels connected to the same chimney. It would be in the buyer’s best interest to either remove the wood burner from this chimney or consider such. Questions or comments regarding this should be directed toward the inspector. H6A The inspector observed a wood burning heat source and oil burner connected to the same chimney. According to NFPA Code, it is not acceptable or in compliance with the NFPA code, to have different heat sources using different fuels connected to the same chimney. It would be in the buyer’s best interest to either remove the wood burner from this chimney or consider such. Questions or comments regarding this should be directed toward the inspector. H7 The ceramic heat was evaluated it to determine if it was functioning at the time of inspection. Although the inspector is competent to evaluate for function, no circuit element and associated testing was performed. The ceramic heat was functioning during the evaluation some malfunctioning components may exist. This evaluation should not be considered all conclusive. The buyer may wish to have this further evaluated, at their option, to further evaluate the integrity of this system. (INSPECTORS: YOU MAY INDICATE ON HERE IF THE BLOWERS WERE LOUD. THIS WILL USUALLY INDICATE THEY ARE CLOSE TO FAILURE. IF BLOWER NOT WORKING INDICATE SUCH) H8 Any chimneys within the dwelling, whether primary or secondary source of ventilation, should be cleaned and evaluated prior to use. H8a Although the buyers did not request an evaluation of the fireplace a cursory evaluation was performed and no obvious obstructions were observed, however I would recommend that the fireplace be thoroughly cleaned and re-evaluated prior to use. H9 The furnace located in the garage is placed directly on the garage floor. This could be a safety hazard if it were to come into contact with gas fumes from a car, tractor, etc. Raising or moving the furnace would minimize this possibility for fire hazard. The AGA code is 18” from floor to furnace bottom. H10 Whenever ducting is found in a home, there is a possibility of risk for air borne contaminants to be distributed through the ducting. Therefore it is not possible for the inspector to guarantee or delineate fresh air intake. The inspector is not able to fully delineate the routing of these ducts as it relates to contaminants being ducted through the home, proper ventilation, returns, cycling of air, etc. The purchaser may wish to have this evaluated prior to purchase in order to give them confidence with regard to such. H11 The inspector observed a material that may be or appears to be an asbestos type material on some of the heat pipes. No laboratory tests or evaluation of this has been performed. H12 The pressure relief valve should be properly renovated to the floor. H13 During evaluation of the heating system the inspector observed an oil line which comes in contact with concrete. This will cause it to deteriorate quicker than normal. If this line can be insulated, recommend doing so in areas where possible in order to hold it away from the concrete. If not, I would continue to use the line in its current condition. H14 The inspector observed what appeared to be ceiling radiant heat. Although it is possible to function test radiant heat in the ceiling, it is very slow to activate and is difficult to judge if it is functioning during evaluation. There is circuit testing that can be performed to evaluate this, however, this has not been performed. Even though the heat has been evaluated and appears to be functioning it is possible that some of this may not be functioning properly. It will be the buyer’s option to have this component further evaluated. H15 The inspection was performed during elevated outside temperatures. The inspector did his best to function test the heating system based on the restrictions which may be considered during evaluation of a system under these conditions. When it is very hot outside it is not possible to heat up the system enough to find leaks or problems within the system. In many instances the thermostats can not be turned up enough to activate the heating system. Although it is the inspector’s opinion that the heating system and distribution is adequate, some maintenance or upgrading to the system may be necessary. It is the inspector’s opinion that the overall condition of the heating system is consistent with the age and nature of the dwelling. (INSPECTORS: YOU MAY ALTER THIS VERBIAGE BASED ON TYPE OF SYSTEM) H16 The inspector evaluated the furnace to determine if it was functioning at the time of evaluation. It will be indicated within the report if the inspector believes the system is in excessively poor condition, has not been maintained and should be replaced immediately. However, in some cases such as with this heating system, the system appears to be very old and need maintenance or upgrading. It may be performing its intended function and it may be the inspector’s opinion that it may be continual to use. It will be the buyer’s opinion to accept the furnace in its present condition or replace such. Any obvious immediate repairs will be indicated in this report. INSPECTORS: THIS SHOULD BE USED ON ANY FURNACE YOU BELIEVE IS VERY OLD AND FUNCTIONING BUT YOU QUESTION ITS FUTURE ABILITY). H17 The inspector observed hot air distribution for the heating and/or air conditioning system. The inspector will evaluate the hot air system to determine if it is adequately performing its intended function. However, it is not possible in all circumstances to determine if there is a fresh air intake and if the returns are adequately or properly installed. The inspector does not perform element or circuit testing. If the buyer would like assurance beyond what we can provide, recommend further evaluation of such. INSPECTOR: INDICATE IF THE UNIT WAS ADEQUATELY PERFORMING ITS INTENDED FUNCTION AND/OR IF REPAIRS ARE NECESSARY AND/OR IF ADEQUATE DISTRIBUTION. H18 Gas burner Verbiage: The gas burning unit was not considered as part of this evaluation. This unit will need to be serviced, maintained and operated according to manufactures specifications. H19 Hot Water Heater: The hot water heater was performing its intended function, however, rusting was observed and this hot water heater may fail in the near future, Buyers may wish to consider replacement of the hot water heater at some point in the near future. H20 All pipes susceptible to freezing should be protected with insulation and/or heat tapes. Heat tapes should be evaluated to insure that they are in proper working order and installed according to manufactures specifications. ADDITIONAL B1 LEAD A random sampling of some of the readily accessible surfaces located on the interior of the dwelling was tested for the presence of lead. No lead was observed. We would also like to point out that this test is not nor should it be considered technically exhaustive.
LIMITATIONS L1 There are items which are limited in Scope as to the degree of evaluation. Items such as, but not limited to, include furnaces, ceramic heat, heat pumps and air conditioning systems. These items are function tested or externally evaluated only. Intricate testing such as element testing, circuitry, amp probing, exploratory evaluation are not performed. Evaluation of wood burners, fireplaces, jacuzzi or similar accessory components, etc. is not performed. Requests for evaluations of these items must be specifically requested in writing or may be secured by the employment of another firm. L2 This is a retest of a presently installed radon mitigation system. The inspector was informed at the time of inspection that the system is installed or has observed such. The inspector has not evaluated the mitigation system in accordance with EPA specifications with regard to installation and recommends the buyer do so if there is concern with regard to the installation. The purpose of this radon test is to determine if at the time of inspection the system is reducing radon levels to acceptable levels.
STANDARD VERBIAGE ON EVERY INSPECTION HIGHLIGHT PAGE A1 Smoke detectors should be re-evaluated to determine if they are placed in accordance with manufacturer’s specifications and properly operating. They should be evaluated prior to occupancy and on a regular basis. A2 The buyer should consider making all necessary upgrades to the dwelling such as, but not limited to, securing railings, installing smoke and carbon monoxide detectors, maintaining safety requirements and maintaining conditions within the property that will meet the requirements for the use intended and consistent with the occupants using the property.
|
|
