affordable home and building inspections...2016/12/05 · affordable home and building inspections...

The report is the exclusive property of Affordable Home And Building Inspections and the Client(s) listed above. It is nottransferable to third parties or subsequent buyers. Our inspection and this report have been performed and prepared with a

written contract agreement which limits its scope and usefulness.Unauthorized recipients are advised not to rely on this report but rather to the services of a qualified home inspector of their

choice to provide them with their own inspection and report.

Affordable Home and Building InspectionsProperty Inspection Report

Cover Page

210 Main Lane, Dingmans Ferry, PA 18328Inspection prepared for: Donna Smith

Real Estate Agent: YOUR REALTOR - REAL ESTATE COMPANY

Date of Inspection: 12/4/2016 Time: 10:00 amReport # 123456

Inspector: Gerard TambascoNACHI # 12072303 * DEP RADON CERT. # 2934

Affordable Home and Building Inspections 210 Main Lane, Dingmans Ferry, PA

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Report SummaryReport Summary

RoofPage 10 Item: 3 Flashing Flashing is missing on chimney and water damage is

noted to the siding on the chase. further evaluationand corrective action is needed.

Decks and porchesPage 14 Item: 3 Post and frame

conditionSlight settlement has occurred on the right sideagainst the house. Siding shows signs of waterdamage but is mostly hidden by the corrugatedmetal. Water stains are noted on the interior frontwall and are not wet on day of inspection. The areabeneath should be uncovered and the rim, sill joistsand siding inspected for hidden damage.

Septic SystemPage 19 Item: 3 Solids tank Tank buried and uninspected. No inspection port

avaliable for viewing. Recommend uncovering tanklid for interior inspection.

0 Item: 4 Pump tank Further evaluation needed. Pump is nonfunctional.Check float, pump and electrical connections forproper operation.

Page 20 Item: 5 Alarm Septic alarm was not sounding at the time ofinspection and the water level is high. Furtherevaluation and repairs are needed.

Page 20 Item: 6 Drainfield Further evaluation needed: No flow- Drain field couldnot be tested as water is not flowing from tank.

Primary heating systemPage 27 Item: 3 Zones and delivery

methodNonfunctional zone located in main area ofbasement. Nonfunctional units located on right wallof living room closest to entry door. Furtherevaluation and repairs are needed by a qualifiedprofessional.


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Understanding Your Inspection Report

We strongly recommend that you carefully read your entire inspection report to determine what youconsider the most important issues documented herein. This report is a general guide which provides information to help you evaluate the overall condition of the building and is notintended to reflect value or make any representation as to advisability of purchase. In accordance with the terms of our contract, the investigation and service recommendations that we make in this report shouldbe completed during your contingency period by qualified, licensed specialists, who may identify additional defects orrecommend some upgrades that could affect your evaluation of the property. By relying on this inspection report you have agreedto be bound by the terms, conditions and limitations as set forth in the contract agreement, which was presented to you at the timeof the inspection or in an electronic mail attachment prior to the inspection. If you do not have a copy please contact our officeimmediately to obtain a copy. If you do not agree to be bound by the contract in its entirety, you must contact our officeimmediately and all electronic and paper copies of the inspection report must be deleted and destroyed, and may not be used inwhole or in part for consideration in a real estate transaction. Clients should not assume that an inspection will include items or areas beyond the scope. We encourage you to visit ourwebsite http://www.poconoinspections.com/Welcome_New_Client.html and view the video for the National Association OfHome Inspectors (NACHI) Standards of Practice and review the standards which define the scope of a home/building inspection. This inspection is not a guarantee or warranty of any kind. The report is only supplemental to a seller's disclosure. The inspection isa snapshot of the conditions of the building and systems on the day of inspection. Inspectors cannot predict future events and norcan they be responsible for things that occur after inspection. The report is based on an inspection of the visible and available systems and is designed to identify material defects ordeficiencies that would have an adverse impact on the value of the real-property, or that involve an unreasonable risk to peopleon the property. This home inspection report will not reveal every condition that exists or ever could exist, rather material defectsthat were observed the day of the inspection. Your report includes photographs and graphics intended to explain certain systems, recommend upgrades or identify deficienciesor problems. They can help you to better understand your report. Not all problem areas or conditions will be supported with photosor graphics. Limitations and restrictions such as wall, ceiling and floor coverings, snow, areas with no access and inspector safety to name a few,prevent the view of some areas. If these restrictions are a concern for you, seek further evaluation prior to closing. This report doesnot focus on current code and identifies specific non-code, non-cosmetic concerns, that in the opinion of the inspector, may needfurther investigation or repair. We recommend that licensed contractors evaluate and repair any concerns and defects. Obtain acopy of all receipts, warranties and permits for the work done. We recommend that you or your representative conduct a final walk-through inspection immediately before closing to check thecondition of the property. If conditions change, we are available to revisit the property and update our report.

http://www.poconoinspections.com/Home-Inspection.html


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1. Component and system life expectancy

All of the components of a site-built residence can be repaired or replaced, so thereis no average lifespan for a house. It can last indefinitely if maintenance andreplacement are done as needed. But each component of a house has its own lifeexpectancy that is reasonably well-defined. Plumbing pipe, for example, lastsanywhere from 40 to 80 years depending on the type of pipe used. Stucco is good forabout 60 years, an air conditioning system’s estimated life is 15 to 20 years, andbrick can still be in good shape for up to 100 years or more.

As a house ages, and especially after the first 20 years, a well-maintained homemight have brand-new exterior paint and a 5-year old air conditioning system, butneed a new roof right away. When evaluating the purchase of an older home, theage of the house itself is not as relevant as the age and condition of each of its majorcomponents.

The average age of the housing stock in the United States has been increasingsteadily over past few decades and, according to recent data from HUD’s AmericanHousing Survey (AHS), the median age of an owner-occupied home has jumpedupward from 23 years old in 1985 to 35 years old in 2011. Also, two out of fiveAmerican houses are now more than 45 years old.

Life expectancy varies with usage, weather, installation, maintenance and quality ofmaterials. This link http://www.nachi.org/life-expectancy.htm details the predicted lifeexpectancy of appliances, products, materials, systems and components. It shouldbe used only as a general guideline and not as a guarantee or warranty regardingthe performance or life expectancy of any appliance, product, system or component.

These life expectancies have been determined through research and testing basedon regular recommended maintenance and conditions of normal wear and tear, andnot extreme weather (or other) conditions, neglect, over-use or abuse.Therefore,they should be used as guidelines only, and not relied upon as guaranteesor warranties.


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Inspection and site details

1. Attending inspectionBuyers, sellers and both agents. Total of 10 people.

2. Building type/styleBuilding style is raised ranch.

3. Age of building (year built)The year built is listed as 1985

4. Listed total sq footageApprox. sq ft total 2148

5. OccupancyAt the time of inspection the home is occupied and furnished. Every home offerscertain limited access and restrictions. Access to some items such as: electricaloutlets/receptacles, windows, wall/floor surfaces, and cabinet interiors, attic andfoundation areas may be restricted by furniture or personal belongings. Any suchitems are excluded from this inspection report.

6. UtilitiesThe utilities were on at the time of inspection.

7. Outdoor temperatureTemp at the time of inspection approx. 35 degrees.

8. Weather conditionsSunny

9. Ground surface conditionsWet

10. Rain/snowfall in the last three daysYes

11. OverviewAfter evaluation of the visible/inspectable sections of the building structure, it's theinspector's opinion that the overall structural and mechanical condition of the dwellingis consistent with the age and performing its intended function. Any concerns havebeen noted in the body of the report. If you disagree with the findings or haveconcerns, please seek further evaluation prior to closing.


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Structure

1. FrameBuilding frame appears to be constructed with 2x6 lumber.Observations: Appears to be functional and no deficiencies are noted. Virtually all ofthe frame structure is covered by finishing materials and cannot be viewed oraccessed.

2. Floor• The floor structure is dimensional lumber The sheathing is plywood• Main girders are dimensional lumber• Support columns are steel posts.• The rim board is dimensional lumber.• Wood sill plate is dimensional lumber.Observations: Finished basement area limits view. No visual inspection wasperformed on portions of the floor structure. There are no indications of structuraldistress.

3. Roof• The roof rafters are dimensional lumber The roof sheathing is plywoodObservations: Attic area is finished and no visual inspection was performed on theroof structure.


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Wood Destroying Insect Report

1. FindingsRestrictions key: 1- Fixed ceiling, 2- Suspended ceiling, 3-Fixed wall covering, 4-Floor covering, 5- Insulation, 6- Cabinets and shelves, 7- Stored items, 8-Furnishings, 9- Appliances, 10- No entry/access, 11- Limited access, 12- No accessbeneath, 13- Visual only, 14- Cluttered, 15- Standing water, 16- Dense vegitation,17- Exterior siding, 18- Window well covers, 19- wood pile, 20- Snow, 21- Unsafe,22-Rigid foam board, 23- Synthetic stucco, 24- Duct, plumbing, wiring.

This report is indicative of the condition of the structure on the date of inspection andis not a guarantee warranty against latent, concealed, or future damage. All readilyaccessible areas have been inspected.

Restrictions include:

Basement-1,3,4,6,7,8,11,24

Crawlspace-10

Main living area- 1,3,4,6,7,8,9,11

Attic- 1,3,6

Exterior- 11,17

No signs of wood destroying insects observable. Preventative maintenence isrecommended. Annual spraying of the home is advised to prevent infestation.

Carpenter bee Carpenter bee egg chamber Carpenter ant VS termite


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Foundation Style & Condition

1. General commentsThis building has a basement and a crawlspace. Building inspectors try to enter andinspect all accessible areas, looking for any evidence of structural material defects.We look for cracks, but those that are less than 1/4-inch and do not exhibit anyvertical or horizontal displacement are generally not regarded as being materialstructural defects. We also look for signs of water penetration through the foundation,but please consult the seller's disclosure for any history of water intrusion, asdefinitive signs may not be visible due to limitations of access in this area of thebasement and crawlspace.

Inspectors make every attempt to observe everything in the basement. There arerestrictions to the inspection, including but not limited to, electrical wires, pipes,stored items, ductwork, insulation, floor coverings, etc. The inspection of the floorstructure may be restricted by the insulation. Generally a random sample of theinsulation is moved as part of inspection protocol. Much of the electrical wiring,water and sewer pipes, heating ducts/pipes, and floor structure may not be seen.There may be components that need improving or correcting that were not visible.

Basements and crawlspaces are considered damp areas, so it is critical to monitorgrade around foundation so water does not accumulate and maintain gutters sodebris does build-up and cause over flow conditions. Weather changes such as rainfall, snow fall, heavy wind conditions, ice etc. can cause water problems anddamage. These conditions may have not existed prior, therefore, it is recommend tomonitor exterior and interior for any adverse conditions and immediately remedy theproblem. Future monitoring of exterior of home and interior foundation/crawlspace iscritical to determine any course of action or preventive maintenance.

2. Crawlspace• Foundation is concrete block walls. The floor is plywood, soil and gravel.Observations: Appears to be functional.

3. Basement• Foundation is concrete block walls. The floor is concrete slab. Minor cracking iscommon and non-structural.Observations: Finished basement area. No visual inspection was performed onportions of foundation. There are no indications of structural distress.Interior cracking is noted on walls does not appear to be structural at this point intime. It is recommended to seal crack(s) to prevent water and pest penetration.Future monitoring is always recommended and if crack(s) worsen install supports orstrapping.


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4. Water intrusionThere is no water/moisture protection noted.Observations: Appears to be in in satisfactory condition. No evidence of moisturepenetration was visible in the basement at the time of the inspection. It should beunderstood that it is impossible to predict whether moisture penetration will pose aproblem in the future. The vast majority of basement leakage problems are the resultof insufficient control of storm water at the surface. The ground around the houseshould be sloped to encourage water to flow away from the foundations. Gutters anddownspouts should act to collect roof water and drain the water at least five (5) feetfrom the foundation, or into a functional storm sewer. Downspouts that are cloggedor broken below grade level, or that discharge too close to the foundation, are themost common source of basement leakage.

It is critical to monitor grade around foundation so water does not accumulate.Weather changes such as rain fall, snow fall, heavy wind conditions, ice etc. cancause water problems and damage. These conditions may have not existed prior,therefore, it is recommend to monitor exterior and interior for any adverse conditionsand immediately remedy the problem. Future monitoring of exterior of home andinterior foundation/crawlspace is critical to determine any course of action orpreventive maintenance.

5. Venting, dampness and air flowType of venting in place: Basement door(s) and windows.Observations: Dampness and musty odor. Damp conditions may encourage moldgrowth and corrective measures are recommended. Consider installing a 65-70 pintdehumidifier in basement/crawlspace and set to 45-50% with auto drain. Alsorecommend installing fan(s) for added circulation.

6. InsulationType: Fiberglass

Observations: Visible sections appear to be functional. Some areas are not viewableor inspected.


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Roof

1. General notesObservations: The life of a roof depends on local weather conditions, building anddesign, material quality, and adequate maintenance. Hot climates drastically reduceasphalt shingle life. Roofs in areas that experience severe weather, such as snow,ice, hail and rain may also experience a shorter-than-normal lifespan overall or mayincur isolated damage that requires repair in order to ensure the service life of thesurrounding roofing materials.

While well-maintained and undamaged flashing can last a long time, it is theirconnections that tend to fail, so seasonal inspection and maintenance are stronglyrecommended. Flashing failures are the most common leaks on a roof. Remember tomonitor, maintain and keep all flashings clean of debris. Snow and ice damming isvery common around flashings so keep clear of snow and ice build-up. Heatedwire,snow rake and professional roofers can help with maintaining flashingscorrectly.

Attic access door open to an unconditioned attic space. The door should be insulatedand weather stripped to prevent heat loss from the living area.

This inspection is not a guarantee or warranty of any kind. The inspector did not goon the roof but viewed it from the ground with the assistance of binoculars and fromthe eaves. Some of the roof covering, vents and flashing may not be observable. Ifyou disagree with the opinion or have additional concerns please seek furtherevaluation prior to closing.

2. Roof ConditionRoof style and covering: Gable style roof was viewed from the ground and theeaves. The roof covering is architechual shingles which typically has a lifeexpectancy of 30 years or more. • There appears to be 2 or more layers of shingles.The actual number of layers is difficult to determine without removing shingles.Observations: The roof covering condition is satisfactory and appears to befunctional. The approximate age is unknown. The inspector did not go on the roof butviewed it from the ground with the assistance of binoculars and from the eaves. Ifyou disagree with the opinion or have additional concerns please seek furtherevaluation.


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3. FlashingFlashing types are Aluminum and black poly.Observations: Flashing tarred on skylights indicates prior leaks repaired. Monitorarea(s) and periodically re-tar.Flashing is missing on chimney and water damage is noted to the siding on thechase. further evaluation and corrective action is needed.

4. GuttersGutter type and location: Gutters are aluminum • Gutters are located in front andrearObeservations: Gutters appear to be functional. Gutters must be kept clean andmaintained correctly to prevent ice damming and water damage to home. Monitorand clean as needed.

5. Soffit & FaciaType: Wood soffit and facia.Observations: Appears to be functional as there are no signs of damage from theground level or at the eaves.

6. Attic accessAttic access is located in hallway.Observations: Appears to be functional. There is limited access to the attic area dueto lack of flooring and joists that were covered by insulation.


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7. Attic ventingVenting consists of attic fan with ridge and soffit vents. Fans should be tested andmaintained annually for proper operation.Observations: Appears to be functional as there are no signs of undereventing on theday of inspection. Regular, future monitoring is always recommend as conditionsmay change over time.Thermostatically controlled attic fan installed and could not be tested in lowtemperatures (below 80). Fan is typically set to turn on and off at specifictemperatures. Check fan operation when temperatures are hot outside.

8. InsulationType: FiberglassObservations: Visible sections appear to be functional. Some areas are not viewabledue to limited access and lack of flooring which prevented the inspector to safelymove around the entire attic space for a more complete evaluation.

9. Sky LightsSkylight(s) located in front. Skylights are notoriously problematic and a common pointof leaks. It will be important to keep the area around them clean and to monitor themfor evidence of leaks during heavy rains and winter snow melts. Monitor flashings,clean all debris around unit, reflash with tar periodically if applicable, hire roofingcontractor to inspect annually, etc.

Observations: Functional on day of inspection.


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Exterior

1. Exterior sidingExterior covering is Wood T1-11 Trim is Wood Outside siding materials can last alifetime. Exterior components may require protection through appropriate paints orsealants, as well as regular maintenance. Joists and gaps should be sealed toprevent water and pest penetration.Observations: Siding and trim appears to be functional. Water damage to sidingbelow deck on right side which is most likely due to backup from under deckdrainage system. Delayed maintenance and water damage to siding where it meetsrear roof area. Further evaluation and repairs are needed to prevent water and pestintrusion into home.

Maintain the entire exterior by filling and sealing all gaps and holes as part of aregular maintenance program.

2. House numberingHouse numbers are more important than you probably realize, and a lot of thoughtgoes into making sure they are visible. They should be clear enough so that police,the fire department, paramedics, etc., can quickly locate properties in an emergency.Numbers are often the only way that first-responders can identify their intendeddestinations. Your community/town/city might even have laws requiring your housenumber to be of a certain size or color so please check local guidelines.

Maintain your house numbers, along with the rest of your home's exterior. Keep yournumbers clean. They may not be reflective or contrasting if they are covered in mud.Trim back vegetation as needed. Don’t let piles of snow obscure the numbers. If thishappens, raise the number so this situation does not happen again.Numbers appear to be satisfactory. Keep them clean and clear of obstructions.


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3. DrivewayType: Gravel.Observations: Appears to be functional. Stone driveway should be maintained andresurfaced as needed.

4. GradeGrade consists of soil and gravel.Observations: Grade appears to be set correctly around property. Ideally, the gradingshould slope away from the house's foundation about 6 inches over the first 10 feet.Recommend monitoring during the next rainstorm and in the future as grade slopecan change. Keep area clean of all debris (leafs, sticks etc) to allow for properdrainage.


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Decks and porches

1. General informationObservations: The deck or porch of a house is a platform built above the ground andconnected to the main building. It is generally enclosed by a railing for safety. Accessmay be from the house through doors and from the ground via a stairway.

Lag bolts and joist hangers secure a deck, porch or structure to the home. Flashingshould be in place to prevent water penetration to the home. Older decks are notbuilt to todays modern standards and may be missing certain fasteners, flashingsand brackets that are required by today's more stringent building codes. Some ofthese components may not be visible at the time of inspection due to lack of accessand some of the structure may not be inspected due to these restrictions. Upgradingis always recommended.

2. Type and overall conditionWooden deck in front.Observations: Deck surface appears to be functional.

3. Post and frame conditionObservations: Recommend securing girders to posts and joist with metal brackets asan upgrade to prevent movement.Slight settlement has occurred on the right side against the house. Siding showssigns of water damage but is mostly hidden by the corrugated metal. Water stainsare noted on the interior front wall and are not wet on day of inspection. The areabeneath should be uncovered and the rim, sill joists and siding inspected for hiddendamage.


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4. Footing conditionObservations: Concrete footers are below ground level and cannot be viewed orinspected. Some settlement and shifting has occurred causing movement to the deckstructure.

5. Flashing conditionObservations: Flashings are not visible or inspected.

6. Railing conditionObservations: Railings are low which s a safety concern and repairs are needed.

7. Stair conditionObservations: Step risers have settled. Consider installing concrete pad or levelstone at bottom of staircase and secure.


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Windows and doors

1. WindowsStyles of windows in the home casement and fixed glass. Windows are constructedof Vinyl, wood. Glass type is double pane glass.Observations: Windows were opened and closed and locks operated.

2. Doors ConditionDoor style: Metal entry door(s). and metal French doors.Observations: Most doors were opened and closed and locks operated. Frenchdoors in basement have furniture and clutter in front so were not opened.

3. Sliders ConditionDoor type: vinylObservations: Sliders were opened, closed and locks operated.


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Plumbing

1. IntroductionThe generalized inspection of a home is concerned with a safe water supply system,an adequate drainage system, and ample and proper fixtures and equipment. Theinspector will check for leaks, drainage and proper venting. Any pumps associatedwith the system will be checked unless they are contained in sealed containers andare not readily accessible.

No matter if you get your drinking water from a public water system or a private wellgroundwater is essential to your health and the well-being of the environment. ifwater testing is elected, the inspector will collect a sample and deliver it to the lab.Water filter systems and softeners are not inspected. Please consult with seller aboutthese systems and obtain all service records.

It is always recommended, as part of a regular maintenance program to caulk aroundall bath fixtures. All gaps must be sealed to to prevent water intrusion.

2. Exterior well or water mainCommunity water shut-off location is in rearObservations: Main has no visible damage. Shutoff cannot be tested by theinspector. Please consult with seller as to functionallity and tools required to operatevalve.

3. Interior mainInterior main shutoff valve is located: in basement. Type of piping is black poly andcopper.Observations: Appears to be functional. Water main valve is functional and no leaksdetected.

4. Filter systemType of system: Water filter installed and not inspected. Clogged water filters cancause a drop in water pressure.Observations: Consult with seller and review manufacturers instructions as to useand maintenence. It is usually recommended to service units annually.


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5. Supply linesWater supply piping is copper.Observations: Appears to be functional. No leaks detected.

6. Drainage/waste linesDrain piping: ABS and PVC - ABS (black) and PVC (white) pipe are connected. Mostplumbing codes do not allow solvent welding of different plastics. The properconnection is achieved through the use of a rubber sleeve (Firco coupler).Observations: Appears to be functional. and no leaks detected.

7. VentingObservations: Plumbing system appears to be vented to the atmosphere and ventpipes are visible on the roof.

8. Plumbing fixturesObservations: Shower head in main bath is leaking. Repairs are needed.

9. Hot water sourceType & location: Hot water heater type: electric. Unit is located in basementObservations: Appears to be functional. Water temperature is 105-110 degrees. Inworking order on the day of inspection.Water heater was missing a temperature/pressure-relief pipe extension tube. TheTPR extension is meant to reduce the chance of scalding water splashing on aperson near the water heater. The common installation practice is for the tube toextend down to the floor within 6 to 8 inches over a drain or pan that collects expelledhot water. Recommend hiring a plumber to install a TPR extension tube.


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Septic System

1. Important informationThe result of this inspection does not guarantee or warranty future performance andexpressly excludes inaccessible or unobservable components. PUMPS ANDFLOATS CAN FAIL AT ANY TIME. Electrical connections, floats and pumps shouldbe checked regularly. Have your septic system inspected at least every three years.by a qualified inspector. Proper septic system maintenance will help keep yoursystem from failing and will help maintain your investment in your home. Failingseptic systems can contaminate the ground water and pollute nearby rivers, lakesand coastal waters.

Plant only grass over and near your septic system. Roots from nearby trees orshrubs might clog and damage the system. Do not apply manure or fertilizers overthe drainfield. Keep vehicles and livestock off your septic system. The weight candamage the pipes and tank, and your system may not drain properly undercompacted soil.

Use water efficiently as the more water a household conserves, the less water entersthe septic system. Keep roof drains, basement sump pump drains, and surface waterdrainage systems away from the drainfield. Flooding the drainfield with excessivewater slows down or stops treatment processes and can cause plumbing fixtures toback up.

2. System descriptionObservations: Solids tank (treatment tank), pump tank (dosing tank) and abovegrade drainfield (turkey mound). System is located: on right side

Typical pump system

3. Solids tankTank type: Cement septic tank with concrete lid. Baffles are concrete.Observations: Tank buried and uninspected. No inspection port avaliable for viewing.Recommend uncovering tank lid for interior inspection.

4. Pump tankTank type: Cement septic tank with concrete lid.Observations: Further evaluation needed. Pump is nonfunctional. Check float, pumpand electrical connections for proper operation.


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Inside the pump tank

5. AlarmControl panel location: BasementObservations: Septic alarm was not sounding at the time of inspection and the waterlevel is high. Further evaluation and repairs are needed.

6. DrainfieldDrainfield type: Elevated septic mound (turkey mound).Observations: Further evaluation needed: No flow- Drain field could not be tested aswater is not flowing from tank.

Typical elevated mound


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Electrical

1. IntroductionElectrical systems will function almost indefinitely, if properly installed and notoverloaded or physically abused. Many home fires are caused by the misuse andpoor maintenance of electrical appliances, incorrectly installed wiring, andoverloaded circuits and extension cords. Control panels use either fuses or circuitbreakers. Older fuse panels should be upgraded by a qualified electrical contractor.Specific and descriptive labeling is important to ensure safety.

The main breaker can shut off all the power in an emergency. It is highlyrecommended that at least once a year all circuit breakers should be cycled on/off to“exercise” the contacts. This will prevent a condition called welding which couldhamper the operation of the breaker.

The most common cause of circuit breaker tripping is too many appliances and lightson one circuit. A tripped breaker usually looks like it is between the ON and OFFpositions. Prior to resetting it, determine the cause of the overload. Tripped breakersshould be reset from "off" to "on." Be sure to investigate why the fuse or circuit blew.Possible causes include frayed wires, overloaded outlets, or defective appliances. Ifthere is frayed insulation or a broken wire, a dangerous short circuit may result andcause a fire. If power stoppages continue or if a frayed or broken wire is found,contact an electrician.

220v circuits to dryers or other appliances are not inspected for circuit overload.When a major appliance is purchased the installation or owner's manual will tell theinstaller how many amps the appliance requires. A circuit breaker matching therequirements of the specific appliance should then be installed. If the amps requiredby the appliance exceeds the maximum allowed for the existing wire than a new wirewould have to be run. The circuit breaker should always be sized to protect theappliance and the wire should establish the maximum limit of the breaker that couldbe used for the circuit. The end result is that the breaker will safely protect both thecircuit wiring and the appliance.

Some safety tips to remember:1- Never use anything but the proper fuse to protect a circuit. Find and correctoverloaded circuits.2- Never place extension cords under rugs. Minimize extension cord use and do notoverload extension cords and surge protectors. Never overload a circuit with high-wattage appliances. Check the wattage on appliance labels.3- Outlets near water should be GFCI-type outlets.4- Routinely check your electrical appliances and wiring. Frayed wires can causefires. Replace all worn, old and damaged appliance cords immediately. Look forcracks and breaks in the wiring, plugs and connectors. Mice and other rodents canchew on electrical wires and damage them. If rodents are suspected or known to bein the home, be aware of the damage they may cause, and take measures to get ridof them.5- Never force it to fit into a two-slot outlet or extension cord.


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2. Exterior serviceStyle & location: Service type is underground with meter and base, 220V, 3conductor plus ground. Meter is located in frontObservations: No signs of damage to the service line and appears to be functional.

3. Electrical panelsPanel specs

Main panel manufacturer is General Electric (GE). Panel is located in basement. andthe main is a 200 amp breaker. There are 0 slots avaliable for expansion. Wiresvisible at panel and around home Romex.Observations: Breakers are partially labeled. Panel appears to be functional.Missing and improper screws installed on panel cover. Recommend installing properblunt end screws to prevent damage to wiring.

4. AFCI and GFCI breakersGround fault circuit interrupters (GFCI) are an effective means of preventing severeelectrical shock. GFCIs are installed to protect wet areas of the home, such as thekitchen, bathroom or laundry, where electrical appliances or products may come intocontact with water.

GFCIs are designed to protect against severe electrical shock or electrocution fromground faults. Ground faults occur when the electrical current in an appliance straysoutside its normal path, and the human body becomes part of the path through whichthe electrical current may flow.Observations: GFCI breaker(s) installed and functional on the day of inspection.Breaker(s) tripped when tested.


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5. Interior/basement/crawlspaceType: Light fixtures, receptacles, ceiling fans. Remember that faulty, damaged oroverloaded electrical circuits or equipment are the leading cause of house fires, sothey should be inspected regularly and repaired or updated as needed.Observations: Overall satisfactory condition. appears to be functional. Arepresentative sampling of receptacles were tested with a three prong tester forelectricity, and polarization. Some outlets may not have been tested due to furnitureand personal items restricting access to walls outlets. Switches with red dots have noknown function. Please consult with seller.Contact hazard in the form of wires in junction boxe(s) with out covers located inbasement. All wires should be properly secured in covered junction boxes.

6. ExteriorType & location: There are lights located around home and recepticles located infrontObservations: Lights and receptacles are functional on day of inspection.

7. GFCI outletsDescription: A GFI, or GFCI - Ground Fault Circuit Interupter device protects usfrom receiving electric shocks from faults in the electrical devices we use in ourhome. The device very quickly cuts off the power supply to the leaking device, within20-30 milliseconds, greatly reducing any possible human tissue damage from errantcurrent. GFCI proctection should be provided anywhere there is a receptacleinstalled in an area subject to moisture, as the presence of moisture greatlyincreases the danger of accidental shock.

Never use any electrical appliance in the tub or shower. Never touch an electric cordor appliance with wet hands. Do not use electrical appliances in damp areas or whilestanding on damp floors. In areas where water is present, use outlets with GFCIs.

GFCI's for various reasons, fail to trip as they are mechanical devices with electricalcircuitry. It is important to test on a regular basis to ensure proper operation. If failuredoes occur, replacement is required immediately. Many homes, especially olderhomes, do not have CI's installed. If your home does not have GFCI's the inspectorrecommends upgrading. They can easily be installed by a professional.Observations: GFCI(s) protection is installed in all wet locations and are functional.


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Ventilation

1. GeneralThe key to a healthy, comfortable home is ventilation. The use of exhaust fans,ceiling fans, and bath fans can keep a home's indoor air quality from becoming toohumid, dry, stale, dusty, or mildew ridden.

2. Ceiling FansProper air circulation is crucial in any home, because airflow regulates temperature,removes impurities, prevents mold and just creates a more pleasant and safebreathing environment. By contrast, poor air circulation may compromise your health.Typically fans use very little energy - about 1.5 amps of power and about 21 cents aday for a 48" fan. Run your ceiling fans all day and all year round in summer modefor cooling and winter mode for heating.

Observations: Ceiling fan is nonfunctional in bedroom across hall from main bath.Further evaluation in needed.

3. Exhaust FansBathroom ventilation systems are designed to exhaust odors and moist air to thehome's exterior. Typical systems consist of a fan unit connected to a duct thatterminates at the exterior of the home.

Observations: Exhaust fans are venting to exterior and appear to be functional.

4. Dryer VentsOne of the most important functions of a dryer is the elimination of moisturerecovered during the heating of damp clothing. This moisture is held in the warm airproduced by the dryer as humidity, and is expelled to the outdoors through thedryer's vent. If this air can not be adequately removed, poor drying will result.

The most common causes of dryer fires is lack of maintenance. Uncleaned lint trapsand unmaintained vent systems may result in lint build-up causing the dryer toperform poorly, operate at elevated temperatures and possibly overheat withdangerous consequences.

Observations: Flexible vent hose installed. Upgrading to a rigid-metal vent pipe isrecommended. Its smooth interior creates very little air resistance, which makes thedryer more efficient, and discourages lint buildup.


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Appliances

1. OverviewObservations: Appliance life expectancy depends to a great extent on the use itreceives. Furthermore, consumers often replace appliances long before they becomeworn out due to changes in styling, technology and consumer preferences.

Appliance inspection exceeds InterNACHI's Standards of Practice for Performing aGeneral Home Inspection. As a courtesy we have tested the appliances in thissection for simple functionality. For example: is the fridge cold and does the oven gethot. We do not test or inspect ice makers, garbage disposals, water dispensers, trashcompactors or washers and dryers. if you have concerns about functionality, age orlife expectancy of any of the appliances you should seek further evaluation prior toclosing.

Appliance life expectancy depends to a great extent on the use it receives.Furthermore, consumers often replace appliances long before they become worn outdue to changes in styling, technology and consumer preferences.

2. RefrigeratorRefrigerator is presentObservations: Appears to be functional. Refrigerator temp is: 35-40 degrees andfreezer temp is 0-10 degrees.

3. Range/OvenStyle/type: Electric range is presentObservations: Appears to be functional.

4. DishwasherDishwasher is presentObservations: Functional on day of inspection.

5. Built in microwaveMicrowave is presentObservations: Appears to be functional.

6. Hood vent/lightHood vent and light present and unit vents to interiorObservations: Functional on the day of inspection.

7. Washer and DryerWasher and dryer present.Observations: Untested - Washer and dryer cannot be tested without laundry.Recommend installing burst proof hoses for washer. Washers and dryers should bechecked often. Their movement can put undue stress on electrical and ventingconnections.


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Primary heating system

1. Important information about HVAC systemsImprotant information: The HVAC inspection was a visual inspection using onlythe normal operating controls for the system and the inspection of the heating systemis general and not technically exhaustive. A detailed evaluation of the interiorcomponents of the heating system is beyond the scope of a home inspection. Assuch, we did not inspect the humidifier or dehumidifier, or the electronic air filter, nordid we determine the heating supply adequacy or distribution balance.

This inspection is not a guarantee or warranty of the system. Affordable Home andBuilding Inspections cannot accept responsibility for any problems that may occurwith this system in the future. Please consult the seller's disclosure for information onany past problems. Only the present owner of the property can have accurateknowledge of the system, including its past performance and age.

It is essential that any recommendations we make for service, correction or repair beaddressed by you prior to closing or purchasing the property because an HVACprofessional may discover defects or recommend further repairs that could affectyour decision about the purchase of the property. Home inspectors are not HVACprofessionals. If you have concerns or questions about the system, please hire anexpert to evaluate the entire system prior to closing.

For most systems, annual servicing, cleaning and maintenance is required to ensurethe heating unit is operating correctly and efficiently. Delayed maintenence on theHVAC system can cause leaks or moisture buildup which can contribute to moldgrowth. Always ensure that a service record is in place. The technician should recordthe service call details on a tag located near the HVAC system, including the name oftechnician/company, date of service, and what was done. It is recommended that youhave the indoor air quality tested and the ductwork or baseboards cleaned as aprudent investment in environmental hygiene, especially if any family member suffersfrom allergies or asthma.

Heating units and furnaces can reach high temperatures that can burn or start fires.Keep clothes, curtains and other potentially combustible items at least 3 feet from allheaters. If units have circulating fans installed the fan must be operating when theunit is on. keep fans clean and test regularly to avoid overheating and fire.

2. System typeThe primary heating system is baseboard heaters. The approximate age of thesystem is unknown.

3. Zones and delivery method8 primary heat zone(s). The thermostat types are mechanical Heat delivery methodis metal conductor.Observations: Nonfunctional zone located in main area of basement. Nonfunctionalunits located on right wall of living room closest to entry door. Further evaluation andrepairs are needed by a qualified professional.


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4. Fuel sourceThe heating fuel source is electric.Observations: Electric base board heating units can reach high temperatures thatcan burn or start fires. Do NOT touch or have any material near or touching the units.Pleas educate your family about these safety concerns.


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Fireplace and stove

1. Comments, suggestions and recommendationsHome inspectors are not certified chimney professionals. Only a Level 2 inspectionperformed by a CSIA (Chimney Safety Institute of America)-certified chimney sweepcan determine the condition of the flue and whether the fireplace is safe to use.

For wood, coal or pellet systems:We strongly recommend hiring a professional to perform a chimney sweep andinspection of flue liner prior to use. Annual chimney sweep and inspection prior touse will keep your fireplace and or stove in safe and in proper operating order.Chimneys and flues are typically restricted from view for various reasons: chimneycap installed, damper installed, inaccessible from roof, elbow installed, soot andcreosote etc. The inspection does not involve igniting or extinguishing fires nor thedetermination of adequate drafting. DO NOT USE THE UNIT unless you completelyunderstand the functionality. If you have concerns about the fireplace or stove hire afireplace and chimney specialist for further evaluation and chimney sweep prior toclosing.

For propane or gas units:Black pipe or gas piping should to be inspected and tested by your local gascompany or local propane company for any leaks. A visual inspection and testing isperformed, however a gas/propane leak can occur at any time after the inspection,so therefore, future monitoring and testing is required. the unit and all gas linesshould be inspected prior to use and at least annually there after.

2. Unit # 1 ObservationsWood burning fireplace. Unit is located living roomObservations: Appears to be functional. Chimney and fire box offer limited view or noaccess during inspection. There is no access to flue from fire place or roof area.Inspection of all fireplaces and stoves is recommended by a qualified specialist priorto use.

3. Unit # 1 Chimney/exhaust ObservationsMetal flue installedObservations: Damper opened and closed and appears to be functional. Cap isinstalled.


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Safety

1. IntroductionObservations: Smoke detectors can NOT be checked correctly by test button.Inspector also recommends to replace batteries annually and mark new batterieswith the date they were installed. Remember: No detector may be covered with anymaterial.

Many buildings, especially older ones, typically do not have adequate amount ofsmoke detectors. If not already in place, the inspector stresses the need to upgradethe home with detectors in all recommended locations. It is important to consultmanufactures specifications for proper placement locations and operatinginstructions for smoke. Always install and place detectors smoke detectors accordingto these guidelines.

Annual inspection of your gas/propane or oil furnace, gas/propane stove, waterheaters, and dryers by a certified personnel can verify that all equipment capable ofproducing Carbon Monoxide is working efficiently, reducing the chance of CarbonMonoxide poisoning. A carbon monoxide detector should be located no more thansix feet from any “fired” unit. The correct placement of such detectors will also reducethis risk.

Follow these links link to learn more from The National Fire Protection Associationand about CO safety:

http://www.nfpa.org/safety-information/for-consumers/fire-and-safety-equipment/carbon-monoxide .

http://www.nfpa.org/safety-information/for-consumers/fire-and-safety-equipment/smoke-alarms .

Smoke and CO placement guide

2. Smoke detectorsSmoke detector(s) installed on main level and basementObservations: Lack of and older detectors in place. Upgrade and add detectorsaccording to guidelines.


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3. CO detectorsObservations: Lack of detectors: Carbon monoxide detector(s) present, however,additional smoke detector(s) are needed. Always install and place detectors smokedetectors according manufacturers guidelines. CO detectors cannot be tested by theinspector. Please consult manufacturers directions for proper testing procedures.

4. Stairs & RailingsWooden handrails on basement stepsObservations: Steps to basement are in a closet which you have to navigate downbackwards and there are no safety rails. This can pose a risk of a fall. Furtherevaluation is needed to determine if a proper set of stairs and railing can be added.

5. Alarm systemThere is an alarm system installed.Observations: The alarm system and it's components are untested. It isrecommended to consult with the seller and contact the service provider to evaluatethe system functionality.


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Radon

1. Testing informationIf Radon testing is elected, the purpose of this report is to provide a professionalopinion of the subject structure's radon levels at the time of the inspection, limited tothe conditions identified in this report. Measurements are reported in picocuries perliter of air (pCi/L).

Affordable Home and Building Inspections cannot accept responsibility for financialor health consequences of subsequent action or inaction by the client or itsrepresentatives based upon the above results. The reported results are based on ashort-term test and are not to be interpreted as a measure of the annual average orof the actual occupant exposure. If you have any questions, please do not hesitate tocall or email our office.

Home is unoccupied and sealed during test.

Average temperature- indoor: 55-65, outdoor: 35-45

Rain/snow fall is less than 1". Ground is wet during the test.

Home style is Ranch and is located in Wayne county.

Origin of Radon

2. Radon system informationThere was no mitigation system in place at the time of the device placement.

Typical system


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3. Device informationConsumer information:

Health Risks:Radon is the second leading cause of lung cancer, after smoking. The U.S.Environmental Protection Agency (EPA) and Surgeon General strongly recommendtaking further action when the home’s radon test results are 4.0 pCi/L or greater.The national average indoor radon level is about 1.3 pCi/L. The higher the home’sradon level the greater the health risk to you and your family. Reducing your radonlevels can be done easily, effectively and fairly inexpensively. Even homes with veryhigh radon levels can be reduced below 4.0 pCi/L. For further information aboutreducing elevated radon levels please refer to the “Pennsylvania’s Consumer Guideto Radon Reduction.”

Notice:The Radon Certification Act requires that anyone who provides any radon-relatedservice or product to the general public must be certified by the PennsylvaniaDepartment of Environmental Protection. You are entitled to evidence of certificationfrom any person who provides such services or products. You are also entitled to aprice list for services of products offered. All radon measurement data will be sent tothe Department as required in the Act and will be kept confidential. If you have anyquestions, comments or complaints concerning persons who provide radon-relatedservices, please contact the Department at the Bureau of Radiation Protection,Department of Environmental Protection, PO Box 8469, Harrisburg PA 17105-8469,(717)783-3594 or (800)237-2366

Company and client information:Test Company: Affordable Home and Building Inspections, PO BOX 266, BeachLake, PA 18405

Client name: Donna Singh

Client address: 737 Westminster Road, Bklyn, NY 11230

Test address: 210 Meath Lane, Dingmans Ferry, PA 18328

Unit information and results: Measuring device(s) set in place and retrieved byGerard Tambasco, Radon Cert. #2934Set in place on 12/4/16 @ 10:00 am and retrievedMeasuring unit is a Sun Nuclear 1027 Continuous Radon Monitor (CRM). Unitnumber 8 and serial number is 97906012. Calibrated on 12/20/15 Unit was placed inthe basement.

affordable home and building inspections...2016/12/05 · affordable home and building inspections...

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