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Home Inspection

Sample Report #3
Home Inspection [ Case Study ]

Home Inspection: One Family

A typical home inspection report from Accurate Building Inspectors® may list several hundred items graded according to inspection standards. A comprehensive report serves to highlight problem areas, the causes of damage and what needs repair.


Related: Home & Building Inspections (Fee Schedule)

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Note: Reports can be submitted to you Via USPS, Express mail, Fax, or digitally on CD-Rom, or by Email, in ASCII code, ASCII Dos Text, AppleWorks, MacWorks, MuliMate, PerfectWord, Unix, WordPro, WordPerfect, MSword and WordStar formats.

 

Home Inspection: Case Study

File Number: 204.272R.Powers
Lawrence Ubell, Chief Inspector 2 (NY, NJ)
NJ Home Inspectors Lic. #24GI00033900, NY Home Inspection Lic. #16000012034
Alvin Ubell, Senior Inspector (NJ)
NJ Home Inspectors Lic. #24GI00053400
Matthew Barnett, Senior Inspector 2 (NY, NJ)
NJ Home Inspectors Lic. #24GI00036500, NY Home Inspection Lic. #1600012009
Licensed 1: New York (NY), New Jersey (NJ)

1 ABI's inspectors are licensed in New York and New Jersey.
2 Member: (ASHI) “American Society of Home Inspectors”.

Image: One Family Home

May 13, 2004
Mrs. Powers
00-00 N. Tree Place
Brooklyn, New York 11217

RE: Level I Building Inspection
One Family, 2 Story Structure
Wood Frame Construction
2021 East Elmor Street
Long Island, New York


Dear Mrs. Powers:

As requested, we inspected the above premises on May 10th, 2004. Considering the age, in our professional judgment, the structure in total, is in FAIRLY GOOD TO FAIR CONDITION. This is due to corrosion of electric panel box, plaster patch work,cracking and crazing, cleaning and maintenance to fireplace, multi-layered roofing materials, water damage to base of columns at portico, unvented plumbing fixtures, plus other items mentioned throughout the report. If these items are corrected, the structure would be considered to be in GOOD TO FAIRLY GOOD CONDITION.

The 22 page report that follows should be evaluated by you based on safety, projected costs or savings, whichever the case may be. Items preceded by an asterisk (*) are deemed important and should be very carefully considered. This is a signal that may indicate the need for a Level II inspection, which could reveal additional concerns.

If you need any additional information, please do not hesitate to contact us.

Sincerely,
ACCURATE BUILDING INSPECTORS®
Div. Of Ubell Enterprises, Inc.

Lawrence Ubell, PHI, Chief Inspector
LU/erk
cc: J. L. Esq.

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“Dedicated to Quality & Safety In Housing & Construction” © Since 1961



TABLE OF CONTENTS


Inspections Page
GLOSSARY 4
EXTERIOR 6
WINDOWS 7
ROOF 7
GARAGE 7
INTERIOR 8
LAUNDRY AREA 8
BATHROOM 8
FIRST LEVEL 8
KITCHEN 8
RIGHT REAR KITCHEN TIOLET 8
SECOND LEVEL 9
BATHROOM 9
CELLAR 10
BOILER AREA 10
RADON SCREENING 10
PHYSICAL CONDITION 10
FOUNDATION 11
BEAMS 11
JOISTS 11
COLUMNS 11
DRY-WALL CONSTRUCTION 11
PLASTER-WALL CONSTRUCTION 11
FLOORING 12
FIREPLACE 12
HARDWARE 12
TERMITES, VERMIN &
  OTHER INSECTS

12
MECHANICALS 13
ELECTRICAL SYSTEM 13
GAS SERVICE 13
WATER MAIN CUTOFF VALVE 13
PLUMBING SYSTEM 14
HEATING SYSTEM 15
DOMESTIC HOT WATER SYSTEM 17
CENTRAL AIR-CONDITIONING SYSTEM 17
GENERAL NOTES 19
ENVIRONMENTAL
  HAZARDS

20
STANDARDS &
  PRACTICES

20


(GLOSSARY) Copyright© 1983-2005, Ubell Enterprises Inc. - Accurate Building Inspectors® & the house-like logo, are registered trademarks licensed by Estelle & Alvin Ubell to Ubell Enterprises Inc.

G L O S S A R Y

The following explains our evaluation rating scale and definitions. It should be noted that these evaluations are given in relation to the age of the structure and intended purposes (residential, commercial or industrial).

EXCELLENT
Perfect condition, material and work quality are of the best known in the trade.
GOOD
Material, condition and quality, acceptable.
FAIRLY GOOD
Minor defects, with acceptable work quality.
FAIR *
Apparent defects which need repair.
FAIRLY POOR *
Major defects which need extensive repair or replacement.
POOR *
Unacceptable and/or hazardous, must be repaired or replaced immediately.
NEW
Recently installed equipment, or never used.
FAIRLY NEW
Equipment, installed within the last few years.
AGING *
Equipment shows signs of wear, but still in working condition at the time of inspection.
OLD *
Obsolete equipment which shows excessive aging. Item longevity should not be anticipated.
* ASTERISK
Critical Condition, Costly or Hazardous Items.


* WHEN A COMBINATION EVALUATION IS GIVEN (i.e. fair to fairly poor), this indicates that the condition and/or parts of component vary. See End of Report: GENERAL NOTES, STANDARDS & PRACTICES.

* SUB-STRUCTURES & ENVIRONMENTAL CONDITIONS Buried equipment, conditions in and around the structure that require digging, damage to the structure or laboratory testing (i.e. foundation(s), water, soil, paint, fuel storage tanks, septic tanks, cesspools, sewage systems, piping, etc.) cannot be inspected and/or receive an evaluation. This report discloses all material facts which were then discernible by a visual inspection of the property and is based solely on that visual inspection. (See End of Report: Phase II Inspection.)

* WE CERTIFY, that we have no beneficial or monetary interest in the property, other than our fee for service. This firm is not affiliated with any real estate agency, contractor, vendors or association servicing the construction industry.

* THIS REPORT is not a guarantee, warranty or an insurance policy.
See End of Report: GENERAL.


^ Table of Contents ^

EXTERIOR

FRONT

Northerly Exposure
Aluminum siding is in good to fairly good condition.

RIGHT SIDE

Westerly Exposure
Aluminum siding is in good to fairly good condition.

REAR

Southerly Exposure
Aluminum siding is in good to fairly good condition.

* LEFT SIDE

Easterly Exposure
Aluminum siding is in fairly good to fair condition, due to patch work to trim at left front of structure.

* STREET WALK (SIDEWALK)

Concrete is in fairly good condition.

FRONT ENTRY PATH

Concrete is in fairly good condition, evidence of previous repair.

* FRONT PORTICO

Is fairly good to fair condition, due to water damage to base of columns, repair or replacement should be anticipated. The use of pressure treated lumber for this repair is recommended.

* FRONT STEPS

Masonry at upper and lower sections are in fairly good condition, evidence of previous repairs.

WINDOWS

Aluminum and vinyl, double hung in fairly good condition need lubrication and adjustment to ease operation.

EXTERIOR DOORS

Are in fairly good condition.

* ROOF

Pitched, asphalt shingles, multiple layers is in fairly good condition.

* GUTTERS & LEADERS

Aluminum in fairly good to fair condition leaders drain onto property which can cause flooding around structure and dampness in the basement/cellar if not corrected.

CHIMNEY

Brick is in fairly good condition.

VENTS STACK(S)

(Pipe connected to the waste drainage system, which extends through the roof and expels sewer gases) In good condition.

* CAULKING, FAIR

(A pliable plastic-like material, squeezed into cracks, corners and seams of a building to make it air and water tight around windows, doors, etc.) in fair condition. Needs redoing.

GARAGE

Separate.
Overhead garage door is manually operated in fairly good condition. Roof, pitched, asphalt shingles in fairly good condition. Aluminum and stucco facade in fairly good condition, evidence of aging.
Concrete deck is in fairly good to fair condition, due to erosion, cracking and crazing.

* DRIVEWAY

Concrete is in fair condition, due to patch work, erosion, cracking and crazing.

FRONT RETAINING WALL(S)

Brick is in good condition.

DRAINAGE

Is fairly good due to slightly raised topography at front.


^ Table of Contents ^


INTERIOR

 

CELLAR

(Area partly or wholly below grade)

* LAUNDRY AREA

Rough, unfinished.
Sink is in fair condition, due to aging and wear.
Functional flow, water pressure and drainage are good.
Drain not vented needs to be corrected.
1 electric wall outlet, no ground fault circuit interrupter (GFCI).

* BATHROOM

Area semi-finished.
Walls, floor, ceiling and trim are in fairly good to fair condition, due to rough ceiling.
Functional flow, water pressure and drainage are good.
Shower and bowl aging.

* CELLAR STAIRS

Are in fair condition, due to settlement and unevenness.


^ Table of Contents ^


FIRST LEVEL

 

* KITCHEN

Wood cabinets are in fairly good to fair condition, due to aging.
Sink is in fairly good condition.
Functional flow, water pressure and drainage are good.

Walls, floor, ceiling and trim are in fairly good condition.
5 electric wall outlets, no ground fault circuit interrupter (GFCI).

DINING ROOM

Walls, floor, ceiling and trim are in fairly good condition.
1 electric wall outlet; 4 would be desirable.

* RIGHT REAR KITCHEN TOILET

Area is small.
Bowl is in good condition.
Functional flow, water pressure and drainage are good.
Bowl venting questionable or inoperative needs correction.
Walls, floor, ceiling and trim are in fairly good condition.

* LIVING ROOM

Walls, ceiling and trim are in fair condition, due to patch work, cracking and crazing. Floor is in fairly good condition.
4 electric wall outlets.
Fireplace not used in need of cleaning and maintenance.

* STAIRS

To second level are in fairly good to fair condition, due to loose handrail at top section.


^ Table of Contents ^


SECOND LEVEL

* HALLWAY

Walls, ceiling and trim are in fairly good to fair condition, due to cracking and crazing.
Floor is in fairly good condition.

* BATHROOM

Sink, bowl and tub are in fairly good to fair condition, due to aging. Functional flow, water pressure and drainage are good.
Stopper at tub is in poor condition, needs to be replaced.
Walls, ceiling and trim are in fairly good to fair condition, due to unevenness, cracking and crazing, needs taping and spackling.
Floor is in fairly good condition.
1 electric wall outlet, no ground fault circuit interrupter (GFCI).

LEFT REAR ROOM

Walls, floor, ceiling and trim are in fairly good condition. 2 electric wall outlets; 4 would be desirable.

* LEFT FRONT ROOM

Walls, ceiling and trim are in fairly good to fair condition, due to cracking and crazing.
Floor is in fairly good condition.
3 electric wall outlets; 4 would be desirable.

RIGHT FRONT ROOM

Walls, floor, ceiling and trim are in fairly good condition.
1 electric wall outlet; 3 would be desirable.

* INSULATION

Attic area was not at all insulated. The installation of good quality material in all exposed walls and attic spaces is necessary to conserve fuel and render the structure more comfortable. The installation of twelve (12+_) inches with a resistance value of R-30+_ in the attic would be considered optimal. It is advisable to only use mineral type insulation such as fiberglass, rock wool, mineral wool or vermiculite. The use of any other type of insulation should be checked with the CONSUMER PRODUCTS SAFETY COMMISSION or local agency. A vapor barrier placed between the joists before installation is advisable.

* ATTIC VENTILATION

There is not enough ventilation in the attic. The introduction of additional ventilation is necessary to prevent the buildup of moisture, which can cause rotting of wood framing. Ventilation will alleviate the buildup of heat during the summer months from the sun load. The rule of thumb for ventilation is a 1.5 square foot opening for every 100 square feet of space.

ATTIC ACCESS

Is gained through stationary stairs.

* INSULATION

Structure was not at all insulated. The installation of good quality material in all exposed walls, attic spaces and/or cockloft within the structure is necessary to conserve fuel and render the structure more comfortable. The installation of twelve (12+_) inches with a resistance value of R-30+_ in the attic or cockloft would be considered optimal. It is advisable to use only mineral type insulation such as fiberglass, rock wool, mineral wool or vermiculite. The use of any other type of insulation should be checked with the CONSUMER PRODUCTS SAFETY COMMISSION or local agency. A vapor barrier placed between the joists prior to installation is advisable.

* NOTE:

There may be insulation under aluminum siding, no insulation in attic.

STAIR

To attic is in good condition.

* HANDRAIL & GUARDRAIL

Stair to attic does not have a hand or guard rail and installation is a necessary safety measure.


^ Table of Contents ^


CELLAR

A cellar is 50% or more below grade. Area shows evidence of previous flooding and dampness. It was difficult to ascertain the cause or time when flooding occurred. It should be noted that there was no active flooding at the time of inspection, but recurrence is always possible. It should be understood that this area is below grade and always vulnerable to possible water conditions arising from changes in sub-strata, drainage problems or inclement weather.

CONCRETE DECK

Is in fairly good condition has some unevenness this is not a matter of concern.

* WOOD DECK

Is in fair condition at laundry area, due to evidence of unevenness, loose sections and some rotting action. The floor could use some correction.

* BOILER AREA

Evidence of dampness. No apparent water seepage at time of inspection.

* RADON SCREENING

A radon canister screening unit was not placed in structure at the time of the inspection. There is an additional fee for the screening.


^ Table of Contents ^


PHYSICAL CONDITION

 

FOUNDATION

Masonry construction and is in fairly good condition.

HAIRLINE CRACKING

Was found in foundation does not seem to be a matter of concern at this time, should be monitored every 12 months for movement.

* CRACKING

Was found in foundation which does not seem to be a matter of concern at this time, could eventually cause leakage and should be monitored every 12 months for movement and changes in cracking.

EROSION

Was found on foundation, does not seem to be a matter of concern at this time, should monitored every 12 months for acceleration of the erosion.

DAMPNESS

Was found on foundation at the time of inspection, which is mild and not a matter of concern at this time. It should be monitored every 12 months for any change.

CONCEALED

Sections of the foundation were concealed at the time of inspection, therefore foundation could not receive a complete inspection and/or evaluation.

* NOTE:

Concrete deck showed evidence of efflorescence, which is evidence of some dampness not considered a concerning factor at this time.

BEAMS

(Major supporting horizontal members.) Fairly good condition.

JOISTS

(Intermediate horizontal supporting members which rest on beams and foundation and support floor sections.) Fairly good condition.

COLUMNS

(Major vertical supporting members which support beams and joists.) Fairly good condition.

* DRY-WALL CONSTRUCTION

Prefabricated plaster panels (plasterboard, gypsum board, sometimes called sheet rock) Fair condition.

* PLASTER-WALL CONSTRUCTION

Fairly good to fair condition.

* CRACKING & CRAZING

Was evident throughout the structure. This condition generally is not a matter of great concern. However re-taping will be required.

* PLASTER PATCH WORK

Unprofessional, resurfacing is necessary.

FLOORING

Fairly good condition.

* FLOORING

Uneven flooring is evident in the structure. This is an annoying condition and is a symptom of a hidden or obscure defect.

* LOOSE SECTION OF FLOORING

Needs correction.

SQUEAKING FLOORS

Are not a matter of great concern. The condition can be reduced or eliminated by the application of talcum powder between the joints.

SUB-FLOORING

(Construction material beneath the finished floor which is secured to the floor joists and is the base of the finished floor) Good to fairly good condition.

* FIREPLACE

Located in living not used.

* FLUE (conduit in the chimney to dispose of smoke)

Flue and fireplace have not been cleaned or properly maintained for some time. The engagement of a chimney sweep to clean the flue and fireplace is a necessary safety requirement.

* FIREPLACE USE

If you have never used a working (wood burning) fireplace, we advise that you contact the local fire department for instructions on the safe use and care of a fireplace. Many house fires are linked to the lack of knowledge in the use of operation a fireplace.

* HARDWARE

(Locks, latches & hinges) Fair condition; evidence of aging; needs maintenance.

* MOLDING & TRIM

Fair condition, due to aging. Needs some maintenance.

* DOORS

Fair condition, due to difficulty of operation and malfunctioning. Refitting is necessary.

* TERMITES, VERMIN & OTHER INSECTS

There was no evidence of any termite action found within the structure. However, there is evidence of termite action found in some debris around property. This is not a matter of concern at this time, however, it should be noted that there are some sections of the structure which have wood in contact with the ground or in close proximity thereto. These areas are highly vulnerable to termite infestation. A competent exterminator should be engaged for certification.

* NOTE

There are many concealed, enclosed and finished sections of structure which could not receive a complete inspection for termites and other wood destroying insects without causing damage to the structure.


^ Table of Contents ^


MECHANICALS

 

* NOTE:

Prior to purchase we advise that you check with the local utility company (gas, oil, electric, steam, water, sewer, etc.) to determine that all charges incurred by the previous owner have been paid and all connections are in accordance with company and/or municipal regulations.

Due to an accumulation of storage and furniture an accurate count of the outlets could not be determined. The number of outlets suggested by the inspector should be adhered.

ELECTRICAL SYSTEM

110-220 (+_ plus or minus) volts / three (3) wire system / single phase / with (100) (+_ plus or minus) ampere service with a full circuit-breaker panel box and is fairly adequate for this structure. It is advisable that each of the circuit-breakers be switched to the off position and then re-energized at least once every six months to ensure proper operation.

ELECTRICAL SERVICE

Incoming service to the structure is located at front left.

* GROUND FAULT CIRCUIT INTERRUPTER

(An electrical device which detects electrical power loss through the ground, to prevent electrical shock) Installation in all wet areas of the structure such as bathrooms, kitchen, laundry area, etc. would be a highly desirable safety feature.

* WIRING, OLD

Wiring in the electrical system is quite old and shows signs that the insulation is breaking down (deteriorating). Re-wiring should be anticipated for safety.

* ELECTRICAL DISTRIBUTION, FAIR

The number of electrical outlets and circuitry throughout the structure is fair as indicated in the report. The installation of additional electrical outlets and circuitry throughout the structure is necessary.

* UN-GROUNDED ELECTRICAL OUTLETS

During our investigation it was found that there were electrical outlets which are not grounded. The installation of a grounded receptacle, which would receive a three-pronged grounded plug would be a highly desirable safety feature.

* ELECTRICAL PANEL BOX, CORRODED

The electrical panel box shows an excessive amount of corrosion and deterioration. Replacement is necessary.

* MAINTENANCE PROGRAM, FAIR

The professionalism and maintenance of electrical system would be considered to be fair. It should be understood that all mechanical equipment will require periodic adjustment by a competent service company.

GAS SERVICE

GAS MAIN CUTOFF VALVE
Located at front center.

GAS MAIN DIAMETER

Is 3/4″ inch.

HOUSE TRAP LOCATION

(A pit in floor or the subsection of the structure which houses sanitary and storm sewer trap mechanism, which in turn prevent sewer gas from entering the structure) Is located at front right.

WATER MAIN CUTOFF VALVE

Located at front center.

WATER MAIN

The diameter of the water main is 1″ inch.

* PLUMBING SYSTEM

Is brass and copper and would be considered to be in fairly good to fair condition. Drain lines are cast iron and galvanized and would be considered to be in fairly good to fair condition. Although generally the system is in acceptable condition, there are some signs of slight wear and aging. Some minor maintenance should be anticipated.

* SOLDERED JOINTS

Lead solder has been associated with water/lead contamination. Many homes have had copper piping installed with lead solder. It is advisable that before cooking or drinking, to run the water for at least one full minute to flush out the pipes of any passable lead particles. Check with your local or governmental Environmental Protection Agency or Health Department in order to take advantage of any lead abatement programs.

Under no circumstance use hot tap water for cooking or drinking.

WATER PRESSURE

Throughout the structure is fairly good and generally acceptable. Water pressure in the structure is predicated on the municipal or source water pressure being between 40 and 50 pounds gauge pressure.

* VALVE MAINTENANCE

Due to leaky valves, valve stems, washers and fittings, new washers, re-grinding of valve seats, and re-packing of valve stems is necessary.

PLUMBING FIXTURES, GOOD QUALITY

Some plumbing fixtures in the structure are cast-iron fabricated, good quality.

PLUMBING FIXTURES, GOOD QUALITY

Some plumbing fixtures in the structure are vitreous china fabricated, good quality.

PLUMBING FIXTURES, FAIR QUALITY

Some plumbing fixtures in the structure are steel porcelainized, fair quality, prone to chipping and wear.

* PLUMBING FIXTURES, AGING

Aging and deteriorated plumbing fixtures, some replacement should be anticipated.

* VENTING, NOT PROPER

It should be noted there are some plumbing fixtures which are not properly vented. This condition needs to be corrected, it could introduce sewer gases into the structure. Sewer gases can be noxious, toxic and explosive. Fixtures located in laundry and questionable venting of toilet.

* OLD WASTE LINES

The waste lines in the structure shows excessive aging, thin sections and patchwork. Replacement or rehabilitation should be anticipated.

* MAINTENANCE PROGRAM, FAIR

It was found during our investigation (as previously indicated) that professionalism and maintenance of plumbing system would be considered fairly good to fair. It should be understood that all mechanical equipment will require periodic adjustment by a competent service company.

* HEATING SYSTEM SAFETY

All fuels (oil, natural gas, coal, wood, gasoline, kerosene etc.) that does not burn completely will create Carbon Monoxide, a poisonous gas that will occur if the appliance is not operating or venting properly. Carbon Monoxide is odorless, colorless and tasteless. It will cause illness and even death. Keeping your chimney and vent pipe clean is mandatory. All fuel burning appliances need air combustion to operate safely and efficiently. Without sufficient air, harmful amounts of Carbon Monoxide will form. Have your chimney and flue vent pipe inspected and cleaned regularly by a professional.

Symptoms of Carbon Monoxide poisoning can include headaches, nausea, dizziness, coughing, ring in the ears, spots before your eyes and reddened skin color. If you notice any of these warning signs, get fresh air and get to a doctor or hospital immediately (call 911).

HEATING SYSTEM

Hot water (hydronic) induced system/ one zone / gas fired / cast iron boiler. The system would be considered to be a fairly new unit and would be in good condition.

COMBINATION GAUGE

(A monitoring device to determine the internal boiler pressure and temperature) Is in good operating condition.

PRESSURE REGULATOR

(A device which automatically feeds water into the boiler to a preset pressure) Unit is in good operating condition and generally acceptable.

RELIEF VALVE

(A safety device which relieves excess pressure in the boiler) Is in good operating condition.

AUTOMATIC BLEEDER VALVE

(A device which automatically removes excess air in the system) Is in good operating condition.

RELAY SYSTEM

(An electric device which energizes the electric motor on circulator pump) Is in good operating condition.

CIRCULATOR PUMPING SYSTEM

(A device which moves hot water through the heating system) Is in good operating condition.

EXPANSION TANK

(A unit which takes up the excess expanded water when heating system is being fired) Is in good condition.

HIGH LIMIT CONTROL

(A safety device which shuts off burner when water temperature rises to a preset temperature) Good operating condition at time of inspection.

MAINTENANCE PROGRAM, FAIRLY GOOD

Maintenance of heating equipment is fairly good. It should be understood, mechanical equipment requires periodic adjustment (balancing) by a competent service company. The engagement of a competent service organization to upgrade maintenance is necessary to insure proper operation, efficiency and safety of equipment.

RADIATION, GOOD

Provided through cast iron units which are of good quality. However, same should be clear and clean at all times. The efficiency of radiation will be considerably reduced if the units are blocked by furnishings.

* AIR BLEEDER VALVES, SERVICING

The hot water system requires water to flow through the radiators. Occasionally, the radiators become air-bound (air in radiators), preventing water from flowing. For efficient operation of system, radiator air valves should be bled periodically to evacuate air from system. It is sometimes necessary to install bleeder valves to increase the efficiency of radiators.

GAS BURNER

New and in good operating condition. Should prove to be adequate for this system.

ELECTRONIC IGNITION

(An energy saving device which ignites the gas pilot electrically) In good condition.

SMOKE STACK

(Connecting pipe to chimney) In good condition at time of inspection. All smoke stacks and connections should be checked periodically for possible leakage of combustibles to prevent a possible mishap.

BREECH CONNECTION

Connecting point of the heating equipment smoke stack to the chimney is in good condition.

MAINTENANCE PROGRAM

The gas burner is maintained in a highly professional manner. This should be continued to insure prolonged and efficient operation. It should be understood that all mechanical equipment will require periodic adjustment (balancing) by a competent service company.

REMOTE SAFETY SWITCH

(A safety switch located outside boiler area for emergency disconnection) In good operating condition at time of inspection.

SERVICE SWITCH

(A safety switch located in boiler area for emergency disconnection and servicing of heating equipment) In good operating condition at time of inspection.

COMBUSTION CHAMBER

(Fire box) - In good to fairly good condition, should be checked periodically.

* COMBUSTION CHAMBER, DEBRIS

(Fire box) - Has an accumulation of dirt and debris, must be cleaned before a mishap occurs.

DOMESTIC HOT WATER SYSTEM

Produced through an indirect water heating system and would be considered to be in good condition and should prove to be adequate for this structure. If a water-heater is not in use for a period of time, it is possible that hydrogen gas (an explosive & flammable gas) can build up. It is suggested that prior to use, of any appliance or equipment, all faucets should be opened to permit water to run for several minutes, including the flushing of all toilets.

RELIEF VALVE

Is in good operating condition.

* MONITORING HOT WATER TEMPERATURE

The temperature of hot water delivered to all plumbing fixtures (sinks, tubs, showers, etc.) should not exceed 125 degrees Fahrenheit. Bathing or washing at temperatures above this recommended level, could result in injury or death from scalding. Hot water generating equipment must be adjusted frequently to insure a safe level.

* INCREASE LONGEVITY OF HOT WATER GENERATING SYSTEM

The installation of grounding wire with approved clamps (#6 copper or greater) between input (cold) and output (hot pipes on the water heater or internal coil will increase the life expectancy of domestic hot water generating system.

MAINTENANCE PROGRAM, GOOD TO FAIRLY GOOD

The hot water heater good to fairly good maintenance and considered fairly professional. Such maintenance should be continued to insure prolonged and efficient operation of system. It should be understood that all mechanical equipment will require periodic adjustment (balancing) by a competent service company.

CENTRAL AIR-CONDITIONING SYSTEM

The structure is equipped with a central air-conditioning system. This is a unit with a remote compressor condenser which is air cooled. The evaporator coil is located in the structure. The system would be considered to be in good conditio. This is a fairly new unit and should prove to be quite adequate for this structure.

AIR REGISTERS, ADJUSTMENT

(Grills which are openings in the duct, which distributes air into each space) Needs adjustment to provide a balance of air into each section of the structure. This adjustment will render the structure more comfortable.

* RETURN AIR DUCT, NONE AT LOWER LEVEL

(A conduit which brings the air back to the air © distribution equipment from the structure) System does not have one on the lower level and the installation would increase the efficiency of operation and make this space more comfortable.

* NOTE

Many of the spaces within the structure do not have return air registers. To improve the air circulation and efficiency of air-distribution system, it is advisable to undercut all doors to provide at least 1-1/2 inch space between underside of door and floor.

AIR HANDLER

(Blower/fan that forces the air through the system and ducts) Is in good operating condition.

AIR HANDLER CONDENSER UNIT, ATTIC

Is located in attic. Equipment was installed in an acceptable manner and is adequate.

* COMPRESSOR FOUNDATION, NOT PROPER

Not professionally installed, reconstruction is required.

REFRIGERANT LINES

Which connect from condenser compressor to evaporator coil are in good condition, installed in a highly professional manner.

SERVICE SWITCH

(A safety switch located adjacent to condenser compressor for emergency disconnection and servicing of air-distribution equipment) In good operating condition at time of inspection.

MAINTENANCE

Due to the sophistication of the equipment, a competent service organization should be engaged to maintain system, achieve maximum efficiency of operation and extend the longevity of the equipment.

* NOTE:

At time of inspection I observed that condensate drain for air conditioning drains into ground at right side of structure and should be re-directed into a formal drain or slop sink.

MAINTENANCE PROGRAM, FAIRLY GOOD

Maintenance of air-distribution equipment is fairly good. It should be understood that all mechanical equipment will require periodic adjustment (balancing). The engagement of a competent service organization to upgrade maintenance is necessary to insure proper operation, efficiency and safety of equipment.

* SAFETY REQUIREMENTS

* LEAD PAINT ALERT

It should be noted that structures built prior 1961 are very likely to contain painted surfaces with lead additives. It is suggested that a lead paint technician be engaged to determine if lead paint is present. It has been found that lead has a negative health effect on children and some adults.

* CAUTION WITH MECHANICAL EQUIPMENT

Mechanical equipment (heating, ventilating, air-conditioning, fans, pumps, power transformers, inducers, etc.) should be checked at the time of taking possession of the property to verify it's proper and safe operation. If you are unfamiliar with any equipment's operation, DO NOT USE OR OPERATE unless a professional checks the equipment for safe and proper operation. Running any piece of equipment without knowing how it works, could prove to be DANGEROUS AND HARMFUL. Some mechanical equipment when operating can be in conflict or incompatible with other equipment, such as fans, lighting, air-conditioning, heating, etc.

* EXAMPLE

Running an exhaust fan or air-conditioner in exhaust mode, in combination with the operation of an oil or gas furnace/boiler! This duel functioning of equipment, could draw noxious and/or toxic, (poisonous) gases into the structure, which could be fatal, and/or damage the equipment. These conditions occur from time to time and can prove to be DANGEROUS. We strongly recommend that you ether contact us at Accurate Building Inspectors immediately, if you have any suspicion of such equipment conflict, or call the appropriate equipment expert, engineer, mechanic, contractor, utility, fire department, etc.

* SHOWER & BATH BARS

Every shower and bath must have a none-slip well-secured safety bar, approximately 36″ (inches) from the floor of the unit. Bathing units without safety bars are a major cause of slip and fall mishaps.

* CHILD SAFETY WINDOW GUARDS

All windows require approved child safety window guards.

* SMOKE & CARBON MONOXIDE DETECTORS

The installation of carbon monoxide, fire and smoke detectors and the placement of dry chemical fire extinguishers in accessible locations (utility areas, kitchen, boiler room, etc.) throughout the structure is advisable.

* SAFETY PRESSURE & TEMPERATURE PRESSURE RELIEF VALVES

All heating units, utilizing water as its vehicle (i.e. boilers and water heaters) have either pressure or temperature and pressure safety relief valves. The valves must be manually operated at least once a year by a maintenance service company, to insure the safe and proper operation of the system. Under no circumstance should the valves be plugged due to dripping or malfunctioning. The plugged valves has been associated with explosions, damaged to the heating equipment, the structure and injury.

* FLEXIBLE GAS CONNECTOR ALERT

All flexible non-coated gas appliance connectors and flexible hoses must be checked for leakage by a licensed plumber or utility service person at least once a year to prevent a mishap. Replacement of existing non-coated connectors and hoses is recommended.


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GENERAL NOTES

* ASSESSED DEFECTS or DETERIORATING CONDITIONS

Any major or minor assessed defects or deteriorating conditions noted in this report may result in diminished functioning, support or failure. This includes, but is not limited to the electrical, mechanical systems, piping, foundations, floors, walls, ceilings, beams, joists, columns, partitions, roofs, etc. Such defects or deterioration may have resulted from improper construction; improper maintenance; improper use; wear and tear; insect or microorganism infestation; oxidation; erosion, etc.. Corrective measures for such noted defects or conditions should be anticipated.

* WIND STORM DAMAGE

This report is not a certification that the structure can withstand wind storm damage. If such certification is required, the engagement of a licensed Architect or Engineer will be necessary.

* MILDEW, MOLD, FUNGAL & BACTERIAL GROWTH

It is always necessary to control mildew, mold, fungal and bacterial growth in all the wet areas of any structure (kitchens, bathrooms, attics, cocklofts, basement, cellars and crawl spaces). Continuous ventilation must be provided, especially after bathing, cooking or where leakage has occurred or is occurring. A building hygiene consultant must be engaged to control the mildew, mold, fungal and bacterial growth in the building if and when detected.

APPLIANCES

Refrigerators, clothes and dish washing machines, clothes-dryers, lighting fixtures, ranges and all electrical appliances are not checked. They are considered personal items and are not part of the real property and can be easily removed from the premises after inspection is completed.

* SURVEYOR

If the property in question is purchased, we advise you obtain a new survey from a licensed surveyor. It is imperative that the legal and existing grade levels are indicated on the new survey. If there is any substantial differential, this could prove to be costly.

* ALTERATIONS

When and if you purchase the structure in question and you intend to alter, renovate and reconstruct any structural, mechanical or electrical aspects of the building, a licensed architect or professional engineer must be engaged.

* INACCESSIBLE AREAS & EQUIPMENT

All areas, spaces, equipment, devices, conditions, etc. that are not available to inspect or test, whatever reasons (blocked, occupancy owner, broker, representative, attorney, or who or whatever would not permit the inspection). Accurate Building Inspectors ®, cannot and will not be held responsible for any item or condition that is not inspected, as a result of no access. It is the responsibility of the client (interested party or their representative), to insure that all spaces & equipment are available to be inspected as the time of the inspection.


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*ENVIRONMENTAL HAZARDS

To determine environmental hazards, the only acceptable method is to take samples of the suspected material, air and/or perform special laboratory analysis as described in our fee schedule and CATALOG. (there are additional fees for medical diseases, investigating, asbestos, lead testing, radon screening, etc.). These tests may be required by your lending institution. This service must be requested by you prior to, or at the time of the inspection. If this service is not requested and an environmental determination hazard is required, it is advisable that you engage an independent testing laboratory. Many laboratories have the facilities for determining environmental hazards and/or conditions, such as geological analyses (sub-strata), (buried fuel and water tanks, asbestos, radon, lead, water contamination, pollutants, toxicants, carcinogens, etc.). It is advisable that you engage a qualified testing laboratory to determine such hazards.

* STANDARDS & PRACTICES

Accurate Building Inspectors ® makes no representation whether the structure inspected is in compliance with Local, Municipal, State and/or Federal code requirements. This inspection was performed and noted, in compliance with standards and practices of the private building inspection industry. The signature inspector is the sole judge of the content of this report. If you require further information pertaining to the legality of the structure and all of its amenities, an extensive architectural or engineering study will have to be made. An architect or engineer would have to be engaged to investigate all the records on file at the various agencies having jurisdiction.

It should be understood there are many conditions within and without the structure that can only be determined by a time-study.

LEVEL I BUILDING INSPECTION

Consists of a visual, non-invasive inspection of the structure in question, adhering to the minimum standards and requirements, set forth by the building inspection industry, ASHI (American Society of Home Inspectors). It does not include code compliance (local, state or national [see: ABI's catalog]), as a prerequisite, if desired or required by the client. This would be included in a Level II Building Inspection.

LEVEL II BUILDING INSPECTION

Consists of an in-depth and more definitive engineering, architectural, scientific, instrumentation, geological (sub-strata), medical diseases investigation, time-study inspection, laboratory testing of contaminants, pollutants, toxicant, carcinogens, evaluation in and around the structure and code compliance. This type of inspection requires extensive time and material and is considerably more expensive than a Level I Building Inspection. This type of inspection is required if the client is in need of more information about the structure or if a discovery in the Level I Inspection calls for further study and evaluation. The decision for a Level II Inspection is solely up to the client, agency or other interested parties. Level II Inspections can not be performed by any firm that performs the Level I Inspection.

LEVEL I or LEVEL II BUILDING UPGRADE

Consists of bringing the structure into code compliance, repair, overhaul, upgrade, replacement, removal, introduction, etc. of any and all the items found and recommended in the Level I or II Building Inspection.

BUILDING RE-INSPECTION

This service may be performed after completion of a building upgrade, but not by the same firm that performs the Level I or Level II Building inspection on the particular structure. Therefore, Accurate Building Inspectors ®, Division of Ubell Enterprises, Inc. is precluded from performing Level I or Level II re-inspection, if we performed the original inspection. However, we can perform these re-inspections if we did not perform the original Level I or Level II Building Inspection.

NON-TRANSFERABLE

This report is for your personal use and evaluation and is not transferable to a third party. (Not to be given or sold to any person or entity that has now, or in future, interest in the inspected property or structure.) The Accurate Building Inspectors ® makes no representations of warranties or guarantees and shall not be responsible or liable for any action, inaction or the consequences there of in connection with or reliance upon this report.

This report is not an insurance policy!!

* TO BUY OR NOT TO BUY

This report and its contents should not be construed in any way as advice to buy or not to buy the property in question.

* PRE-CLOSING INSPECTION

If the structure in question is purchased, we recommend you perform a Pre-closing inspection a few days before closing, to insure that all items, condition and equipment are the same, as they were at the time of this inspection.

We recommended that you go through the structure with the owner or someone familiar with the operation of all the equipment and its functions, on how to operate and maintain the building equipment with safety and efficiency to the occupants.

* NOTE:

Matthew Barnett, reserves the right to supplement this report if and when additional information becomes available.

* * * * * * * * * * * * ACCURATE BUILDING INSPECTORS * * * * * * * * * * * * * * *


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