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Building Inspection Report

Sample Report #1
Row House Inspection [ Case Study ]

Building Inspection: Row House

A typical building 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.

 

Building Inspection - Row House: Case Study

File Number: 92041.1021M-M.Bridgewater
Lawrence Ubell, Chief Inspector 2 (NJ)
NJ Home Inspectors Lic. #24GI00033900
Alvin Ubell, Senior Inspector (NJ)
NJ Home Inspectors Lic. #24GI00053400
Matthew Barnett, Senior Inspector 2 (NJ)
NJ Home Inspectors Lic. #24GI00036500
Licensed 1: New Jersey (NJ)

2 Member: (ASHI) “American Society of Home Inspectors”.

Image: Row House

September 14, 2004
Mr. Bridgewater
00-00 Long Street
Brooklyn, New York 11203-1432

RE: Level I Building Inspection
ROW HOUSE: 5 Family, 4 Story Structure
Masonry & Wood Frame Construction
New York, New York


Dear Mr. Bridgewater:

     As requested, we inspected the above premises on September 13th, 2004. Considering the age of the structure, in our professional judgment, the structure in total, is in FAIR CONDITION. This assessment is due to concerns identified in the report, such as the deterioration of roofing materials, deterioration of rear retaining wall, deterioration of windows, possible asbestos containing materials on risers lines, excessive debris in cellar and crawl space, needed upgrades to electric system, upgrades and repairs to heating equipment, repairs to chimney, plus many 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 following report 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.

Matthew Barnett, PHI,
Senior Inspector
MB/erk
cc: R. D., Esq.

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



TABLE OF CONTENTS


Inspections Page
GLOSSARY 4
EXTERIOR 7
WINDOWS 8
ROOF, FLAT 9
INTERIOR 9
FIRST FLOOR 9
APARTMENT #1 10
KITCHEN 10
BATHROOM 10
SECOND FLOOR 11
APARTMENT #2 11
BATHROOM 11
KITCHEN 11
THIRD FLOOR 12
APARTMENT #3 12
KITCHEN 12
BATHROOM 12
FOURTH FLOOR 13
FRONT APARTMENT #4 13
KITCHEN 13
BATHROOM 13
REAR APARTMENT #5 13
BATHROOM 14
KITCHEN 14
CERTIFICATE OF COMPLIANCE/OCCUPANCY
14
ROOF ACCCESS 14
CELLAR 15
CRAWL SPACE 15
BOILER AREA 15
POSSIBLE MATERIAL HAZARD 16
Inspections Page
PHYSICAL CONDITION 16
FOUNDATION 16
BEAMS 16
JOISTS 16
COLUMNS 17
DRY-WALL CONSTRUCTION 17
PLASTER-WALL CONSTRUCTION 17
FLOORING 17
HARDWARE 18
TERMITES, VERMIN & OTHER INSECTS 18
UN-SANITARY CONDITION 18
FIREPLACES 18
MECHANICALS 18
PUBLIC SPACES ELECTRICAL SYSTEM 19
4 ELECTRICAL SYSTEMS, APARTMENTS 19
GAS SERVICE 20
WATER MAIN CUTOFF VALVE 20
PLUMBING SYSTEM 21
FIRE SPRINKLER SYSTEM, GOOD 21
HEATING SYSTEM 22
DOMESTIC HOT WATER SYSTEM 24
GENERAL NOTES 26
ENVIRONMENTAL HAZARDS 27
STANDARDS & PRACTICES 27


(GLOSSARY) Copyright© 1983-2004, 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

Southerly Exposure

Brick work is in fairly good to fair condition, evidence of excessive mortar joint erosion. Re-pointing is necessary to stop the continuation of erosion and prevent leakage.

Stone Work is in fairly good condition, mortar joints need re-pointing.

Metal cornice is in fairly good to fair condition, due to some corrosion and repairs will be necessary.

RIGHT SIDE

Easterly Exposure

Party Wall (a wall built on the boundary line of adjoining properties shared by two owners or tenants).

REAR

Northerly Exposure

Brick work is in fairly good condition, evidence of some erosion.

LEFT SIDE

Westerly Exposure

Party Wall (a wall built on the boundary line of adjoining properties shared by two owners or tenants).

* TRIM

Wood is in fairly good to fair condition, due to aging and deterioration. Repairs should be anticipated.

* STREET WALK (SIDEWALK)

Concrete is in fair condition, due to unevenness, erosion, cracking and crazing condition must be corrected before a mishap occurs.

* FRONT ENTRY PATH

Concrete is in fairly good to fair condition, due to drain is missing and drain needs cleaning.

* FRONT STEPS

Stone are in fair condition, due to erosion, missing handrail, installation is an essential safety feature, cracked, missing and loose cement coating.

* REAR STEPS

Concrete in fairly good to fair condition, due to missing handrail, installation is an essential safety feature.

* STAIRWELL

Located at the rear in fairly good to fair condition, due to uneven treads, missing handrail, installation is an essential safety feature, loose and missing cement coating; drain is in need of cleaning and maintenance.

* WINDOWS

Aluminum, double hung, double glazed windows, provide acceptable insulating value in fair condition, due to aging and wear.

Wood, double-hung, single glazed windows afford little insulation value are in fair to fairly poor condition, due to aging, wear, loose sashes, deterioration frames and sills.

Repair or rehabilitation or possible replacement should be anticipated.

* EXTERIOR DOORS

Are in fairly good to fair condition, due to aging and wear, need lubrication and adjustment to ease operation.

* ROOF, FLAT

Flat, modified bituminous is in fairly poor condition, due to aging, wear, unevenness, missing coat of aluminum fibrated paint. Extended longevity should not be anticipated.

Rear lower roof, flat, strip asphalt is in fairly good to fair condition, due to aging and accumulation of debris which needs to be removed.

* PARAPET WALL(S)

(An extension of a wall above the roof) Flashing points at parapet wall is in poor condition.

GUTTERS & LEADERS

Aluminum in fairly good condition in need of cleaning and maintenance.

* CHIMNEY

Brick is in fair to fairly poor condition, due to loose bricks at upper section; loose and missing flue tile liner at upper section. Repair or rehabilitation should be anticipated.

Chimney in need of cleaning and maintenance.

* VENTS STACK(S)

(Pipe connected to the waste drainage system, which extends through the roof and expels sewer gases) In good to fairly good to fair condition, needs re-flashing to prevent leakage.

* SKYLIGHT

Is in fair condition, needs re-flashing to prevent leakage.

* 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.

VEHICLE STORAGE FACILITY

None.

* REAR PATIO

Concrete is in fair condition, due to erosion.

* LANDSCAPING

Is in need of re-cultivation, in fair condition.

* REAR RETAINING WALL(S)

Is in poor condition, missing section, due to tree growth. Removal of tree is recommended.

* NOTE:

Loose and hanging wires should be secured or removed.


^ Table of Contents ^


INTERIOR

CELLAR

(Area partly or wholly below grade) rough.

* CELLAR STAIRS

Are in fair condition, due to missing handrail, installation is an essential safety feature.

FIRST FLOOR

* ENTRY VESTIBULE

Walls, floor, ceiling and trim are in fairly good to fair condition, due to cracked floor tile and area needs painting.

FOYER

Walls, floor, ceiling and trim are in fair condition, due to unevenness, cracking and crazing, needs painting; floor unevenness, settlement, aging and wear.

Heat source radiator(s).

APARTMENT #1

* KITCHEN

Wood cabinets are in fair condition, due to aging and wear. Counter top shows signs of aging and wear. Sink is in fairly good condition. Functional flow, water pressure and drainage are good. Walls, ceiling and trim are in fairly good condition. Floor is in fair condition, due to unevenness may be due to the abundance of pipe and water connections. The only way to determine the cause and extent of damage is to make an exploratory opening in the floor.

3 electric wall outlets; 4 would be desirable.

* REAR BEDROOM

Walls, ceiling and trim are in fairly good condition. Floor is in fair condition, due to unprofessional installation of finished floor, uneven and loose flooring.

Heat source radiator(s).

4 electric wall outlets.

* HALLWAY

Walls, floor, ceiling and trim are in fair condition, due to nail popping, needs taping and spackling; unprofessional installation of finished floor and floor unevenness.

* BATHROOM

Sink, bowl and tub are in fairly good condition. Functional flow, water pressure and drainage are good. Sink and bowl are loose, need to be secured.

Walls, floor, ceiling and trim are in fair condition, due to nail popping, needs taping and spackling; floor unevenness may be due to the abundance of pipe and water connections. The only way to determine the cause and extent of damage is to make an exploratory opening in the floor.

Heat source riser line.

1 electric wall outlet, ground fault circuit interrupter (GFCI) is in good condition.

* LIVING ROOM

Walls, floor, ceiling and trim are in fair condition, due to water damage and leakage, unevenness and patch work, floor unevenness, aging and wear.

Heat source radiator(s).

Bare light bulb fixture in closet condition presents a fire hazard and must be corrected.

5 electric wall outlets.

* STAIRS

To second floor are in fair condition, due to loose treads, missing balusters and handrail is loose and should be resecured.


^ Table of Contents ^


SECOND FLOOR

* HALLWAY

Walls, ceiling and trim are in fair condition, due to unevenness, needs painting.

Floor is in fairly good to fair condition, due to unevenness.

APARTMENT #2

* BATHROOM

Sink, bowl and tub are in fair condition, due to aging and wear. Functional flow, water pressure and drainage are good. The tile work is in fairly poor condition, loose, needs to be reset and re-grouted before leakage occurs. Sink is loose, needs to be secured.

Ventilation duct in need of cleaning and maintenance.

Walls, floor, ceiling and trim are in fairly good to fair condition, needs painting and floor unevenness. 1 electric wall outlet, ground fault circuit interrupter (GFCI) is in good condition.

LEFT REAR BEDROOM

Walls, floor, ceiling and trim are in fairly good to fair condition, due to unevenness, needs painting; floor unevenness.

Heat source radiator(s).

2 electric wall outlets; 4 would be desirable.

* NOTE

No access to Right Rear Bedroom.

See: INACCESSIBLE AREAS & EQUIPMENT at end of this report!

* KITCHEN

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

Ventilation duct in need of cleaning and maintenance.

Walls, floor, ceiling and trim are in fair condition, needs taping, spackling and painting; floor aging, wear and unevenness may be due to the abundance of pipe and water connections. The only way to determine the cause and extent of damage is to make an exploratory opening in the floor.

3 electric wall outlets; 5 would be desirable.

* LIVING ROOM

Walls, floor, ceiling and trim are in fair condition, due to cracking and crazing, needs painting; floor unevenness.

Heat source radiator(s).

4 electric wall outlets, one of the outlets has reversed polarity, needs to be corrected by a licensed electrician.

* STAIRS

To third floor are in fair condition, due to loose treads and steps out of stride.


^ Table of Contents ^


THIRD FLOOR

* HALLWAY

Walls, ceiling and trim are in fairly good to fair condition, needs painting. Floor is in fair condition, due to unevenness.

APARTMENT #3

* BATHROOM

Sink, bowl and tub are in fair condition, due to aging and wear. Functional flow, water pressure and drainage are good. Sink waste line is corroded should be replaced before leakage occurs.

Ventilation duct in need of cleaning and maintenance.

Walls, floor, ceiling and trim are in fairly good condition, needs painting. 1 electric wall outlet, ground fault circuit interrupter (GFCI) is in poor condition.

* RIGHT REAR BEDROOM

Walls, floor, ceiling and trim are in fair condition, needs taping, spackling and painting; floor unevenness. Heat source radiator(s). 3 electric wall outlets; 4 would be desirable.

* LEFT REAR BEDROOM

Walls, floor, ceiling and trim are in fair condition, needs taping, spackling and painting; floor unevenness.

Heat source radiator(s).

Bare light bulb fixture in closet condition presents a fire hazard and must be corrected.

3 electric wall outlets; 4 would be desirable.

* HALLWAY

Walls, ceiling and trim are in fair condition. Floor is in fairly poor condition, due to uneven, loose and missing finished flooring.

* KITCHEN

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

Walls, ceiling and trim are in fairly good condition. Floor is in fair condition, due to unevenness may be due to the abundance of pipe and water connections. The only way to determine the cause and extent of damage is to make an exploratory opening in the floor.

3 electric wall outlets; 6 would be desirable.

* LIVING ROOM

Walls, floor, ceiling and trim are in fair condition, due to unevenness and patch work, needs painting; floor unevenness.

Heat source radiator(s).

4 electric wall outlets.

* STAIRS

To fourth floor are in fairly good to fair condition, due to loose treads.


^ Table of Contents ^


FOURTH FLOOR

HALLWAY

Walls, floor, ceiling and trim are in fairly good condition.

FRONT APARTMENT #4

* LIVING/BEDROOM

Walls, floor, ceiling and trim are in fair condition, due to water damage and nail popping, needs taping and spackling; floor unevenness, aging and wear.

Heat source radiator(s).

5 electric wall outlets.

* KITCHEN

Wood cabinets are in fair condition, due to aging and wear. Counter top shows signs of aging and wear. Sink is in fair condition, due to aging and wear. Functional flow, water pressure and drainage are good.

Valve maintenance is necessary on plumbing fixtures.

Ventilation duct in need of cleaning and maintenance. Walls, floor, ceiling and trim are in fair condition, due to nail popping, cracking and crazing, needs taping, spackling and painting; floor unevenness may be due to the abundance of pipe and water connections. The only way to determine the cause and

extent of damage is to make an exploratory opening in the floor.

3 electric wall outlets; 4 would be desirable.

* BATHROOM

Sink, bowl and tub are in fair condition, due to aging and wear. Functional flow, water pressure and drainage are good.

Ventilation duct in need of cleaning and maintenance.

Walls, floor, ceiling and trim are in fair condition, due to water damage and an accumulation of fungus was noted (mildew or bacteria) growth. Although the surface material infestation can be easily controlled with the use of chlorine bleach and liquid detergent, it is quite possible that this is a symptom of a potential major problem in the cavity of the surfaces below or in the structure. This type of infestation has been related to deteriorating organic material used in construction such as; wood framing, paneling, insulation, etc.. The only accepted method of determining the extent of the possible damage, would be to make an exploratory opening at the exact location of the infestation; floor unevenness may be due to the abundance of pipe and water connections. The only way to determine the cause and extent of damage is to make an exploratory opening in the floor.

1 electric wall outlet, ground fault circuit interrupter (GFCI) is in good condition.


^ Table of Contents ^


REAR APARTMENT #5

* BEDROOM

Walls, ceiling and trim are in fairly good condition, needs painting. Floor is in fairly good to fair condition, due to unevenness. Heat source radiator(s). 2 electric wall outlets; 4 would be desirable.

* BATHROOM

Sink, bowl and tub are in fair condition, due to aging and wear. Functional flow, water pressure and drainage are good. Valve maintenance is necessary on plumbing fixtures.

Tile work needs re-grouting and caulking, before leakage occurs. Sink stopper is in poor condition, needs to be replaced. Ventilation duct in need of cleaning and maintenance. Walls, ceiling and trim are in fair condition, due to nail popping, needs taping and spackling.

Floor is in fairly good condition.

1 electric wall outlet.

* LIVING ROOM

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

Heat source radiator(s).

4 electric wall outlets.

* KITCHEN

Wood cabinets are in fair condition, due to aging, deterioration and wear.

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

Walls, ceiling and trim are in fair condition, due to unevenness and patch work, needs painting. Floor is in fairly good condition.

3 electric wall outlets.

* CERTIFICATE OF COMPLIANCE/OCCUPANCY

During our investigation it was found that there was an alteration/addition to the structure from the time the building was first built (all alterations and use). As a result of this determination, there may be other possible non-conforming condition that were not apparent to this inspector at this time. It is advisable that you and your attorney determine if the alteration/addition was made in accordance with all applicable laws and has the appropriate certificate of compliance/occupancy or use certification application. Some lending institutions and insurance companies request such affidavits if a building alteration/addition is brought to their attention. If it is ever determined that this condition is in fact a violation of a code requirement, it could prove to be costly and/or comprise the safety and use of the structure.

* COCKLOFT

There is no access to cockloft (area between roof line and ceiling of top story of structure). Therefore an evaluation of the condition of cockloft or amount of insulation in this space could not be rendered.

ROOF ACCESS

Is gained through hall hatch.

FIXED LADDER

To roof is in good condition.

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 fair condition, shows evidence of some cracking and unevenness, needs maintenance.

* DEBRIS

There was an excessive accumulation of debris in this area, removal is absolutely necessary for effective fire safety and sanitary purposes.

* CRAWL SPACE

(Area under living space, that would require stooping or crawling to enter) Limited physical access. Therefore a complete evaluation of this space could not be rendered.

* DEBRIS

There was an excessive accumulation of debris in the crawl space area, removal is absolutely necessary for fire safety and sanitary purposes.

* INSULATION, NONE

There is no insulation in the crawl space (area under living space, that would require stooping or crawling to enter.) The installation of a good quality material between all exposed floor joists with a vapor barrier placed against the under-flooring facing toward the heated areas of the structure, will conserve fuel and render the structure more comfortable. The installation of six inches (6″+_) with a resistance value of R-19+_ would be considered optimal. It is advisable to use only mineral-type insulation, such as fiberglass, rock wool or mineral wool. The use of any other type of insulation should be checked with the CONSUMER PRODUCTS SAFETY COMMISSION or local agency.

* CRAWL SPACE

(Area under living space, that would require stooping or crawling to enter) Shows evidence of previous flooding and dampness. It is difficult to ascertain the cause or time when this condition had occurred. It should be noted that there was no active flooding at the time of inspection, recurrence is always possible.

* VENTILATION

Ventilation into crawl space area was nonexistent, introduction is highly necessary. This will prevent the buildup of musty and noxious odors and possible rotting of wood framing. The rule of thumb is an opening of 1.5 square feet for every 100 square feet of space.

* FLOORING

There is no concrete deck in the crawl space and the installation of a 3″ inch concrete slab (minimum thickness) is a necessary. It will reduce the possible buildup of moisture, prevent noxious odors, dust and dirt from emanating from this area. It also protects against vermin infestation.

* BOILER AREA

Evidence of previous flooding and dampness. It is difficult to ascertain the cause or time when this condition had occurred. It should be noted that there was no active flooding at the time of inspection, but recurrence is always possible.


^ Table of Contents ^


* POSSIBLE MATERIAL HAZARD

During our investigation we found material in the form of insulation wrapping and/or floor tile which could contain environmentally hazardous material which may contain, but not limited to asbestos. It should be understood that when environmentally suspicious materials are found within or without the structure, it is highly likely that additional materials may be present. We advise you to engage a competent testing company to determine the proper course of action and search the structure for additional hazardous materials. The cost of removal may prove to be costly.

See: Paragraph on * ENVIRONMENTAL HAZARDS at the end of report.

* POSSIBLE HAZARD MATERIAL

During our investigation we found insulation wrapping which is loose (friable) and could contain environmentally hazardous material, which could contain, but not limited to asbestos. It should be understood that when environmentally suspicious materials are found within or without the structure, it is highly likely that additional materials may be present. We advise you to engage a competent testing company to determine the proper course of action and search the structure for additional hazardous materials. We advise you engage a competent testing company to determine the proper course of action. The cost of removal may prove to be costly.

See: Paragraph on * ENVIRONMENTAL HAZARDS at the end of report.

* OIL STORAGE TANK, MUST BE REMOVED

Located in basement, is no longer in use and MUST BE REMOVED. It presents an imminent fire hazard.

* NOTE:

Unused and old domestic hot water should be removed.


^ Table of Contents ^


PHYSICAL CONDITION

* FOUNDATION

Rubble construction and is in fairly good to fair condition.

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.

* EFFLORESCENCE

Which is the accumulation of salt or lime deposits on foundation. This condition is caused by seepage of water through foundation and should be corrected with a masonry damp-proofing application.

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.

* WATER DAMAGE

Some sections of dry-wall show evidence of water damage due to leakage. This must be corrected.

* PATCH WORK

Dry-wall repair was not performed in a professional manner and resurfacing is necessary.

* TAPING & JOINT COMPOUNDING

Dry-wall needs to be redone due to poor joint work and unevenness.

* NAIL POPPING

Was evident throughout the structure and re-nailing and taping will be necessary.

* PLASTER-WALL CONSTRUCTION

Fair condition.

* WATER DAMAGE

There is evidence of water damage to plaster work, due to leakage which has caused erosion. This must be corrected.

* 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.

* LOOSE PLASTER

Correction is needed by re-plastering or the installation of plasterboard, paneling or other type of prefabricated wall or ceiling covering.

* FLOORING

Fair condition.

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

* SETTLEMENT OF FLOORING

Is evident in the structure. The re-leveling and with additional support of floor is necessary.

* MISSING FLOORING SECTIONS

Replacement will be necessary.

* LOOSE SECTION OF FLOORING

Needs correction.

* PATCH WORK

Was performed in an unprofessional manner and should be corrected.

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, FAIR

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

* HARDWARE

(Locks, latches & hinges) Fairly good to fair condition; evidence of aging; needs maintenance.

* MOLDING & TRIM

Fairly good to fair condition, due to aging. Needs some maintenance.

* DOORS

Fairly good to fair condition, fair quality, 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.

* UN-SANITARY CONDITION

There is evidence of an un-sanitary condition found within the structure, due to possible mold and mildew. This presents a HEALTH HAZARD and must be corrected.

* FIREPLACES

Located in structure are no longer used. They were gas fired. If fireplaces are to be made operational extensive rehabilitation will be necessary, which may prove to costly.


^ 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.

PUBLIC SPACES 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 quite 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.

4 ELECTRICAL SYSTEMS, APARTMENTS

110/220 (+_ plus or minus) volts / 3 wire system / single phase / 40 (+_ plus or minus) ampere service with a circuit breaker panel box and is adequate for this co-op / condo.

ELECTRICAL SERVICE

Incoming service to the structure is located at front.

* INSUFFICIENT CIRCUITRY

The examination of the electrical distribution panel box showed that there is a deficiency in the amount of circuits in relationship to the size of structure. It is advisable that a licensed electrician be engaged to upgrade the system.

* 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.

* GROUND FAULT CIRCUIT INTERRUPTER, NOT WORKING

(An electrical device which detects electrical power loss through the ground, so as to prevent electrical shock) Was malfunctioning needs to be replaced at several locations.

GROUND FAULT CIRCUIT INTERRUPTER

(An electrical device which detects electrical power loss through the ground, to prevent electrical shock). The electrical service system is equipped with a ground fault detector system. This is a highly desirable safety feature, in good condition.

* 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.

* WIRE SIZE, SMALL

(The wire size is the diameter of the wire which carries a specified quantity of electricity) During our investigation of the electrical system, we found the circuits (fuse or circuit breaker) did not match the wire size. The correction of this condition is absolutely necessary.

* LOOSE AND HANGING WIRING

Loose and hanging wiring was found within the structure. This should be re-secured before a mishap occurs.

* OPEN WIRING

There was evidence of loose and open electrical wiring found within the structure. This condition must be corrected.

* 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.

* REVERSE POLARITY

It was found that electrical outlets within the system had reversed polarity. A licensed electrician should be engaged to correct condition.

UNDERGROUND SERVICE

The electric service into the structure enters through an underground conduit from the utility company's underground street ducts.

* NOTE:

Loose outlets need to be corrected.

Improper light fixtures in closet need to be replaced. One of the panel boxes is manufactured by a company known not to operate properly during over current conditions.

A licensed electric should be engaged to upgrade and determine safety of the electric system.

* 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.

* UNPROFESSIONAL WORKMANSHIP

There was evidence that some of the electrical work was performed in an unprofessional manner and may prove hazardous. The engagement of a competent licensed electrician to correct the conditions is necessary before a mishap occurs.

GAS SERVICE

GAS MAIN CUTOFF VALVE

Located at front.

GAS MAIN DIAMETER

Is 1″ inch.

WATER MAIN CUTOFF VALVE

Located at front.

WATER METER

System is equipped with a water meter which monitors the quantity of water consumed, for city, town or utility billing.

WATER MAIN

The diameter of the water main is 1″ inch.

* PLUMBING SYSTEM

Is 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.

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, AGING

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

FIRE SPRINKLER SYSTEM, GOOD

The structure is equipped with a fire sprinkler system and was fully energized at the time of inspection. It should be noted that this system is desirable and should be maintained at all costs. The engagement of a sprinkler service company will be necessary to maintain the system properly.

FIRE SPRINKLER SYSTEM, MAIN CUTOFF VALVE

Located at front.

FIRE SPRINKLER SYSTEM, MAIN

The diameter of the Fire Sprinkler System water main is 2″ inch.

* NOTE:

Old and unused gas pipes in structure should be removed by a licensed plumber.

* 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

Steam system / gas fired / cast iron boiler. The system would be considered to be an aging unit and is in fair condition.

* WATER LEVEL GAUGE, DIRTY

(A glass tube indicating the height of the water in boiler) Unit was filled with dirt and debris; the interior is in need of cleaning, to get proper water level readings.

PRESSURE CONTROL, GOOD

(A safety and control device which shuts off burner when steam pressure rises to a preset pressure) Was in good operating condition at the time of inspection.

PRESSURE CONTROL WITH MANUAL RESET BUTTON, GOOD

(A safety device which shuts off burner when steam pressure rises over a preset pressure) In good condition.

* BACK FLOW PROTECTOR, MISSING

(A device that prevents the water in the boiler from being siphoned back into the drinking water) The installation of this unit is a necessary health protector.

EXTERNAL LOW WATER CUTOFF, GOOD

(A safety device, which stops burner from operating when water level is too low for safe operation) At time of inspection, unit was in good operating condition. Flush valve on unit should be utilized to flush unit at least once a month during the heating season. Unit is in need of cleaning and maintenance.

* AUTOMATIC FEED, PERIODIC CHECKING REQUIRED

(A device which fills the boiler with water automatically to a preset level) Unit is equipped with an automatic feed system. It should be noted that this type of unit is prone to malfunctioning and could cause flooding of the system if not cleaned and checked periodically.

PRESSURE GAUGE, GOOD

(A pressure monitoring device) Is in good operating condition.

* RELIEF VALVE, AGING

(A safety device that relieves excess pressure within the boiler) Shows evidence of aging, questionable operation. Replacement is necessary.

* CONDENSATE RETURN, CORROSION

(Piping which brings condensate water back to the boiler) Shows evidence of some corrosion, but does not seem to be a matter of concern at this time, repairs should be anticipated in the near future.

* CONDENSATE RETURN, LEAK

(Piping which brings condensate water back to the boiler) Shows evidence of leakage needs repair or replacement.

* STEAM RISERS

(Piping which delivers steam to the upper levels of the structure and radiators) There was evidence of corrosion to steam risers and correction is absolutely necessary.

* FITTING LEAKAGE

During our examination of steam boiler we found evidence of fitting leakage. This must be corrected.

* MAINTENANCE PROGRAM, FAIR

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

The replacement of all air valves on radiators would be highly desirable and would provide additional heat and permit system to operate more efficiently and economically.

* QUICK VENTS, AGING

At the ends of steam-pipe risers show evidence of aging and questionable operation. Units should be replaced to make system operate with greater efficiency.

* RADIATOR CUTOFF VALVES, AGING

Aging and leaking. Need re-seating and re-packing.

* CUTOFF VALVES, AGING

Aging and leaking. Needs re-seating and re-packing.

GAS BURNER

Unit aging, in good operating condition. Should prove to be adequate.

* SMOKE STACK, CORROSION

(Connecting pipe to chimney) Shows evidence of excessive corrosion and replacement should be anticipated. All smoke stacks and connections should be checked periodically for possible leakage of combustibles to prevent a possible mishap.

* BREECH CONNECTION, HAZARDOUS

Connecting point of the heating equipment, smokestack to the chimney, is in poor condition. This condition is extremely hazardous and MUST BE CORRECTED IMMEDIATELY.

* OIL STORAGE TANK, MUST BE REMOVED

Located in basement, is no longer in use and MUST BE REMOVED. It presents an imminent fire hazard.

* MAINTENANCE PROGRAM, FAIR

On the gas burner would be considered fair. It should be understood that all mechanical equipment will require periodic adjustment (balancing) by a competent service company. The engagement of a competent service organization to upgrade maintenance is necessary to insure safe and proper operation and achieve efficiency of equipment.

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, DEBRIS

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

* COMBUSTION CHAMBER, CORROSION

(Fire box) - Shows evidence of some corrosion. This is an indication of the beginnings of deterioration and the demise of unit. Repairs should be anticipated.

* BOILER HOUSING, CORROSION

(Enclosure) Shows evidence of excessive corrosion, repair is necessary.

THERMOSTAT, GOOD

Clock type thermostat which is a highly desirable type of unit in good operating condition.

* THERMOSTAT, IMPROPER LOCATION

Not located in a strategically desirable area. It is advisable to relocate thermostat onto an interior partition of one of the larger rooms in the structure, which is not near a hallway or directly affected by the opening of an exterior door.

DOMESTIC HOT WATER SYSTEM

Produced through a separate free-standing gas-fired unit and would be considered to be in fairly good condition and is an aging unit which should prove to be fairly adequate for this structure. System has a 73 gallon capacity.

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.

* COMBUSTION CHAMBER (Fire box), DEBRIS

Has an accumulation of dirt and debris. This condition must be corrected before a mishap occurs.

GAS BURNER

The unit is aging and in fairly good operating 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.

* RELIEF VALVE

Is in good operating condition. Installation of a discharge pipe is necessary.

* 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, FAIRLY GOOD

The hot water heater fairly good maintenance and considered 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.

* 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 bly 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.

* 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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