ClientJane Sample38 Walnut St Gloversville, 12078 HIN™: 1252867549147537 Email: sample@sample.com Inspection Date: 09-15-2009
InspectorHealthy HouseAaron Fleck PO Box 601 Gloversville, New York 12078 Phone: (518) 773-0594 E-Mail: aaron@healthyhouseonline.com
Welcome and thank you for choosing Healthy House. Table of Contents
General Information
Main Bathroom
Domestic Water Heater
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| 09/16/2009 | Older single pane wooden windows noted. Upgrading to insulated vinyl should be considered to improve energy efficiency. |
| 09/16/2009 | This home has Knob & Tube (K&T) wiring throughout. Problems Associated with K&T Wiring: * Unsafe modifications are far more common with K&T wiring than they are with Romex and other modern wiring systems. Part of the reason for this is that K&T is so old that more opportunity has existed for improper modifications. * The insulation that envelopes the wiring is a fire hazard. * It tends to stretch and sag over time. * It lacks a grounding conductor. Grounding conductors reduce the chance of electrical fire and damage to sensitive equipment. * In older systems, wiring is insulated with varnish and fiber materials that are susceptible to deterioration. Compared with modern wiring insulation, K&T wiring is less resistant to damage. K&T wiring insulated with cambric and asbestos is not rated for moisture exposure. Older systems contained insulation with additives that may oxidize copper wire. Bending the wires may cause insulation to crack and peel away. K&T wiring is often spliced with modern wiring incorrectly by amateurs. This is perhaps due to the ease by which K&T wiring is accessed. K&T Wiring and Insurance: Many insurance companies refuse to insure houses that have knob-and-tube wiring due to the risk of fire. Exceptions are sometimes made for houses where an electrical contractor has deemed the system to be safe. Advice for those with K&T wiring: * Have the system evaluated by a qualified electrician. Only an expert can confirm that the system was installed and modified correctly. * Do not run an excessive amount of appliances in the home, as this can cause a fire. * Where the wiring is brittle or cracked, it should be replaced. Proper maintenance is crucial. * K&T wiring should not be used in kitchens, bathrooms, laundry rooms or outdoors. Wiring must be grounded in order to be used safely in these locations. * Rewiring a house can take weeks and cost thousands of dollars, but unsafe wiring can cause fires, complicate estate transactions, and make insurers skittish. * Homeowners should carefully consider their options before deciding whether to rewire their house. * The homeowner or an electrician should carefully remove any insulation that is found surrounding K&T wires. * Prospective home buyers should get an estimate of the cost of replacing K&T wiring. They can use this amount to negotiate a cheaper price for the house. In summary, knob-and-tube wiring is likely to be a safety hazard due to improper modifications and the addition of building insulation. Inspectors need to be wary of this old system and be prepared to inform their clients about its potential dangers. |
| 09/16/2009 | Walkway and steps leading to front entry in need of repair. Current condition presents a possible trip hazard. Recommend qualified contractor to repair as necessary. |
| 09/16/2009 | The attic contains what appears to be vermiculite insulation. Not all vermiculite insulation contains asbestos but prior to its close in 1990, much of the world's supply of vermiculite came from a mine near Libby, Montana. This mine had a natural deposit of asbestos which resulted in the vermiculite being contaminated with asbestos. Attic insulation produced using vermiculite ore, particularly ore that originated from the Libby mine, may contain asbestos fibers. The EPA, ASTDR and InterNACHI recommend that I assume vermiculite insulation contains asbestos and so should you. EPA, ATSDR, IAC2 and InterNACHI strongly recommend that homeowners make every effort not to disturb vermiculite insulation in their attics. If you occasionally have to go into your attic, current best practices state you should: 1. Make every effort to stay on the floored part of your attic and to not disturb the insulation. 2. If you must perform activities that may disturb the attic insulation such as moving boxes (or other materials), do so as gently as possible to minimize the disturbance. 3. Leave the attic immediately after the disturbance. 4. If you need work done in your attic such as the installation of cable or utility lines, hire trained and certified professionals who can safely do the work. 5. It is possible that vermiculite attic insulation can sift through cracks in the ceiling, around light fixtures, or around ceiling fans. You can prevent this by sealing the cracks and holes that insulation could pass through. 6. Common dust masks are not effective against asbestos fibers. Recommend hiring an asbestos removal specialist to remove and dispose of current insulation properly. |
| 09/16/2009 | Mold like substance noted in attic. Molds have the potential to cause health problems. Molds produce allergens (substances that can cause allergic reactions), irritants, and in some cases, potentially toxic substances (mycotoxins). Inhaling or touching mold or mold spores may cause allergic reactions in sensitive individuals. Allergic responses include hay fever-type symptoms, such as sneezing, runny nose, red eyes, and skin rash (dermatitis). Allergic reactions to mold are common. They can be immediate or delayed. Molds can also cause asthma attacks in people with asthma who are allergic to mold. In addition, mold exposure can irritate the eyes, skin, nose, throat, and lungs of both mold-allergic and non-allergic people. Recommend a qualified mold specialist be consulted about appropriate action. |
| 09/16/2009 | Stairway to basement narrow and steep. No hand rail noted. Poor lighting noted. Recommend qualified contractor install safety handrail. Use caution when using this stairway. |
| 09/16/2009 | One or more fuses are "double tapped", where 2 or more wires are clamped in a fuse terminal and the fuse was only designed for 1 wire. This is a safety hazard since wires may come loose and cause arcing, sparking and fires. Recommend having a licensed electrician evaluate and repair. |
| 09/16/2009 | One or more wires in the main service panel appear to be undersized for their fuse(s). This is fire hazard. Recommend that a qualified, licensed electrician evaluate and repair as necessary. |
| 09/16/2009 | Steps on west side of home do not have a handrail. Per standard building practices steps with more than two risers should have handrails. This is a safety hazard. A qualified contractor should install graspable handrails that your hand can completely encircle at stairs where missing, and as per standard building practices. |
| 09/16/2009 | No ground fault circuit interrupter (GFCI) devices (outlets or circuit breakers) are visible for the kitchen. GFCI devices help prevent electric shocks in areas that may have water present. Recommend having a qualified, licensed electrician install GFCI protection for outlets, over counter tops and around sinks. |
| 09/16/2009 | Anti-tip brackets are metal devices designed to prevent freestanding ranges from tipping. They are normally attached to a rear leg of the range or screwed into the wall behind the range, and are included in all installation kits. A unit that is not equipped with these devices may tip over if enough weight is applied to its open door, such as that from a large Thanksgiving turkey, or even a small child. A falling range can crush, scald, or burn anyone caught beneath. contact the dealer or builder who installed their range and request that they install a bracket. For clients who wish to install a bracket themselves, the part can be purchased at most hardware stores or ordered from a manufacturer. General Electric will send their customers an anti-tip bracket for free. |
| 09/16/2009 | Noted 2 prong outlet converted into 3 prong outlet with an adapter. This is a safety hazard. Recommend a qualified electrician change all 2 prong outlets to 3 prong outlets which will give you proper grounding. |
| 09/16/2009 | No ground fault circuit interrupter (GFCI) outlets installed. GFCI outlets help prevent electric shocks in areas that may have water present. Recommend having a qualified electrician install one or more GFCI outlets, especially over counter tops and around sinks. |
| 09/16/2009 | One or more smoke detectors appear inoperable or in need of repair. Recommend replacing inoperable smoke detectors as necessary, and installing additional smoke detectors as necessary so a function one exists in each hallway and bedroom. For more information on smoke detectors vist http://www.cpsc.gov/cpscpub/pubs/5077.html |
| 09/16/2009 | Recommend the installation of a carbon monoxide detector on the first floor. |
| 09/16/2009 | Insulation in attic is substantially less than an R40 rating. Recommend, not only replacing the type of insulation, but ensuring there is an adequate amount. |
| 09/16/2009 | Ventilation is substandard in the attic. Inadequate attic ventilation may result in high attic and roof surface temperatures, reduce the life of the roof covering materials and increase cooling costs. High levels of moisture are also likely, and can be a conducive condition for wood destroying insects and organisms. Standard building practices require one square foot of vent area for 150 to 200 square feet of attic space. A qualified contractor should evaluate and install vents as per standard building practices. |
| 09/16/2009 | Stains were visible on the roof structure in one or more areas. These areas were dry at the time of the inspection. The stains may be caused by a past leak. Recommend asking the property owner about past leaks. The client should monitor these areas in the future, especially after heavy rains, to determine if active leaks exist. If leaks are found, a qualified contractor should evaluate and repair as necessary. |
| 09/16/2009 | Signs of moisture on foundation walls. Recommend gutters be installed on house to keep water away from foundation. Also, have qualified contractor/mason evaluate any cracks and repair as necessary. |
| 09/16/2009 | Window in basement is broken. Glass fragments noted in window well. Recommend replacing window. |
| 09/16/2009 | Hot water heater appears to be older than 10 years and beyond the end of it's useful life. This hot water heater may need replacing at any time. |
| 09/16/2009 | Temperature-Pressure relief valve appears to be leaking. This is an early sign of failure. Recommend a qualified contractor repair or replace as necessary. |
| 09/16/2009 | Some aluminum siding loose and showing signs of deterioration. Recommend repair or replacing. |
| 09/16/2009 | Some window screens and or storm windows are damaged/missing. |
| 09/16/2009 | Shrubs are in contact with siding. Recommend pruning or moving shrubs so there's at least a one foot gap between shrubs and siding. |
| 09/16/2009 | Areas of driveway in need of repair. This could lead to further damage if left as is. Recommend having a qualified contractor patch asphalt driveway where necessary and resealing. |
| 09/16/2009 | Some sections of exterior foundation crumbling and in need of repair. Recommend qualified contractor evaluate and repair as necessary. |
| 09/16/2009 | Leak at faucet of sink. Recommend qualified plumber to repair as necessary. |
| 09/16/2009 | Sink drains slowly. Recommend clearing drain. No leaks found in bathroom at time of inspection. |
| 09/16/2009 | Mildew-type staining apparent in and around tube area. This may be caused by a high level of moisture and insufficient ventilation. Ventilation must be increased. Recommend having qualified contractor evaluate and make recommendations. |
| 09/16/2009 | Some, most, or all of the water supply pipes in this structure are made of galvanized steel. Based on the age of this structure, corrosion, leaks, and/or the results of a "functional flow test" performed during the inspection, some or all of these pipes appear to have exceeded their estimated useful life of 40 to 60 years. During a functional flow test, multiple fixtures are run simultaneously to determine if the flow is adequate. For example, if the shower flow decreases substantially when the toilet is flushed. Internal corrosion and rust can reduce the inside diameter of these pipes over time, resulting in reduced flow and leaks. A qualified plumber should evaluate and replace supply pipes and fittings as necessary. Note main water shut off valve. |
| 09/16/2009 | Major wear observed on roofing shingles on front and side porches. Granular loss is high. Roofing over front porch is near the end of its useful lifespan. Recommend replacement of roof covering on front porch by qualified contractor. |
| 09/16/2009 | Peeling paint noted on ceiling in upstairs bedroom. This may be a sign of moisture penetration. Because of drop ceiling tiles, many rooms were unable to be evaluated. Recommend Qualified contractor evaluate and repair as necessary. |
| 09/16/2009 | Because of paneling throughout many rooms, and the upstairs hallway, wall conditions were unable to be determined at time of inspection. |
Full Report
Overview: Quiet residential neighborhood
Inspector: Aaron Fleck
Inspector: Dan Osborne
Start time: 9:00 AM
End time: 12:00 PM
Present at inspection: Owner
House is:: Occupied
Age of house: 100 Years old
Type of house: 1 family house
Weather condition: Clear
Temperature: Cool
Ground Condition: Wet
Foundation: Basement
House Number: Smaller than 5 inches
House Number: Not easiliy seen from street
Roof Inspection Method: From ground
Roof Type: Gable
Roof covering: Asphalt shingle composition
Roof approximate age: Older
Defects observed: Lifting
Defects observed: Curling
Roof requires: Monitor
Roof penetrations: Vent pipe
Roof penetrations: Chimney
Gutter material: None
Downspout material: None
Gutter extensions: Not noted
Chimney appears to be built: Interior
Spark arrester/rain cap: Not noted
Chimney made of: Brick
Flue: Not noted
Roof ventilation: Gable vents
| 09/16/2009 | Major wear observed on roofing shingles on front and side porches. Granular loss is high. Roofing over front porch is near the end of its useful lifespan. Recommend replacement of roof covering on front porch by qualified contractor. |
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| 09/16/2009 | Gable vents located on 3 sides of the house. All 3 vents are blocked by closed windows on the inside not allowing any air to ventilate the attic. Recommend opening vents to allow proper air flow throughout attic. |
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| 09/16/2009 | Metal roof over attached carport showing some rust. Recommend monitoring for any breakdown of roofing material and repair or replace as necessary by qualified contractor. |
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| 09/16/2009 | Recommend installing gutters, downspouts and extensions or a drain line to carry rain water away from the house. |
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Wall structure: Wood frame
Wall covering material: Aluminum
Condition of wall:: Good
Trim: Aluminum
Trim condition: Acceptable
Door material: Wood
Windows: Some Screens and/or Storms Missing
Porch: Wood
Porch steps down: Three or more
Porch roof: Yes
Porch roof: Poor condition
Electrical service type: Overhead
Overhead wires threatened: No
Service size: 150 Amp
Drip loop present: Yes
Meter amperage: 200 Amp
Voltage: 120/240 volts
Meter caulking: Sufficient
| 09/16/2009 | Older single pane wooden windows noted. Upgrading to insulated vinyl should be considered to improve energy efficiency. |
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| 09/16/2009 | Some aluminum siding loose and showing signs of deterioration. Recommend repair or replacing. |
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| 09/16/2009 | Some window screens and or storm windows are damaged/missing. |
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Exterior of foundation walls: Stucco covering
Exterior foundation exposure: less than 6 inches on driveway side.
Walkway condition: several cracks
Exterior of foundation walls: Concrete
Exterior foundation exposure: More than 3 foot on most sides of home
Exterior foundation observed?: deteriorated surfaces
Window wells: Wood
Window well condition: Cracked
Grading within 6 foot of house: Slopes away
Grading beyond 6 foot of house: Slopes away
Driveway: Asphalt
Driveway condition: depressions or holes
Driveway condition: Large cracks
Walkway to front entry: Concrete
Walkway condition: Poor
Trees & shrubs too close to house: In the front of the house
| 09/16/2009 | Walkway and steps leading to front entry in need of repair. Current condition presents a possible trip hazard. Recommend qualified contractor to repair as necessary. |
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| 09/16/2009 | Steps on west side of home do not have a handrail. Per standard building practices steps with more than two risers should have handrails. This is a safety hazard. A qualified contractor should install graspable handrails that your hand can completely encircle at stairs where missing, and as per standard building practices. |
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| 09/16/2009 | Shrubs are in contact with siding. Recommend pruning or moving shrubs so there's at least a one foot gap between shrubs and siding. |
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| 09/16/2009 | Areas of driveway in need of repair. This could lead to further damage if left as is. Recommend having a qualified contractor patch asphalt driveway where necessary and resealing. |
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| 09/16/2009 | Some sections of exterior foundation crumbling and in need of repair. Recommend qualified contractor evaluate and repair as necessary. |
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Attic access: Pull down stairs
How observied: Walked thru end to end
Roof system: Rafters
Rafters inches apart: 18 inches
Roof decking: Wood plank
Moisture penetration: rust on nails
Moisture penetration: Water staining around chimney
Attic floor framing: Wood
Attic floor system: Catwalk
Ventilation: Gable vent
Insulation location: Floor
Insulation material: Vermiculite
Bathroom vent duckwork: Noted and goes outside
Insulation location: Insufficient
| 09/16/2009 | The attic contains what appears to be vermiculite insulation. Not all vermiculite insulation contains asbestos but prior to its close in 1990, much of the world's supply of vermiculite came from a mine near Libby, Montana. This mine had a natural deposit of asbestos which resulted in the vermiculite being contaminated with asbestos. Attic insulation produced using vermiculite ore, particularly ore that originated from the Libby mine, may contain asbestos fibers. The EPA, ASTDR and InterNACHI recommend that I assume vermiculite insulation contains asbestos and so should you. EPA, ATSDR, IAC2 and InterNACHI strongly recommend that homeowners make every effort not to disturb vermiculite insulation in their attics. If you occasionally have to go into your attic, current best practices state you should: 1. Make every effort to stay on the floored part of your attic and to not disturb the insulation. 2. If you must perform activities that may disturb the attic insulation such as moving boxes (or other materials), do so as gently as possible to minimize the disturbance. 3. Leave the attic immediately after the disturbance. 4. If you need work done in your attic such as the installation of cable or utility lines, hire trained and certified professionals who can safely do the work. 5. It is possible that vermiculite attic insulation can sift through cracks in the ceiling, around light fixtures, or around ceiling fans. You can prevent this by sealing the cracks and holes that insulation could pass through. 6. Common dust masks are not effective against asbestos fibers. Recommend hiring an asbestos removal specialist to remove and dispose of current insulation properly. |
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| 09/16/2009 | Mold like substance noted in attic. Molds have the potential to cause health problems. Molds produce allergens (substances that can cause allergic reactions), irritants, and in some cases, potentially toxic substances (mycotoxins). Inhaling or touching mold or mold spores may cause allergic reactions in sensitive individuals. Allergic responses include hay fever-type symptoms, such as sneezing, runny nose, red eyes, and skin rash (dermatitis). Allergic reactions to mold are common. They can be immediate or delayed. Molds can also cause asthma attacks in people with asthma who are allergic to mold. In addition, mold exposure can irritate the eyes, skin, nose, throat, and lungs of both mold-allergic and non-allergic people. Recommend a qualified mold specialist be consulted about appropriate action. |
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| 09/16/2009 | Stains were visible on the roof structure in one or more areas. These areas were dry at the time of the inspection. The stains may be caused by a past leak. Recommend asking the property owner about past leaks. The client should monitor these areas in the future, especially after heavy rains, to determine if active leaks exist. If leaks are found, a qualified contractor should evaluate and repair as necessary. |
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| 09/16/2009 | Insulation in attic is substantially less than an R40 rating. Recommend, not only replacing the type of insulation, but ensuring there is an adequate amount. |
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| 09/16/2009 | Ventilation is substandard in the attic. Inadequate attic ventilation may result in high attic and roof surface temperatures, reduce the life of the roof covering materials and increase cooling costs. High levels of moisture are also likely, and can be a conducive condition for wood destroying insects and organisms. Standard building practices require one square foot of vent area for 150 to 200 square feet of attic space. A qualified contractor should evaluate and install vents as per standard building practices. |
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Bathroom location: Second floor hallway
Shower: With tub
Tub: Built in
Surround: Plastic
Surround condition: Poor
Number of sinks: One
Sink type: Vanity
Toilet: Flushed
Toilet condition: Good
Floor: Vinyl
Floor condition: Acceptable
Leaks: None noted
Caulking: Loose
Caulking: Missing
Ventilation: Window
Ventilation: Fan
Outlets: Two
GFI's: No
| 09/16/2009 | No ground fault circuit interrupter (GFCI) outlets installed. GFCI outlets help prevent electric shocks in areas that may have water present. Recommend having a qualified electrician install one or more GFCI outlets, especially over counter tops and around sinks. |
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| 09/16/2009 | Sink drains slowly. Recommend clearing drain. No leaks found in bathroom at time of inspection. |
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| 09/16/2009 | Mildew-type staining apparent in and around tube area. This may be caused by a high level of moisture and insufficient ventilation. Ventilation must be increased. Recommend having qualified contractor evaluate and make recommendations. |
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| 09/16/2009 | Ventilation system is covered in dust. Recommend cleaning system regularly to achieve top performance and reduce the occurrence of mold and mildew growth. |
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Ceilings: Suspended
Ceiling style: Flat
Walls appear to be made of: Plaster
Condition of walls: Peeling wallpaper
Floor coverings: Wall to wall
When bounced on: A normal amount of bounce through the house
Generally floors feel: Level
Mostly doors are following type: Wood
Condition of doors: Good
Windows were mostly: Double hung
Insulated glazing noted in: None
Windows appear made of: Wood
Windows appear made of: Metal
Stairs: To basement
Stairs: To attic
Stairs: Between living levels
Stairs condition: Good
Outlets: Two pronged
Outlets: Three pronged and not properly grounded
Ceiling condition: unable to determine due to suspended ceiling tiles
When bounced on: Excessive bounce noted on stairs
| 09/16/2009 | Peeling paint noted on ceiling in upstairs bedroom. This may be a sign of moisture penetration. Because of drop ceiling tiles, many rooms were unable to be evaluated. Recommend Qualified contractor evaluate and repair as necessary. |
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| 09/16/2009 | Because of paneling throughout many rooms, and the upstairs hallway, wall conditions were unable to be determined at time of inspection. |
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| 09/16/2009 | Treads on interior stairs are substandard. Should be a minimum of eleven inches. These may present a trip hazard. Stairs cannot be endorsed and should be evaluated by a licensed general contractor. |
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| 09/16/2009 | Pictures of General Interior |
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Cabinets: Wooden
Opened and closed and found: seemed to function
Cabinets are secure: Yes
Counter tops: Plastic Laminate
Counter tops securely fastened: Yes
Kitchen floor: Sheet goods
Dishwasher: None noted
Kitchen sink: Stainless steel
Ran water and found: Leaks above the sink
Refrigerator: General Electric
Refrigerator age: Newer
Range type: Gas
Range age: Newer
Operated range and found: All burners working
Oven: Part of stove
Operated oven and found: Gave off heat
Number of GFCI outlets: Zero
Number of regular outlets: Three or more
Washing machine: General Electric
Washing machine age: Older
Connections for water, drain and electric: Noted
Operated washer and dryer: Yes, and worked as designed
Dryer age: Older
Dryer power: Electric
Vented to: Exterior
Stove anti tipping brackett installed: No
Range: Tappan
Ventilation: Seperate hood vent
Washer and dryer location: Washer located in kitchen
Washer and dryer location: Dryer located in basement
Dryer: RCA
| 09/16/2009 | No ground fault circuit interrupter (GFCI) devices (outlets or circuit breakers) are visible for the kitchen. GFCI devices help prevent electric shocks in areas that may have water present. Recommend having a qualified, licensed electrician install GFCI protection for outlets, over counter tops and around sinks. |
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| 09/16/2009 | Anti-tip brackets are metal devices designed to prevent freestanding ranges from tipping. They are normally attached to a rear leg of the range or screwed into the wall behind the range, and are included in all installation kits. A unit that is not equipped with these devices may tip over if enough weight is applied to its open door, such as that from a large Thanksgiving turkey, or even a small child. A falling range can crush, scald, or burn anyone caught beneath. contact the dealer or builder who installed their range and request that they install a bracket. For clients who wish to install a bracket themselves, the part can be purchased at most hardware stores or ordered from a manufacturer. General Electric will send their customers an anti-tip bracket for free. |
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| 09/16/2009 | Noted 2 prong outlet converted into 3 prong outlet with an adapter. This is a safety hazard. Recommend a qualified electrician change all 2 prong outlets to 3 prong outlets which will give you proper grounding. |
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| 09/16/2009 | Leak at faucet of sink. Recommend qualified plumber to repair as necessary. |
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| 09/16/2009 | Washing machine and dryer were both working on day of inspection. Units are older and may fail at any time. Recommend budgeting for replacement of these particular appliances. Note that washer is in kitchen, and dryer located in basement. |
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| 09/16/2009 | Refrigerator appears to be newer and functioning on day of inspection. |
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Basement access: Stairs from interior
Foundation walls: Exposed to view
Ceiling framing: Exposed to view
Foundation walls made of: Stone
Basement floor: Poured concrete slab
Water stains observed on: Walls
Water stains observed on: Floor
General area dampness: Some moisture signs
Ventilation: Windows
Pier/support post material: Wood
Support column condition: Cracked
Floor drainage: None noted
Sump pump: None noted
Floor structure above: Wood Joists
Insulation material: None Noted
Beam material: Solid wood
Windows: Wood
Chimney in basement: Brick
Chimney condition: Loose components
| 09/16/2009 | Stairway to basement narrow and steep. No hand rail noted. Poor lighting noted. Recommend qualified contractor install safety handrail. Use caution when using this stairway. |
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| 09/16/2009 | Signs of moisture on foundation walls. Recommend gutters be installed on house to keep water away from foundation. Also, have qualified contractor/mason evaluate any cracks and repair as necessary. |
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| 09/16/2009 | Window in basement is broken. Glass fragments noted in window well. Recommend replacing window. |
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| 09/16/2009 | Recommend cleaning basement window wells. Excessive debris may cause increased amount of moisture buildup in and around wells, and foundation. |
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Water service type: Public
Main entry pipe: Galvanized
Location of main water meter: Basement
Location of main water shut-off: Basement
Interior supply pipes: Copper
Interior supply pipes: Galvanized
With multiple fixtures running: Acceptable decrease in flow
Waste system pipes: Cast iron
Main waste line cleanouts: Not noted
Vent pipe observed: On roof
House trap: Not noted
| 09/16/2009 | Some, most, or all of the water supply pipes in this structure are made of galvanized steel. Based on the age of this structure, corrosion, leaks, and/or the results of a "functional flow test" performed during the inspection, some or all of these pipes appear to have exceeded their estimated useful life of 40 to 60 years. During a functional flow test, multiple fixtures are run simultaneously to determine if the flow is adequate. For example, if the shower flow decreases substantially when the toilet is flushed. Internal corrosion and rust can reduce the inside diameter of these pipes over time, resulting in reduced flow and leaks. A qualified plumber should evaluate and replace supply pipes and fittings as necessary. Note main water shut off valve. |
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| 09/16/2009 | Waste lines were not observed at time of inspection because there was insufficient access to crawlspace. Recommend qualified plumber to evaluate and make recommendations if necessary. |
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Manufacturer: John Wood
Manufacturer: Model # JW540SNA
Manufacturer: Serial # 9601778948
Type: Tank
Energy source: Natural gas
Estimated age: Beyond the end of its useful life
Capacity: 40 Gallons
Safety relief valve: Was noted
Safety extension: Was noted
Supply valve: Was noted
Drain discharge to: Floor
Rust or corrosion: Extensive
Tested hot water: Hot water was received at faucet
Location: Basement
| 09/16/2009 | Hot water heater appears to be older than 10 years and beyond the end of it's useful life. This hot water heater may need replacing at any time. |
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| 09/16/2009 | Temperature-Pressure relief valve appears to be leaking. This is an early sign of failure. Recommend a qualified contractor repair or replace as necessary. |
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Brand name: Holland Furnace Company
Distribution: No duct work in 2 out of 3 upstairs bedrooms
Heating system type: Gravity hot air
Brand name: Generic
Apparent age of unit: Beyond the end of its useful life
Energy source: Gas
Thermostat was turned on, the system: Fired or gave heat
Emergency shut off: Not noted
Distribution: Ductwork in most rooms
System location: Basement
| 09/16/2009 | Old furnace worked on the day of the inspection. Because of its age and condition recommend budgeting for a replacement. This furnace may need replacing at any time. |
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| 09/16/2009 | Emergency shut-off was not noted. This is a safety hazard. Recommend qualified HVAC specialist evaluate and make recommendations. Note main gas shut-off located in basement. |
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Location of main panel: Basement
Location of sub panel: Next to main panel
Location of main disconnect: Top of panel
Type of protection: Fuses
Service conductor material: Copper
Type of branch circuit wiring: Knob & tube
Aluminum branch wiring present: No
Double tapped breakers: Yes
Additional room: NO
Missing covers: No
15 amp breaker: 12 Guage wire
20 amp breaker: 12 Guage wire
Grounding observed to: Water main on house side
Grounding connection feels: Secure
If grounded to water main, is meter jumped: No
Main disconnect rating: 60 Amp Fuse
| 09/16/2009 | One or more fuses are "double tapped", where 2 or more wires are clamped in a fuse terminal and the fuse was only designed for 1 wire. This is a safety hazard since wires may come loose and cause arcing, sparking and fires. Recommend having a licensed electrician evaluate and repair. |
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| 09/16/2009 | One or more wires in the main service panel appear to be undersized for their fuse(s). This is fire hazard. Recommend that a qualified, licensed electrician evaluate and repair as necessary. |
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| 09/16/2009 | This home has Knob & Tube (K&T) wiring throughout. Problems Associated with K&T Wiring: * Unsafe modifications are far more common with K&T wiring than they are with Romex and other modern wiring systems. Part of the reason for this is that K&T is so old that more opportunity has existed for improper modifications. * The insulation that envelopes the wiring is a fire hazard. * It tends to stretch and sag over time. * It lacks a grounding conductor. Grounding conductors reduce the chance of electrical fire and damage to sensitive equipment. * In older systems, wiring is insulated with varnish and fiber materials that are susceptible to deterioration. Compared with modern wiring insulation, K&T wiring is less resistant to damage. K&T wiring insulated with cambric and asbestos is not rated for moisture exposure. Older systems contained insulation with additives that may oxidize copper wire. Bending the wires may cause insulation to crack and peel away. K&T wiring is often spliced with modern wiring incorrectly by amateurs. This is perhaps due to the ease by which K&T wiring is accessed. K&T Wiring and Insurance: Many insurance companies refuse to insure houses that have knob-and-tube wiring due to the risk of fire. Exceptions are sometimes made for houses where an electrical contractor has deemed the system to be safe. Advice for those with K&T wiring: * Have the system evaluated by a qualified electrician. Only an expert can confirm that the system was installed and modified correctly. * Do not run an excessive amount of appliances in the home, as this can cause a fire. * Where the wiring is brittle or cracked, it should be replaced. Proper maintenance is crucial. * K&T wiring should not be used in kitchens, bathrooms, laundry rooms or outdoors. Wiring must be grounded in order to be used safely in these locations. * Rewiring a house can take weeks and cost thousands of dollars, but unsafe wiring can cause fires, complicate estate transactions, and make insurers skittish. * Homeowners should carefully consider their options before deciding whether to rewire their house. * The homeowner or an electrician should carefully remove any insulation that is found surrounding K&T wires. * Prospective home buyers should get an estimate of the cost of replacing K&T wiring. They can use this amount to negotiate a cheaper price for the house. In summary, knob-and-tube wiring is likely to be a safety hazard due to improper modifications and the addition of building insulation. Inspectors need to be wary of this old system and be prepared to inform their clients about its potential dangers. |
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| 09/16/2009 | The ungrounded and obsolete outlets should be upgraded to include more modern and safer ones, which provide a pathway for the current to travel harmlessly to ground. |
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| 09/16/2009 | Facts about electrical panels: Electricity enters the home through a control panel and a main switch where one can shut off all the power in an emergency. Control panels uses fuses. Install the correct fuses for the panel. Never use a greater numbered fuse or a metallic item such as a penny. If fuses are used and there is a stoppage in power, look for the broken metal strip in the top of a blown fuse. Replace the fuse with a new one marked with the correct amperage. Reset circuit breakers from off to on. Be sure to check why the fuse blew. Possible causes are frayed wires, overloaded outlets or defective appliances. Never overload a fuse with high wattage appliances. Check the wattage on appliance labels. If there is frayed insulation or a broken wire, a dangerous short circuit may result and cause a fire. If power stoppages continue or if a frayed or broken wire is found, contact an electrician. |
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Outlets were tested for GFI: Using a testing plug
Smoke detectors noted: Noted
Carbon Monoxide Detectors: Noted
Carbon Monoxide Detectors: On 2nd floor
| 09/16/2009 | One or more smoke detectors appear inoperable or in need of repair. Recommend replacing inoperable smoke detectors as necessary, and installing additional smoke detectors as necessary so a function one exists in each hallway and bedroom. For more information on smoke detectors vist http://www.cpsc.gov/cpscpub/pubs/5077.html |
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| 09/16/2009 | Recommend the installation of a carbon monoxide detector on the first floor. |
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This home inspection is a visual non-intrusive inspection that is in accordance with the current Standards of Practice of the National Association of Certified Home Inspectors posted at http://www.nachi.org/sop.htm
