8 Orchard Ln Springfield VT 05156-2203 Inspector: Jim Millay
Property Inspection Report Client(s): Sample Report Property address:
############# Inspection date: Wednesday, January 27, 2016
This report published on Friday, January 29, 2016 10:44:25 AM EST This report is the exclusive property of VT Comfort Home Inspections and the client(s) listed in the report title. Use of this Page 1 of 59
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report by any unauthorized persons is prohibited.
How to Read this Report This report is organized by the property's functional areas. Within each functional area, descriptive information is listed first and is shown in bold type. Items of concern follow descriptive information. Concerns are shown and sorted according to these types: Safety
Poses a safety hazard
Repair/Replace Recommend repairing or replacing Repair/Maintain Recommend repair and/or maintenance Minor Defect
Correction likely involves only a minor expense
Maintain
Recommend ongoing maintenance
Evaluate
Recommend evaluation by a specialist
Monitor
Recommend monitoring in the future
Serviceable
Item or component is in servicable condition
Comment
For your information
General Information Report number: 20160004 Start time:: ~10:00 AM End time:: ~12:00 PM Structures Inspected: Raised Ranch Home levels:: 1 Foundation:: Unfinished Basement Present during inspection: Client, Realtor Client present for discussion at end of inspection: Yes Weather conditions during inspection: Dry (no rain) Temperature during inspection: Cold, 35 Type of building: Residential, built on site Age of main building: 1995 Source for main building age: Municipal records or property listing Front of building faces: North Main entrance faces: North, Basement entry(East) primary entrance Occupied: No Items absent:: Crawlspace, Garage, A/C, Fireplace/ Stove, Chimney Excluded from inspection:: Washer/Dryer 1) Private waste water systems VTCHI does NOT inspect septic systems. We recommend a septic inspection by a qualified septic contractor or engineer with tools and training [preferable using a scope or camera]. We also recommend pumping the system every three years or as recommended by a qualified septic professional. For more information on septic systems see: http://www.nachi.org/gallery/thumbs/lrg-2107-septic-tank-3d-2.jpg Public waste water systemsIf on a public waste water system, clients should consider having the lateral connection line scoped by a qualified contractor for defects. 2) We do not inspect or investigate for recalls or product defects of any kind. For more information on possible recalls on items used in the home see: http://www.ashi.org/customers/cpsc_recalls.asp 3) VTCHI does not conduct WDI/WDO [wood destroying insects and organisms], however, any visually deteriorated wood will be reported. Probing or investigation inside walls/soils/ect. is not included. 4)
The purpose of a home inspection is to identify major visually observable defects which are present at the time of inspection and
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to provide information regarding the home's systems or components. Inspection is non-invasive. The inspection is intended to prevent further deterioration of the property and to increase the safety of the home based on recommendations made by the inspector. Any recommendation made for further evaluation by a specialist, or repair/replacement should be investigated prior to the close of the transaction so the client has a full understanding of the magnitude of the condition, repair options and costs. The inspection is limited to readily accessible areas of the property. The inspection is not to be considered a code compliance inspection. The inspection and report do not constitute a home warranty, an insurance policy or a guarantee of any kind. 5) This report meets or exceeds Vermont's Standards of Practice and Code of Ethics. Link to VT Standards: https://www.sec.state.vt.us/media/685490/Administative-Rules-for-Property-Inspectors.pdf 6)
For a check list of home maintenance items, Please see the following link;
http://www.neighborhoodlink.com/article/Homeowner/home_maintenance_checklist 7) This report is confidential and prepared for the clients own information and should not be relied upon by any other person. Client means the person[s] named at the beginning of the report and who signed the contract. All other person[s] are warned not to rely on the information in the report. The inspector is not liable for any third party claims arising from unauthorized distribution of the inspection report. Client may distribute copies of the inspection report to the realtors and those directly involved in the transaction although they are not the intended beneficiaries of the report. The report is not to be re-sold to other parties. VT Comfort Home Inspections maintains ownership of this report. 8) We invite and encourage all clients to inform themselves about radon gas and its effects. If elevated levels are found in the home, the radon content can be reduced drastically by a professional mitigator. Better air quality in the home and less moisture in the basement are additional benefits of a mitigated home. A home with an existing mitigation system should be considered an asset not a liability. For more information on radon, see: http://www.epa.gov/radon/realestate.html http://healthvermont.gov/enviro/rad/radon.aspx#fix Certified mitigation in vermont can be found at : http://www.radongas.org/mitigation/VT.html A 48 hour test for Radon in air, was performed and sample submitted to the Lab. Results are expected by 2/1/2016 and will be Emailed upon receipt.
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Overview/ Our Opinion 9) The most significant concerns were: Missing CO monitors, Use of visual ionization type smoke detectors with batteries, need for upgrade of GFCI in multiple areas, condition and design of entrance stairs with non standard handrails and wood/earth contact, missing flashing and damage to wood, condition of floor covering [vinyl & carpet], undersized deck support, miswired receptacle [open neutral], upgrade bathroom fan and duct and missing exhaust duct to exterior over Gas stove.
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Exterior and Foundation Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement. Foundation/stem wall material: Poured in place concrete Footing material:: Not visible Driveway:: Not visible (snow covered) Sidewalk/Patio:: None Apparent wall structure: Wood frame, 2X6" wall thickness Wall Covering:: Vinyl Exterior door material:: Steel, [1] slider or french door Window type/material:: Wood casement, Double hung Exterior stair material: Wood 10) Risers for stairs at one or more locations were higher than 7 3/4 inches and posed a fall or trip hazard. Risers should be 7 3/4 inches or shorter. At a minimum, be aware of this hazard, especially when guests who are not familiar with the stairs are present. Recommend that a qualified contractor repair per standard building practices.
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11) The risers for stairs at one or more locations varied in height and pose a fall or trip hazard. Risers within the same flight of stairs should vary by no more than 3/8 inch. At a minimum, be aware of this hazard, especially when guests who are not familiar with the stairs are present. Recommend that a qualified contractor repair per standard building practices.
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12) The landing by one or more exterior doors was too small and may not provide adequate room for people to maneuver when entering or exiting. This is a safety hazard. Landings should be at least 36 inches deep. Recommend that a qualified contractor repair per standard building practices.
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13) A door swung outward over one or more sets of stairs, and either no landing was installed, or the landing didn't extend at least 20 inches beyond the outermost swing area of the door. This a safety hazard since someone standing on the stairs can fall or be pushed backwards if the door is opened. Recommend that a qualified contractor repair per standard building practices.
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14) Handrails at one or more flights of stairs were not graspable and posed a fall hazard. Handrails should be 1 1/4 - 2 inches in diameter if round, or 2 5/8 inches or less in width if flat. Recommend that a qualified person install graspable handrails or modify existing handrails per standard building practices.
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15) Handrails at one or more flights of stairs were not continuous or did not extend the full length of the stairs. This is a potential fall hazard. Handrails should be continuous for the entire length of the stairs. Recommend that a qualified contractor replace or repair handrails per standard building practices.
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16) Handrails at one or more flights of stairs were too low or too high and pose a fall hazard. Handrails should be located at least 34 inches and at most 38 inches above the nose of each tread/riser. Recommend that a qualified person repair per standard building practices.
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17) Handrails at one or more flights of stairs were loose and/or wobbly. This is a safety hazard. Recommend that a qualified person repair as necessary.
Photo 17-1
18) Flashing is missing, damaged or deteriorated from above one or more ledger boards. This can cause moisture to accumulate between the ledger board [s] and the structure. Flashing should be installed and/or repaired as necessary by a qualified contractor.
Photo 18-1 Front landing for stairs
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19) The deck and or porch are unstable in one or more areas due to a lack of support for the given span. Selected joists are designed to carry a load over an eight foot span and existing deck support covers approximately eleven feet. This is a safety concern when heavy loads are applied. A qualified contractor should evaluate and make repairs as needed. For more on deck safety see: http://www.safestronghome.com/resources/video-hsc-deck.asp
Photo 19-1 Joist width good for eight foot span.
Photo 19-2 Eleven foot span
20) One or more exhaust duct end caps were missing and/or damaged. Their purpose is to prevent unconditioned air from entering the building, and keep out birds, rodents and bugs. Blocked ducts can cause fan motors and/or clothes dryers to overheat and can pose a fire hazard. Recommend that a qualified person repair or replace caps as necessary.
Photo 20-1 Missing exhaust flap
21)
Photo 20-2 Broken cover
One or more decorative shutters were loose, damaged and/or missing. Repair and replace as needed.
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Photo 21-1 Missing
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Photo 21-2 Loose
22) One or more windows or doors were installed with no "drip cap" or "Z" flashings installed above them. Better building practices call for such flashings, which greatly reduce the chance of leaks above windows and doors. Without this flashing, caulk and paint must be maintained or water can enter the wall structure and cause rot and possible structural damage. Depending on the exposure (e.g. roof overhang, height of exterior wall, direction of prevailing rain) this may or may not be an issue. The client should monitor these areas in the future and maintain caulk and paint as necessary. Consult with a qualified contractor about installing flashings where needed, and per standard building practices. Note that when trim or siding is removed to install flashing, damaged wood may be found and additional repairs may be needed.
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23) The foundation was covered by insulation or other materials preventing a full evaluation from exterior. Covering was damaged or deteriorated in one or more areas and needs repair to prevent water from entering.
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24) One or more fence gates are difficult to open, close and/or latch, or are damaged/deteriorated. Repairs should be made as necessary and by a qualified contractor if necessary, so gates operate easily.
Photo 24-1 Back deck gate doesn't latch
25) One or more holes or gaps were found in siding or trim. Vermin, insects or water may enter the structure. Recommend that a qualified person repair as necessary.
Photo 25-1
Photo 25-2 Needs caulking
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Photo 25-3 Suggest spray insulation here
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26) The exterior trim around doors, windows, corners, fascia, soffit, rake and baseboard is damaged, deteriorated and/or failing in one or more areas. A qualified contractor should repair/replace as necessary per standard building practices.
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27) Water supply pipes are routed outside and are subject to freezing. If there is shutoff valves in place then they should be shut off during the cold season. If no shutoffs are installed, then a qualified plumber should evaluate and install as necessary to prevent from freezing and/or bursting.
Photo 27-1
28) Deck, porch, stairs and/or railings need repairs/upgrades in one or more areas and should be evaluated by a qualified contractor and repairs made as necessary.
Photo 28-1 Railing is loose and wobbly
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29) One or more support posts are in contact with the soil. Standard building practices require at least 6" inches of space between any wood [even if treated] and the soil below. Soil can be removed or graded to maintain this clearance, or the standard recommendation would be to install below frost line footings, if not already present.
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30) Soil was in contact with or close to wooden stairs at one or more locations. This is a conducive condition for wood-destroying organisms. Soil should be graded and/or removed so no wood-soil contact is present, if possible. Otherwise, installing products such as borate-based Impel rods may help to prevent infestation and damage. For more information, visit: http://www.reporthost.com/?IMPEL
Photo 30-1 Front stairs [supported on surface of soil]
31) needed.
Photo 30-2 Back deck stairs [surface support]
Recommend cleaning vinyl surface of dirt, stains, debris and/or mildew in one or more areas, by a qualified contractor if
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32) One or more nails were partially embedded into the facia, soffit and/or protective covering. Water can penetrate using the nail as a conductive route to intrude. Remove nails and seal holes.
Photo 32-1
33)
Recommend keeping snow away from windows near grade in winter months.
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34) Vegetation such as trees, plants, shrubs and/or vines are in contact with or less than one foot [12"] from the structures exterior. Vegetation can serve as a conduit for wood destroying organisms and may retain moisture against the exterior. Vegetation should be
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pruned or removed to maintain a one foot clearance between it and the structures exterior.
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35)
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All exterior door thresholds were inspected and found to be in adequate overall condition.
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36) Recommended upgrade: All exterior electric receptacles be GFCI (Ground Fault Circuit Interrupter) protected as per standard building practices.
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37) The inspector noticed that a perimeter drain was installed, however is not currently used. Monitor drainage around home to evaluate whether gutters are needed.
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Basement Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are also excluded from this inspection. Note that the inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing. The inspector does not guarantee or warrant that water will not accumulate in the basement in the future. Access to the basement during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so. The inspector does not determine the adequacy of basement floor or stairwell drains, or determine if such drains are clear or clogged. Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity. Foundation floor material: Concrete slab Condition of exterior entry doors: Appeared serviceable Exterior door material: Metal Condition of floor substructure above: Appeared serviceable Pier or support post material: Bearing wall, Steel Beam material: Built-up wood, 2X10" Floor structure above: Solid wood joists, 2X10" Condition of insulation underneath floor above: Not applicable, none installed
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38) Handrails at one or more flights of stairs were too low or too high and pose a fall hazard. Handrails should be located at least 34 inches and at most 38 inches above the nose of each tread/riser. Recommend that a qualified person repair per standard building practices.
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39) needed.
One or more stair treads were cracked, split or broken. Recommend a qualified contractor evaluate and repair or replace as
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40) One or more joists were notched or had holes cut in them in such a way as to significantly weaken the joist(s). General guidelines for modifying joists made of dimensional lumber include these restrictions: ● ● ● ● ● ●
Notches at ends should not exceed 1/4 of the joist's depth. Other notches should not exceed 1/6 of the joist's depth. Notches should not be cut in the middle 1/3 of the joist's span. Notches should not be longer than 1/3 of the joist's depth. Holes must be 2 inches or more from the joist's edge. The maximum hole diameter is 1/3 of the depth of the joist.
Suggest sistering a block secured to the side of joist to cover this opening.Recommend that a qualified contractor evaluate and repair as necessary, and per standard building practices.
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41) Water stains [dry] were noted in one or more areas. Monitor in the future after repairs are made to flooring above to confirm it is not an active leak.
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42)
Basement appeared dry on the day of inspection, and walls and floor were in good overall condition.
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Roof Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions perform adequately or are leak-free. Roof inspection method: Viewed from eaves on ladder, Viewed from ground Condition of roof surface material: Appeared serviceable Roof surface material: Asphalt or fiberglass composition shingles Roof type: Gable Apparent number of layers of roof surface material: One Condition of exposed flashings: Appeared serviceable 43) Roof surface was covered with snow preventing a full evaluation of it's condition. It appears to be a new installation [August 2015] and from limited access appeared to be in adequate overall condition.
Photo 43-1
Photo 43-2 Single layer
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Photo 43-3 Loose nail found on surface. Monitor and clean up all loose nails, and repair nail pops.
Attic and Roof Structure Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing. Attic inspection method: Viewed from hatch(es) Condition of roof structure: Appeared serviceable Roof structure type: Trusses Ceiling structure: Trusses Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable Ceiling insulation material: Fiberglass roll or batt, Cellulose loose fill Approximate attic insulation R value (may vary in areas): R-38 Vermiculite insulation present: None visible Vapor retarder: Installed Condition of roof ventilation: Appeared serviceable Roof ventilation type: Ridge vent(s), Enclosed soffit vents 44) One or more attic access hatches or doors were too small to allow easy access. Such hatches should be at least 22 x 30 inches in size, and in safely accessed areas. Recommend that a qualified person modify attic access points per standard building practices.
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45) One or more exhaust fan ducts terminated at a soffit vent rather than at a dedicated hood or cap. Soffit vents are designed to allow cool air to be drawn into the attic, and to prevent excess moisture from accumulating in the attic. When such ducts are routed to terminate at soffit vents, the moist exhaust air may flow back into the attic and the soffit venting will be reduced. Recommend that a qualified contractor repair per standard building practices. For example, by installing approved hoods or caps at the roof surface or exterior wall(s), and permanently securing exhaust ducts to them.
Photo 45-1 Bathroom exhaust fan duct is routed under insulation out to soffit.
46) One or more attic access hatches or doors were not insulated, or had substandard insulation. Recommend installing insulation as necessary and per current standards at hatches or doors for better energy efficiency. For more information, visit: http://www.reporthost.com/?ATTACC
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Photo 46-1 Insulation should be secured to hatch door
47) One or more attic access hatches or doors had no weatherstripping, or the weatherstripping was substandard. Weatherstripping should be installed around hatches or doors as necessary to prevent heated interior air from entering the attic. For more information, visit: http://www.reporthost.com/?ATTACC
Photo 47-1 Missing weatherstrip
48)
Attic and roof structure appeared in adequate overall condition the day of inspection.
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Electric Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician. Electric service condition: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below) Primary service type: Overhead Number of service conductors: 2 Service voltage (volts): 120-240 Estimated service amperage: 100 Primary service overload protection type: Circuit breakers Service entrance conductor material: Stranded aluminum Main disconnect rating (amps): 100 System ground: Cold water supply pipes Condition of main service panel: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below) Location of main service panel: Basement Location of main disconnect: Breaker at top of main service panel Condition of branch circuit wiring: Serviceable Branch circuit wiring type: Romex Solid strand aluminum branch circuit wiring present: None visible Ground fault circuit interrupter (GFCI) protection present: Yes Arc fault circuit interrupter (AFCI) protection present: No 49) One or more electric receptacles at the kitchen, laundry area, exterior and/or basement had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations: ●
Outdoors (since 1973)
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Bathrooms (since 1975) Garages (since 1978) Kitchens (since 1987) Crawl spaces and unfinished basements (since 1990) Wet bar sinks (since 1993) Laundry and utility sinks (since 2005)
For more information, visit: http://www.reporthost.com/?GFCI
Photo 49-1 Kitchen
Photo 49-2 Basement
Photo 49-3 Laundry [in basement]
50) One or more circuit breakers in panel(s) were "double tapped," where two or more wires were installed in the breaker's lug. Most breakers are designed for only one wire to be connected. This is a safety hazard since the lug bolt can tighten securely against one wire but leave other(s) loose. Arcing, sparks and fires can result. Recommend that a qualified electrician repair as necessary. For more information, visit: http://www.reporthost.com/?DBLTAP
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Photo 50-1
51) One or more electric receptacles were incorrectly wired with an open neutral. Recommend that a qualified electrician repair as necessary.
Photo 51-1 Bedroom, northwest corner.
52) One or more electric receptacles and/or the boxes in which they were installed were loose and/or not securely anchored. Wire conductors can be damaged due to repeated movement and/or tension on wires, or insulation can be damaged. This is a shock and fire hazard. Recommend that a qualified electrician repair as necessary.
Photo 52-1 Loose receptacle.
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53) One or more globes or covers for light fixtures were missing or damaged. Recommend replacing as necessary to avoid exposed bulbs. With closet lighting or where flammable stored objects are near light fixtures, missing or broken covers can be a fire hazard.
Photo 53-1
Photo 53-2
54) One or more cover plates for switches, receptacles or junction boxes were missing or broken. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary.
Photo 54-1 Missing smoke alarm [top of stairs]
Photo 54-2 Basement
55) The electric service to this property appeared to be rated at substantially less than 200 amps and may be inadequate. The current panel is full [no more available space] and depending on the client's needs, recommend consulting with a qualified electrician about upgrading to a 200 amp service. Note that the electric service's rating is based on the lowest rating for the meter base, the service conductors, the main service panel and the main disconnect switch. One or more of these components may need replacing to upgrade.
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Photo 55-1
56)
Service is grounded to water supply piping.
Photo 56-1
57)
Location of main service panel, and Main disconnect switch.
Photo 57-1 Northwest corner of basement beside water supply.
Plumbing / Fuel Systems
Photo 57-2 Main shut off
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Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks. Condition of service and main line: Appeared serviceable Water service: Public Water pressure (psi): 60 Location of main water shut-off: Basement Condition of supply lines: Appeared serviceable Supply pipe material: Copper Condition of drain pipes: Appeared serviceable Drain pipe material: Plastic Condition of waste lines: Appeared serviceable Waste pipe material: Plastic Vent pipe condition: Appeared serviceable Vent pipe material: Plastic Condition of fuel system: Appeared serviceable Visible fuel storage systems: oil tank, in basement Location of main fuel shut-off valve: At propane tank, At oil tank, By furnace 58) Some corrosion was found in some water supply pipes or fittings. Leaks can occur as a result. Recommend that a qualified plumber evaluate and replace components as necessary.
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59) A functional flow test was performed during the inspection, where multiple fixtures are run simultaneously, and found their to be adequate water flow. For example: the shower flow did not decrease significantly when the toilet was flushed. Also, while this is performed the drains are also observed and appeared to have adequate drainage.
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60)
Oil storage tank location:
Photo 60-1 In basement [southwest corner]
61)
Location of main water shutoff.
Photo 61-1 Basement [northwest corner]
62)
Photo 60-2 No leaks observed.
Location of main fuel shutoff.
Photo 61-2 Shut off valve
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Photo 62-1 Knob at boiler [another at tank] Basement
63)
Location of propane tank and shut off.
Photo 63-1 West side exterior. Next to oil tank fill pipes.
Photo 63-2
Water Heater Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated. Condition of water heater: Appeared serviceable Type: Tank Energy source: Electricity Estimated age: 2008 Capacity (in gallons): 55 Gallon Temperature-pressure relief valve installed: Yes Manufacturer: Reliance Model number: 650DORT Serial number: 0822AO22693 Last service date: no label Location of water heater: Basement Hot water temperature tested: Yes Water temperature (degrees Fahrenheit): 120
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64) The temperature-pressure relief valve drain line was too short. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. Recommend that a qualified plumber repair per standard building practices. For example, by extending the drain line to within 6 inches of the floor, or routing it to drain outside. For more information, visit: http://www.reporthost.com/?TPRVALVE
Photo 64-1
65) The estimated useful life for most water heaters is 8-12 years. This water heater is 8 years old, however, appears in good overall condition. Monitor in the future and maintain to improve life expectancy.
Photo 65-1
Photo 65-2
66) Recommend maintaining water temperature so it doesn't exceed 120 degrees. For best results the water temperature should be 140 degrees coming from the tank with a mixing valve reducing the temperature to 120 degrees to the faucets. All newly installed hot water systems are required to have this feature present.
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Photo 66-1 Bad picture. Was reading ~120 degrees.
67)
Location of Water Heater.
Photo 67-1 In basement along South wall.
Heating, Ventilation and Air Condition (HVAC) Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or woodfired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms). General heating system type(s): Boiler General heating distribution type(s): Pipes and radiators Last service date of primary heat source: 2014 Source for last service date of primary heat source: Label Location of primary heating system:: Basement Manufacturer:: Weil Model number: P-368-WT Serial number: CP2802382 Condition of hydronic or steam heat system: Appeared serviceable
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Type of hydronic or steam heat: Hydronic (hot water) Hydronic or steam heat fuel type: Oil Condition of burners: Appeared serviceable Type of combustion air supply: No dedicated source visible, uses room air Condition of venting system: Appeared serviceable Condition of controls: Appeared serviceable 68) Corrosion or rust was found in one or more distribution supply pipes and/or valves. This can indicate past leaks, or that leaks are likely to occur in the future. Recommend that a qualified heating contractor or plumber evaluate and repair as necessary.
Photo 68-1
Photo 68-2
69) The estimated useful life for most cast iron boilers is 30 years. This boiler [1992] is ~ 23 years old and appeared to be near its useful lifespan and may need replacing and/or significant repairs at any time. Recommend servicing annually in the future to maintain and extend its life expectancy.
Photo 69-1
70)
Boiler flame appeared to be adequate overall condition to indicate proper mixture and burning.
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Photo 70-1
71)
The boiler was operating, responded to thermostatic controls and was providing heat to all intended ares.
Photo 71-1
Photo 71-2
Photo 71-3
Photo 71-4
72)
Location of primary heating system
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Photo 72-1 In basement along South wall.
Kitchen Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection. Condition of counters: Required repair, replacement and/or evaluation (see comments below) Condition of cabinets: Required repair, replacement and/or evaluation (see comments below) Condition of sinks and related plumbing: Appeared serviceable Condition of under-sink food disposal: N/A (none installed) Condition of dishwasher: Appeared serviceable Condition of range, cooktop or oven: Appeared serviceable Range, cooktop or oven type: Propane Type of ventilation: Hood or built into microwave over range or cooktop Condition of refrigerator: Required repair, replacement and/or evaluation (see comments below) Condition of built-in microwave oven: N/A (none installed) GFCI"s: Present 73) The exhaust fan over the range recirculated the exhaust air back into the kitchen. This may be due to no duct being installed, baffles not being installed, or problems with duct work. This can be a nuisance for odor and grease accumulation. Where a gas-fired range or cook top is installed, carbon monoxide and excessive levels of moisture can accumulate in living spaces. Recommend that a qualified contractor evaluate and repair as necessary so exhaust air is ducted outdoors.
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Photo 73-1
74)
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Photo 73-2 Air recirculates.
One or more cabinets were damaged, deteriorated and/or missing components. Repair or replace as necessary.
Photo 74-1 Sink cabinet missing toekick
75)
The refrigerator door seal was damaged. Recommend that a qualified person repair or replace as necessary.
Photo 75-1
76)
Gaps, no caulk, or substandard caulking were found between countertops and backsplashes and/or the wall. Water may
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penetrate these areas and cause damage. Recommend that a qualified person repair as necessary. For example, by installing caulk.
Photo 76-1
77) One or more cabinets, cabinet doors, and/or drawers were loose, or were secured with too few or substandard fasteners. An adequate number of appropriate fasteners should be used. For wall-hung cabinets, inadequate fasteners can pose a safety hazard if cabinets fall. Recommend that a qualified person repair as necessary.
Photo 77-1
78) Stains were found in the shelving or cabinets below the sink. Plumbing leaks may have occurred in the past. Consult with the property owner about this, and if necessary a qualified person evaluate and repair.
Photo 78-1
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Propane stove was operational the day of inspection.
Photo 79-1
Photo 79-2
Bathrooms, Laundry and Sinks Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances. Main bathroom: Full bath Secondary Bathroom: No Condition of cabinets: None-stand alone sink Condition of sinks and related plumbing: Appeared serviceable Condition of toilets: Appeared serviceable Condition of ventilation systems: Appeared serviceable Gas supply for laundry equipment present: No 240 volt receptacle for laundry equipment present: Yes GFCI"s: Present 80) One or more handles for sink water shut-off valves were In the basement. Recommend that a qualified person repair or replace as necessary.
Photo 80-1
Photo 80-2
81) One or more exhaust fans was weak or slow. Moisture may accumulate and result in mold, bacteria or fungal growth. Recommend that a qualified person clean, repair or replace fans as necessary.
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Photo 81-1
82) The clothes dryer was equipped with a vinyl or mylar, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. They can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow and cause overheating. Recommend that such ducts be replaced with a rigid or corrugated semirigid metal duct, and by a qualified contractor if necessary. For more information, visit: http://www.reporthost.com/?DRYER
Photo 82-1 Also, location of waste stack w/ cleanout.
83) Caulk around the base of one or more toilets was missing, substandard and/or deteriorated. Modern standards require caulk to be installed around the entire toilet base where it meets the floor for sanitary reasons. Without it, soiled water can soak into flooring and sub-floor materials if the toilet overflows. Condensation from the toilet can also soak into the flooring. Recommend that a qualified person caulk around toilet bases per standard building practices.
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Photo 83-1
84)
Recommend keeping water shutoff at washing machine when not in use to avoid possible leaks and/or flooding.
Photo 84-1
Interior, Doors and Windows Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection. Condition of exterior entry doors: Appeared serviceable Exterior door material: Wood, Metal, Sliding glass Condition of windows and skylights: Appeared serviceable Type(s) of windows: Wood, Double-hung Condition of walls and ceilings: Appeared serviceable Wall type or covering: Drywall Ceiling type or covering: Drywall Condition of flooring: Required repairs, replacement and/or evaluation (see comments below) Condition of concrete slab floor(s): Appeared serviceable Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum
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Condition of stairs, handrails and guardrails: Appeared serviceable Smoke alarms installed: Yes, but not tested 85) No carbon monoxide alarms were visible. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. For more information, visit: http://www.reporthost.com/?COALRM
Photo 85-1
86) Smoke alarms appeared to be battery operated. Hard wired smoke detection is required since 1994. Recommend review by a qualified electrician and repair as needed.
Photo 86-1
87) Visual ionization type smoke detectors were present at one or more locations. Photoelectric type sensors are required in VT since 2009 and should be on on levels of the home. Recommend replacement by a qualified electrician if necessary.
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Photo 87-1
88)
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Photo 87-2
The baseboard trim is loose, damaged and/or deteriorated in one or more areas. Repair and/or replace as needed.
Photo 88-1 In kitchen
89) One or more windows that were designed to open and close were stuck shut and/or difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily.
Photo 89-1 Bedroom Northwest corner. Window was eventually opened.
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90) One or more walls and/or ceilings were damaged, had holes and/or were cracked. Recommend that a qualified person repair as necessary.
Photo 90-1
Photo 90-2 Missing wall behind bathroom sink
91) Vinyl, linoleum or marmoleum flooring in one or more areas was damaged, deteriorated and/or curling. If in a wet area, water can damage the sub-floor as a result. Recommend that a qualified contractor replace or repair flooring as necessary.
Photo 91-1
92)
Carpeting in one or more areas was damaged or deteriorated. Recommend that a qualified contractor replace as necessary.
Photo 92-1
Photo 92-2
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Photo 92-3
93)
One or more exterior doors weather stripping was missing, damaged or deteriorated and should be replaced.
Photo 93-1
94) One or more interior doors wouldn't latch or were difficult to latch. Recommend that a qualified person repair as necessary. For example, by adjusting latch plates or locksets.
Photo 94-1 In bedroom
95)
Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to
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past roof and/or plumbing leaks.Consult with the property owner and monitor the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, then recommend that a qualified contractor evaluate and repair as necessary.
Photo 95-1 Indicates moisture intrusion
Photo 95-2 Currently dry
96) Some interior walls appeared to have been recently painted without masking over trim surfaces. Recommend cleaning overrun paint or painting trim for cosmetic reasons.
Photo 96-1 97) One or more window screens were damaged or deteriorated. Recommend replacing window screens as necessary.
Photo 97-1
Photo 97-2
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VERMONT COMFORT HOME INSPECTIONS JIM MILLAY, Licensed home inspector
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