The Scope and Purpose of a Home Inspection
Purchasing property involves risk
The purpose of a home inspection is to help reduce the risk associated with the purchase of a structure by providing a professional opinion about the overall condition of the structure. A home inspection is a limited visual inspection and it cannot eliminate this risk. Some homes present more risks than others. We cannot control this, but we try to help educate you about what we don’t know during the inspection process. This is more difficult to convey in a report and one of many reasons why we recommend that you attend the inspection.
A home inspection is not an insurance policy
This report does not substitute for or serve as a warranty or guarantee of any kind. Home warranties can be purchased separately from insuring firms that provide this service.
A home inspection is visual and not destructive
The descriptions and observations in this report are based on a visual inspection of the structure. We inspect the aspects of the structure that can be viewed without dismantling, damaging or disfiguring the structure and without moving furniture and interior furnishings. Areas that are concealed, hidden or inaccessible to view are not covered by this inspection. Some systems cannot be tested during this inspection as testing risks damaging the building. For example, overflow drains on bathtubs are generally not tested because if they were found to be leaking they could damage the finishes below. Our procedures involve non-invasive investigation and non-destructive testing which will limit the scope of the inspection.
This is not an inspection for code compliance
This inspection and report are not intended for city / local code compliance. During the construction process structures are inspected for code compliance by municipal inspectors. Framing is open at this time and conditions can be fully viewed. Framing is not open during inspections of finished homes, and this limits the inspection. All houses fall out of code compliance shortly after they are built, as the codes continually change. National codes are augmented at least every three years for all of the varying disciplines. Municipalities can choose to adopt and phase in sections of the codes on their own timetables. There are generally no requirements to bring older homes into compliance unless substantial renovation is being done.
This is just our opinion
Construction techniques and standards vary. There is no one way to build a house or install a system in a house. The observations in this report are the opinions of the home inspector. Other inspectors and contractors are likely to have some differing opinions. You are welcome to seek opinions from other professionals.
The scope of this inspection
This inspection will include the following systems: exterior, roof, structure, drainage, foundation, attic, interior, plumbing, electrical and heating. The evaluation will be based on limited observations that are primarily visual and non-invasive. This inspection and report are not intended to be technically exhaustive.
Your expectations
The overall goal of a home inspection is to help ensure that your expectations are appropriate with the house you are proposing to buy. To this end we assist with discovery by showing and documenting observations during the home inspection. This should not be mistaken for a technically exhaustive inspection designed to uncover every defect with a building. Such inspections are available but they are generally cost-prohibitive to most homebuyers.
Your participation is requested
Your presence is requested during this inspection. A written report will not substitute for all the possible information that can be conveyed verbally by a shared visual observation of the conditions of the property.
How to Read This Report
Getting the Information to You
This report is designed to deliver important and technical information in a way that is easy for anyone to access and understand. If you are in a hurry, you can take a quick look at our "Summary Page” and quickly get critical information for important decision making. However, we strongly recommend that you take the time to read the full Report, which includes digital photographs, captions, diagrams, videos and hot links to additional information.
The best way to get the layers of information that are presented in this report is to read your report online. This will allow all you to expand your learning about your house. You will notice some words or series of words highlighted in blue and underlined – clicking on these will provide you with a link to additional information.
This report can also be printed on paper or to a PDF document.
Chapters and Sections
This report is divided into chapters that parcel the home into logical inspection components. Each chapter is broken into sections that relate to a specific system or component of the home. You can navigate between chapters with the click of a button on the left side margin.
Most sections will contain some descriptive information done in black font. Observation narrative, done in colored boxes, will be included if a system or component is found to be significantly deficient in some way or if we wish to provide helpful additional information about the system or the scope of our inspection. If a system or component of the home was deemed to be in satisfactory or serviceable condition, there may be no narrative observation comments in that section.
Observation Labels
All narrative observations are colored, numbered and labeled to help you find, refer to, and understand the severity of the observation. Observation colors and labels used in this report are:
-
Major Concern:Repair items that may cost significant money to correct now or in the near future, or items that require immediate attention to prevent additional damage or eliminate safety hazards.
-
Repair:Repair and maintenance items noted during inspection. Please note that some repair items can be expensive to correct such as re-finishing hardwood floors, but are considered simply repair items due to their cosmetic nature.
-
Improve:Observations that are not necessarily defects, but which could be improved for safety, efficiency, or reliability reasons.
-
Monitor:Items that should be watched to see if correction may be needed in the future.
-
Due Diligence:Observation such as a buried oil tank that may require further investigation to determine the severity and / or urgency of repair.
-
Future Project:A repair that may be deferred for some time but should be on the radar for repair or replacement in the near future.
-
Efficiency:Denotes observations that are needed to make the home more energy efficient as well as to bring the home up to modern insulation standards. This category typically includes windows and insulation. Other items, such as lighting and appliances, are not inspected for their energy status.
-
Completed:Items that were initially an issue but have since been completed.
-
Note:Refers to aside information and /or any comments elaborating on descriptions of systems in the home or limitations to the home inspection.
Summary Page
The Summary Page is designed as a bulleted overview of all the observations noted during inspection. This helpful overview is not a substitution for reading the entire inspection report. The entire report must be read to get a complete understanding of this inspection report as the Summary Page does not include photographs or photo captions.
Summary
Major Concerns
- (RA-6)
Roof/Attic:
Physical damage was noted to the roof trusses (above garage pull down stairs) that could weaken this engineered roof structure. On site modifications to engineered trusses are not allowed and trusses must not be damaged during installation. If trusses are modified or damaged on site in any way, they require further evaluation by a structural engineer or a registered design professional to engineer a proper repair. Hire an engineer or registered truss design professional before closing to further evaluate this truss installation and make repairs as recommended to insure the trusses are installed as intended and retain paper work of repairs for your records.
- (MB-5)
Master Bathroom:
Loose tile were noted in the shower surround, hollow sound behind the tile was heard as well as localized failing grout and caulking. This indicates water is getting behind the tile and causing damage. Temporary repairs can be made with caulking and grout sealer - more long term repairs may necessitate tile replacement depending on what the tile is mounted on and what adhesives were used to mount the tile. We recommend additional inspection by a qualified tile setter to determine an accurate scope and urgency of repair. This further evaluation could conclude a simple repair or the need for a larger project such as full tile replacement, a significant expense.
Repairs
- (G-1)
Grounds:
Downspouts are discharging adjacent to the foundation and walkway. This can cause foundation settlement or basement / crawl space moisture problems. Make sure all downspouts discharge into a proper system that diverts water at least 5 feet away from the foundation.
- (G-3)
Grounds:
Where the foundation meets concrete surfaces should be caulked; moisture can enter the foundation; we recommend a qualified contractor evaluate all foundation/concrete joints and repair as necessary.
- (G-4)
Grounds:
At front of building beside garage, concrete is deteriorating; to reduce further deterioration we recommend a qualified mason or general contractor repair as required.
- (G-5)
Grounds:
All trees, branches and vegetation should be pruned at least six feet away from the building to eliminate a condition conducive to wood destroying organisms and a path for rodent entry.
- (E1-2)
Exterior:
Trim was observed in several areas to be loose; nails backing out; we recommend a qualified contractor or handyman secure all loose trim.
- (E1-3)
Exterior:
Several areas of soffit vent screen were noted to be loose, missing and in need of repair to prevent bird and rodent entry. We recommend a qualified contractor evaluate all eaves and repair as needed.
- (E1-6)
Exterior:
The exterior deck stairs are missing a graspable handrail for safety. This should be a round railing 1 and 1/4 inches - 2 inches in diameter. If the railing is not round it must have a finger groove that is 3/4 of an inch down from the tallest point of the rail. The graspable handrail should also be 1.5 inches from the wall. 2x material is not considered a graspable handrail. We recommend a qualified contractor build suitable railings to reduce the potential for falls.
Guards are open and climbable by a child; this is a safety hazard; we recommend a qualified contractor evaluate and repair as needed.
- (E1-7)
Exterior:
(Wooden deck) Support posts - do not appear to be set on concrete, the posts are wood to ground contact which rots wood and attracts termites, we recommend a qualified contractor evaluate the entire deck before closing and repair as needed.
- (E1-10)
Exterior:
Windows: General maintenance required, caulk, seal, maintain and repair when necessary, window damage noted in one or more windows there is moisture between the layers of glass, A qualified glazier is recommended to evaluate all windows and estimate repairs before closing.
- (GC(1)-1)
Garage/Carport:
The garage door did not reverse when it met with resistance. The resistance for the Garage door opener(s) was dangerous at the time of this inspection. The resistance should be adjusted so the opener will reverse with less resistance. An opener with poor resistance can cause an injury to a child and or a pet until properly adjusted. This is a safety issue that needs to be corrected. This adjustment is usually as simple as turning a screw on the overhead opener. You may need to contact the manufacture for further information and/or go online to the manufactures website to obtain the owners manual. We recommend adjusting the resistance so the door will reverse properly when met with resistance. Have a qualified contractor evaluate the garage door before closing and repair as required.
- (GC(1)-2)
Garage/Carport:
Several openings in the drywall ceiling and walls were observed. We recommend a qualified contractor evaluate the walls and ceiling and repair as required.
- (RA-2)
Roof/Attic:
The roofing material on this building appears to be dimensional or architectural grade shingle. These are often rated as 30-year shingles. In practice, as a roof assembly, we find these last closer to 18-22 years depending on the quality of the installation, the steepness of the roof and the amount of exposure. The installation appears neat and professional but a few repairs are needed. Hire a licensed roofing contractor to further evaluate and repair the roof to ensure reliable performance. Examples of specific observations noted during inspection include:
- (RA-3)
Roof/Attic:
Vents/plumbing: (standard pipe vents) General periodic vent pipe flashing maintenance is recommended to avoid roof leaks, One has to go on roof to check or service flashings which is outside the scope of a home inspection
- (RA-5)
Roof/Attic:
Improvised unfastened flooring in attic is placed over wiring, this is a fire hazard, recommend the removal of all unsecured flooring that has been placed over wiring. Recommend consulting with a qualified contractor to assess the appropriateness of having any storage in the attic.
- (RA-7)
Roof/Attic:
Items have been stored on the bottom cord of a truss system. Truss systems need to be engineered for storage. Many trusses are not intended for live storage loads and in extreme cases storage can cause the trusses to buckle and fail. Remove storage items from the garage area.
- (E1-11)
Roof/Attic:
No carry-off observed; green growth noted indicating water may be pooling here. We recommend a a carry-off be added here to direct water away from the foundation. In the winter water may freeze here creating a trip hazard.
- (I-2)
Interior:
The door to the bedroom closet is not latching and requires adjustment so the door latches closed.
- (I-3)
Interior:
A lost seal was noted in the glazing (dining room). This has resulted in fogging between the panes of glass that cannot be cleaned without glazing repair or replacement. Hire a glazing specialist to further evaluate and repair or replace all glazing with lost seals.
- (I-4)
Interior:
The bath fans appear to be venting into the attic. This is non-standard and could contribute to condensation and mold problems in the attic. Repair all fans to be ducting to the exterior of the home. Best practices are to vent through the roof and insulate the ducts.
- (K-1)
Kitchen:
The p-trap below the kitchen sink is leaking; recommend a licensed plumber repair before closing.
- (K-3)
Kitchen:
The range in the kitchen is loose and not adequately mounted to the floor. This is a safety hazard as hot items on the cooktop could fall off. Have a proper anti-tip device installed to insure safe and reliable performance.
- (MB-2)
Master Bathroom:
Slow drain at master bathroom sink with gurgling which may indicate that the drain line needs to be cleaned and/or that the drain is not properly vented. Recommend a licensed plumber evaluate and repair as needed.
- (MB-4)
Master Bathroom:
The tile and grout should be cleaned and sealed with grout sealer to prevent water damage to the tile - see especially inside shower surrounds. This should be a routine procedure with tile unless epoxy grout was used. If this is not done in epoxy grout plan on annual cleaning and sealing tile grout inside the shower surrounds to prolong the useful life of the tile.
- (MB-6)
Master Bathroom:
The fan in the bath did not appear operational. We tried all switches on the walls and the fan did not come on. Have this fan evaluated by a licensed electrician or qualified contractor and repaired as needed to insure adequate ventilation for this bathroom.
- (B1-3)
Bathroom:
Fan vent ducting appears to be terminated in the attic; moisture can build up in the attic and damage the structure. We recommend a qualified contractor evaluate all the bathroom ducting in the house and repair as needed.
- (E-3)
Electrical:
Contamination (paint splatter, drywall compound and other items) and excessive insulation on wires in panel; this is a fire hazard. Recommend a licensed electrician correct.
- (E-4)
Electrical:
A piece of wood is filling the space between the dead front panel door and the wall; this is a fire hazard. Recommend a licensed electrician or qualified general contractor correct.
- (E-5)
Electrical:
Inquire with the seller about the extension cord used. What is this for? Extension cords should not be used for permanent electrical fixtures. Install proper wiring or remove extension cord as needed.
- (P-2)
Plumbing:
The pressure reducing valve located in the garage across from the water heater is corroded and appears to be actively leaking at the time of inspection. We recommend further investigation and repair by a licensed plumber.
- (P-3)
Plumbing:
The floor below the pressure reducing valve is water soaked and structurally damaged, we recommend a qualified contractor, evaluate before closing, all the flooring and structure below it and repair as needed.
- (P-4)
Plumbing:
The supply pipe insulation is incomplete in the crawl space. Be sure all supply lines in unheated spaces have been adequately insulated to protect from freezing conditions that could damage the pipes and to prevent heat loss. We recommend a qualified contractor evaluate and correct.
- (P-6)
Plumbing:
The discharge tube for the water heater relief valve is installed too high off the ground. Discharge tubes should always terminate by pointing toward the ground to eliminate a scald hazard and should be no more than 6" off the ground. Ideally, the discharge tube terminates to an exterior or unfinished location or above a drain, though this is not always possible. The drain should also slope to drain to prevent water pooling inside the discharge tube and should be visible so it can be monitored. The end of the tube should not be threaded to prevent accidental capping of this important discharge. Have a licensed plumber evaluate and repair before the closing.
- (H1-2)
Heating:
Annual servicing is recommended for safe and reliable heat. Records indicate that this boiler has not been serviced in the last year. The boiler was tested during inspection and was operational. Hire a licensed heating contractor to service and further evaluate the boiler.
- (H1-3)
Heating:
Corrosion observed at boiler vent and surrounding valves; this can leak or burst; we recommend a licensed HVAC contractor evaluate the boiler before closing and repair as required.
- (C-3)
Cooling:
AC Condenser power switch is rusted and loosely attached to the siding; this is a fire hazard; we recommend a licensed electrician evaluate the service box before closing and repair/replace as required.
- (CS-1)
Crawl Space:
The plastic vapor barrier in the crawl space is incomplete. Use 6 mil black plastic to cover all exposed earth. This helps to reduce humidity and eliminate conducive pest conditions in the crawl space.
- (CS-2)
Crawl Space:
Moisture observed from crawl space; this may be under the water pressure reducing valve in garage utility area; we recommend a qualified contractor evaluate all the floor sheathing and structure in the crawl space before closing.
Improves
- (G-6)
Grounds:
To eliminate a condition conducive to wood destroying organisms, remove the wood perimeter material (wood mulch) where used for landscaping as this wood could be conducive to carpenter ants and other wood destroying organisms.
- (P-8)
Plumbing:
For improved reliability, update the old water supply connectors to the washing machine. These are old and should be regularly swapped out to prevent accidental leaks from bursting hoses. Consider improving the reliability of this water supply by installing a steel belted hose system.
- (P-9)
Plumbing:
A moisture alarm with water shut-off features is recommended under the washing machine to protect against accidental leaks in the supply hoses. Pans can be effective when there is a drain, but even these will not protect against a burst supply connector. A moisture alarm with automatic shut-off will.
Due Diligences
- (FSD-1)
Fuel Storage and Distribution:
Gas meter was not observed; it's possible located behind the sellers stored materials; we recommend you ask the seller to point out the meter before closing; we recommend the meter be inspected before closing.
Notes
- (G-2)
Grounds:
Regrade where needed
- (E1-8)
Exterior:
Seller stated that the deck was added on to an existing deck; it appears that a screened in porch was added on top of the existing deck; we recommend a qualified contractor evaluate the construction of the screened porch, existing deck and added on deck before closing and repair as needed.
- (E1-9)
Exterior:
The structure of the deck is inaccessible and was not inspected. We recommend a qualified general contractor further evaluate.
- (RA-4)
Roof/Attic:
Estimated shingle layers: appears as two layers - the layers of shingle is estimated from a side view of the shingles at the edge of the roof, However, many times the shingle edge is covered with metal and not exposed. The inspector is not allowed to lift shingles to determine the exact number of shingle layers. MAINTENANCE NOTE - if there are two layers of shingle, more than normal maintenance is required on the roof and flashings due to the age of the old flashings.
- (RA-8)
Roof/Attic:
Temperature controlled cooling fan observed in attic; due to lower temperatures could not be tested.
- (MB-1)
Master Bathroom:
Regrout all floor and/or wall tile as needed to prevent leakage and drainage.
- (B1-1)
Bathroom:
Regrout all floor and/or wall tile as needed to prevent leakage and drainage.
- (B1-2)
Bathroom:
The jetted tub was filled and tested during inspection today.
- (P-5)
Plumbing:
Water heaters have an expected useful life of 6 to 12 years; this water heater is 18 years old.
- (P-10)
Plumbing:
It is recommended that the exhaust pipe and flex pipe be cleaned and changed shortly after you have closed on this home to guarantee that the dryer exhaust system is safe and working efficiently.
- (C-4)
Cooling:
The air condition system and condensate control system could not be tested during inspection. Outdoor temperatures must exceed 65 degrees or the air conditioning equipment can be damaged by testing. We recommended having this system serviced and inspected prior to the next cooling season.
General Comments
Building Characteristics / Conditions
Style of Home Contemporary
Type of Building Residential Single Family (1 story)
Approximate Square Footage 1550
Approximate Year of Original Construction 1990, 29 years
Attending the Inspection Seller, Buyer and Buyer's Agent
Occupancy Occupied- occupants in the process of moving
Animals Present No
Weather during the inspection Clear
Approximate temperature during the inspection Below 65[F]
Ground/Soil surface conditions Wet
House Layout
Levels
Lowest Level Crawl Space
First Floor 2 Bathrooms, 2 Bedrooms, Living Room/Dining Room Combination, Kitchen w/breakfast, Laundry Closet
Grounds
Drainage and Lot Location
Clearance to Grade Standard
Downspout Discharge Above and below grade
Lot Description Moderate slope
Downspouts are discharging adjacent to the foundation and walkway. This can cause foundation settlement or basement / crawl space moisture problems. Make sure all downspouts discharge into a proper system that diverts water at least 5 feet away from the foundation.
Regrade where needed
Where the foundation meets concrete surfaces should be caulked; moisture can enter the foundation; we recommend a qualified contractor evaluate all foundation/concrete joints and repair as necessary.
Driveways/Walkways/Flatwork
Driveway Asphalt
Walkways Concrete
Patios None noted
At front of building beside garage, concrete is deteriorating; to reduce further deterioration we recommend a qualified mason or general contractor repair as required.
Grounds, Trees and Vegetation
Trees/Vegetation too near building Yes
All trees, branches and vegetation should be pruned at least six feet away from the building to eliminate a condition conducive to wood destroying organisms and a path for rodent entry.
To eliminate a condition conducive to wood destroying organisms, remove the wood perimeter material (wood mulch) where used for landscaping as this wood could be conducive to carpenter ants and other wood destroying organisms.
Retaining Walls
None noted
Fences
None noted
Outbuildings and Other
None noted
Exterior
NJ Standard of Practice
Siding and Trim
Siding Material - All; Front; Sides; Rear Vinyl
Trim Material - All; Fascia; Soffit; Other Metal, Vinyl
Condition Functional
Trim was observed in several areas to be loose; nails backing out; we recommend a qualified contractor or handyman secure all loose trim.
Eaves
Vinyl, Metal
Condition Marginal
Several areas of soffit vent screen were noted to be loose, missing and in need of repair to prevent bird and rodent entry. We recommend a qualified contractor evaluate all eaves and repair as needed.
Porches / Stoops
Standard
Porches / Stoops Front, Concrete
Condition Functional
Decks and Balconies
Present
Deck Structure Ground contact lumber
Deck Ledger Board Not visible
Guardrail Non-standard
Decking Material Painted wood
Condition Marginal
The exterior deck stairs are missing a graspable handrail for safety. This should be a round railing 1 and 1/4 inches - 2 inches in diameter. If the railing is not round it must have a finger groove that is 3/4 of an inch down from the tallest point of the rail. The graspable handrail should also be 1.5 inches from the wall. 2x material is not considered a graspable handrail. We recommend a qualified contractor build suitable railings to reduce the potential for falls.
Guards are open and climbable by a child; this is a safety hazard; we recommend a qualified contractor evaluate and repair as needed.
(Wooden deck) Support posts - do not appear to be set on concrete, the posts are wood to ground contact which rots wood and attracts termites, we recommend a qualified contractor evaluate the entire deck before closing and repair as needed.
Seller stated that the deck was added on to an existing deck; it appears that a screened in porch was added on top of the existing deck; we recommend a qualified contractor evaluate the construction of the screened porch, existing deck and added on deck before closing and repair as needed.
The structure of the deck is inaccessible and was not inspected. We recommend a qualified general contractor further evaluate.
Driveways/Walkways/Flatwork
Driveway Asphalt
Walkways Concrete
Condition Functional
Window and Stairwells
Present
Windows: General maintenance required, caulk, seal, maintain and repair when necessary, window damage noted in one or more windows there is moisture between the layers of glass, A qualified glazier is recommended to evaluate all windows and estimate repairs before closing.
Exterior Doors
Material Solid core, Sliding glass, Metal
Condition Functional
Exterior Window Frames
Material Metal, Vinyl
Condition Functional
Garage/Carport
Description
Type Attached
Special Comments Limited View Storage
Roof Materials
For Attached Garages see Exterior Roofing See Exterior section
Exterior Windows
Type Vinyl
Condition Not Completely Visible, Limited access due to Seller's storage
Vehicle Doors
1
Automatic Garage Opener Present
Garage Door Type Metal
Condition Marginal
The garage door did not reverse when it met with resistance. The resistance for the Garage door opener(s) was dangerous at the time of this inspection. The resistance should be adjusted so the opener will reverse with less resistance. An opener with poor resistance can cause an injury to a child and or a pet until properly adjusted. This is a safety issue that needs to be corrected. This adjustment is usually as simple as turning a screw on the overhead opener. You may need to contact the manufacture for further information and/or go online to the manufactures website to obtain the owners manual. We recommend adjusting the resistance so the door will reverse properly when met with resistance. Have a qualified contractor evaluate the garage door before closing and repair as required.
Walls/Ceilings/Floor
Wall Material Drywall
Condition Marginal, Not Completely Visible
Ceiling Matreial Drywall
Condition Marginal
Floor Material Concrete
Condition Functional
Several openings in the drywall ceiling and walls were observed. We recommend a qualified contractor evaluate the walls and ceiling and repair as required.
Roof/Attic
NJ Standard of Practice
Roofing
Method of Roof Inspection Viewed with binoculars, Viewed from inside attic
Roof Style Complex Gable
Roof Materials Architectural grade composition shingle
# of Layers +2
Approximate Age of Roof Unknown, no documentation was supplied, estimated effective age of the roof is 10 years
Roof Condition Marginal
Flashing Material Metal
Flashing Condition Marginal
The roofing material on this building appears to be dimensional or architectural grade shingle. These are often rated as 30-year shingles. In practice, as a roof assembly, we find these last closer to 18-22 years depending on the quality of the installation, the steepness of the roof and the amount of exposure. The installation appears neat and professional but a few repairs are needed. Hire a licensed roofing contractor to further evaluate and repair the roof to ensure reliable performance. Examples of specific observations noted during inspection include:
Vents/plumbing: (standard pipe vents) General periodic vent pipe flashing maintenance is recommended to avoid roof leaks, One has to go on roof to check or service flashings which is outside the scope of a home inspection
Estimated shingle layers: appears as two layers - the layers of shingle is estimated from a side view of the shingles at the edge of the roof, However, many times the shingle edge is covered with metal and not exposed. The inspector is not allowed to lift shingles to determine the exact number of shingle layers. MAINTENANCE NOTE - if there are two layers of shingle, more than normal maintenance is required on the roof and flashings due to the age of the old flashings.
Attic
Walked, Partially floored
Condition Marginal
Improvised unfastened flooring in attic is placed over wiring, this is a fire hazard, recommend the removal of all unsecured flooring that has been placed over wiring. Recommend consulting with a qualified contractor to assess the appropriateness of having any storage in the attic.
Roof Framing and Sheathing
Rafters Truss
Condition Marginal, See Comments and Recommendations, Not Completely Visible
Sheathing OSB
Condition Acceptable, Not Completely Visible
Joists Partially Finished Not Completely Visible, Truss
Condition Functional, Not Completely Visible
Physical damage was noted to the roof trusses (above garage pull down stairs) that could weaken this engineered roof structure. On site modifications to engineered trusses are not allowed and trusses must not be damaged during installation. If trusses are modified or damaged on site in any way, they require further evaluation by a structural engineer or a registered design professional to engineer a proper repair. Hire an engineer or registered truss design professional before closing to further evaluate this truss installation and make repairs as recommended to insure the trusses are installed as intended and retain paper work of repairs for your records.
Items have been stored on the bottom cord of a truss system. Truss systems need to be engineered for storage. Many trusses are not intended for live storage loads and in extreme cases storage can cause the trusses to buckle and fail. Remove storage items from the garage area.
Attic Insulation
Insulation Type Fiberglass
Approximate Insulation R-Value on Attic Floor 30 (in some places), Compressed by improvised flooring so true R-Value unknown
Approximate Insulation R-Value on Attic Ceiling 0
Attic and Roof Cavity Ventilation
Attic Ventilation Method Ridge vents, Soffit vents, Front porch ceiling vented to attic
Evidence of Leakage
None Observed at Time of Inspection
Chimneys
Number Present
Chimney Material Metal
Condition Functional
Gutters and Downspouts
Gutter Material Seamless Aluminum
Leaders / Carryoff Type Splash blocks, Extenders
Condition Marginal
No carry-off observed; green growth noted indicating water may be pooling here. We recommend a a carry-off be added here to direct water away from the foundation. In the winter water may freeze here creating a trip hazard.
Special Features
Attic Fan
Condition Not Completed
Temperature controlled cooling fan observed in attic; due to lower temperatures could not be tested.
Interior
NJ Standard of Practice
Floors
Floor Materials Hardwood, Tile, Wood Laminate
Floor Settlement Minor
Condition Functional
Walls, Ceilings, Trim and Closets
Wall and Ceiling Materials Drywall
Condition Functional
Stairs and Railings
None
Interior Doors
Hollow Core
Condition Functional
The door to the bedroom closet is not latching and requires adjustment so the door latches closed.
Windows
Window Glazing Double pane
Interior Window Frame Vinyl
Window Styles Double hung
Condition Marginal
A lost seal was noted in the glazing (dining room). This has resulted in fogging between the panes of glass that cannot be cleaned without glazing repair or replacement. Hire a glazing specialist to further evaluate and repair or replace all glazing with lost seals.
Mechanical Ventilation
Bath Fan Ducting Ducted to attic
Kitchen Fan Ducting Ducted to exterior
The bath fans appear to be venting into the attic. This is non-standard and could contribute to condensation and mold problems in the attic. Repair all fans to be ducting to the exterior of the home. Best practices are to vent through the roof and insulate the ducts.
Kitchen
Walls, Ceilings and Floor
Wall Material Ceramic Tile, Drywall
Ceiling Material Drywall
Floor Material Hardwood
Condition Functional
Doors and Windows
Door Material None
Primary Window Material Vinyl
Condition Functional, Window over sink inaccessible and not inspected
Sinks and Faucets
Tested
Condition Functional, P-trap Marginal
The p-trap below the kitchen sink is leaking; recommend a licensed plumber repair before closing.
Cabinets and Countertops
Countertop Material Man made material
Cabinet Material Wood
Condition Functional
Ventilation Method
Fan ducted to unknown area
Appliances
Refrigerator Operating
Dishwasher Operated
Dishwasher Air Gap Just a high loop
Range/ Oven /Cook-tops Gas, Electric
Disposer Operated
The range in the kitchen is loose and not adequately mounted to the floor. This is a safety hazard as hot items on the cooktop could fall off. Have a proper anti-tip device installed to insure safe and reliable performance.
General Kitchen Condition
Standard
Master Bathroom
Walls/Ceiling/Floors
Wall Material Drywall
Condition Functional
Ceiling Material Drywall
Condition Functional
Floor Material Ceramic Tile
Condition Functional
Regrout all floor and/or wall tile as needed to prevent leakage and drainage.
Doors and Windows
Door Type Wood
Condition Functional
Primary Window Type Vinyl
Condition Functional
Sinks and Cabinets
Tested
Condition Marginal
Slow drain at master bathroom sink with gurgling which may indicate that the drain line needs to be cleaned and/or that the drain is not properly vented. Recommend a licensed plumber evaluate and repair as needed.
Bathroom Plumbing Fixtures
Tested
Condition Functional
Bathtub / Shower
Tested
Condition Marginal, See Comments and Recommendations
The tile and grout should be cleaned and sealed with grout sealer to prevent water damage to the tile - see especially inside shower surrounds. This should be a routine procedure with tile unless epoxy grout was used. If this is not done in epoxy grout plan on annual cleaning and sealing tile grout inside the shower surrounds to prolong the useful life of the tile.
Loose tile were noted in the shower surround, hollow sound behind the tile was heard as well as localized failing grout and caulking. This indicates water is getting behind the tile and causing damage. Temporary repairs can be made with caulking and grout sealer - more long term repairs may necessitate tile replacement depending on what the tile is mounted on and what adhesives were used to mount the tile. We recommend additional inspection by a qualified tile setter to determine an accurate scope and urgency of repair. This further evaluation could conclude a simple repair or the need for a larger project such as full tile replacement, a significant expense.
Bathroom Ventilation
Type Bath fan
Termination Point Uknown
Condition See Comments and Recommendations
The fan in the bath did not appear operational. We tried all switches on the walls and the fan did not come on. Have this fan evaluated by a licensed electrician or qualified contractor and repaired as needed to insure adequate ventilation for this bathroom.
Bathroom
Walls/Ceiling/Floors
Wall Material Drywall
Condition Functional
Ceiling Material Drywall
Condition Functional
Floor Material Ceramic Tile
Condition Functional
Regrout all floor and/or wall tile as needed to prevent leakage and drainage.
Doors and Windows
Door Type Wood
Condition Functional
Primary Window Type None
Sinks and Cabinets
Tested
Bathroom Plumbing Fixtures
Tested
Condition Functional
Bathtub / Shower
Tested
The jetted tub was filled and tested during inspection today.
Bathroom Ventilation
Type Bath fan
Termination Point Attic
Condition Marginal
Fan vent ducting appears to be terminated in the attic; moisture can build up in the attic and damage the structure. We recommend a qualified contractor evaluate all the bathroom ducting in the house and repair as needed.
Electrical
NJ Standard of Practice
Service Equipment
Volts 120/240
Service Drop Underground
Service Entrance (SE) conductor Size Copper, #1, 150 amps
Main Panel Amperage 200 amps
Electric Service Amperage 150 amps
Main Electric Panel Location Garage
Contamination (paint splatter, drywall compound and other items) and excessive insulation on wires in panel; this is a fire hazard. Recommend a licensed electrician correct.
A piece of wood is filling the space between the dead front panel door and the wall; this is a fire hazard. Recommend a licensed electrician or qualified general contractor correct.
Sub Panels
None noted
Branch Wiring
Wire Material Copper
Wiring Method Non-metallic sheathed cable
Inquire with the seller about the extension cord used. What is this for? Extension cords should not be used for permanent electrical fixtures. Install proper wiring or remove extension cord as needed.
Receptacles and Fixtures
Inspection Method Random Testing
Electric Receptacles Three wire receptacles
Smoke and Carbon Monoxide Detection Systems
None noted
Grounding Electrode / Conductor
Present
Plumbing
NJ Standard of Practice
Water Service Supply
Pipe Material Copper
Well or Public Supply Public water
Pressure Reducing Valve Present
Main Water Shut-off Location Meter
The pressure reducing valve located in the garage across from the water heater is corroded and appears to be actively leaking at the time of inspection. We recommend further investigation and repair by a licensed plumber.
The floor below the pressure reducing valve is water soaked and structurally damaged, we recommend a qualified contractor, evaluate before closing, all the flooring and structure below it and repair as needed.
Distribution Pipe
Pipe Insulation Not visible
Supply Pipe Materials Copper
Functional Flow Average
The supply pipe insulation is incomplete in the crawl space. Be sure all supply lines in unheated spaces have been adequately insulated to protect from freezing conditions that could damage the pipes and to prevent heat loss. We recommend a qualified contractor evaluate and correct.
Waste Pipe and Discharge
Discharge Type Public sewer
Waste and Vent Pipe Materials Not visible
Water Heater
System Type Tank
Manufacturer GE
Size 40 gal
Age 18
Energy Source Gas
Temperature Pressure Relief Value Present - Not Tested
Serial Number GENG 0801H07665
Model Number PG40T9A
Water heaters have an expected useful life of 6 to 12 years; this water heater is 18 years old.
The discharge tube for the water heater relief valve is installed too high off the ground. Discharge tubes should always terminate by pointing toward the ground to eliminate a scald hazard and should be no more than 6" off the ground. Ideally, the discharge tube terminates to an exterior or unfinished location or above a drain, though this is not always possible. The drain should also slope to drain to prevent water pooling inside the discharge tube and should be visible so it can be monitored. The end of the tube should not be threaded to prevent accidental capping of this important discharge. Have a licensed plumber evaluate and repair before the closing.
Exterior Hose Bibs
Operating
Washer
Tested
For improved reliability, update the old water supply connectors to the washing machine. These are old and should be regularly swapped out to prevent accidental leaks from bursting hoses. Consider improving the reliability of this water supply by installing a steel belted hose system.
A moisture alarm with water shut-off features is recommended under the washing machine to protect against accidental leaks in the supply hoses. Pans can be effective when there is a drain, but even these will not protect against a burst supply connector. A moisture alarm with automatic shut-off will.
Dryer
Tested
Power Source Gas and electric
Duct to Exterior Ducted
It is recommended that the exhaust pipe and flex pipe be cleaned and changed shortly after you have closed on this home to guarantee that the dryer exhaust system is safe and working efficiently.
Heating
NJ Standard of Practice
Heating System
Energy Source Natural gas
Heating Method Hydronic boiler
Manufacturer Burnham
Capacity 80,000 btu's
Age 20+, unknown
Last Service Record None
Model Number P-204-WNV
Serial Number 17 217008
Condition Functional
Annual servicing is recommended for safe and reliable heat. Records indicate that this boiler has not been serviced in the last year. The boiler was tested during inspection and was operational. Hire a licensed heating contractor to service and further evaluate the boiler.
Corrosion observed at boiler vent and surrounding valves; this can leak or burst; we recommend a licensed HVAC contractor evaluate the boiler before closing and repair as required.
Thermostats
Present
Location First Floor
Heating Accessories
None Noted
Safety Switch/Disconnect Location On the wall, Near the unit
Condition Not Tested
Heating / Cooling Distribution Systems
Heat Source in Each Room Present
Distribution Method AC Ductwork, Hydronic Radiators
Air Handler Locations Attic
Additional Heat Sources
None noted
Cooling
NJ Standard of Practice
Cooling Systems
Present
Manufacturer U.S. Alumacoil Manufacturing Company, Goodman
Energy Source Electric
Age Air Handler 3 years, Compressor 4 years
Model ARUF37C14AA, GSX130361EC
Serial Number 1605402690, 1512077740
AC Condenser power switch is rusted and loosely attached to the siding; this is a fire hazard; we recommend a licensed electrician evaluate the service box before closing and repair/replace as required.
The air condition system and condensate control system could not be tested during inspection. Outdoor temperatures must exceed 65 degrees or the air conditioning equipment can be damaged by testing. We recommended having this system serviced and inspected prior to the next cooling season.
Thermostats
Present
Location First Floor
Cooling Accessories
None Noted
Comments
Not Completed
Cooling Distribution Systems
Distribution Method Ductwork
Air Handler Locations Attic
Fuel Storage and Distribution
Oil Storage
None noted
Propane Storage
None noted
Gas Meter
None noted
Gas Pipe Materials Steel and flex pipe
Gas meter was not observed; it's possible located behind the sellers stored materials; we recommend you ask the seller to point out the meter before closing; we recommend the meter be inspected before closing.
Structure
NJ Standard of Practice
Foundation
% of Foundation Not Visible 90%
Building Configuration Crawl space
Foundation Description Masonry block
Condition Not Completely Visible
Floor, Wall and Ceiling Framing
Wall Framing Not visible
Wall Insulation Not visible
Wall Sheathing Not visible
Floor Framing Partly visible
Sub-Floor Material Partly visible
Ceiling/Joist Framing Not visible
Girder/Beam Material Not Visible
Condition Not Completely Visible
Wood Destroying Insect Infestation
Not Inspected - Recommend Inspection by a Qualified Company
Comments
Finished Walls/Ceilings Prohibit Full View, Painted Walls Prohibit Full View
Basement
NJ Standard of Practice
Type
None
Floor, Wall and Ceiling - Finished Area Only
Wall Material Plaster
Doors and Windows
Primary Window Type Wood
Crawl Space
Crawl Space Access
Method of Inspection Viewed at access
Vapor Barrier
Vapor Barrier Material Plastic on earth
The plastic vapor barrier in the crawl space is incomplete. Use 6 mil black plastic to cover all exposed earth. This helps to reduce humidity and eliminate conducive pest conditions in the crawl space.
Crawl Space Ventilation
Ventilation Method Exterior wall vents
Posts and Footings
Standard
Insulation
Insulation Type Fiberglass
Approximate R-Value R-30
Moisture Conditions
Some signs
Moisture observed from crawl space; this may be under the water pressure reducing valve in garage utility area; we recommend a qualified contractor evaluate all the floor sheathing and structure in the crawl space before closing.
Receipt -- Residential Home Inspection
| Inspection with Digital Report | |
| Radon Testing | |
| PAID |
Optimal Home Inspections LLC
C/O Marshal Datkowitz
2600 John F Kennedy Blvd
Jersey City, NJ 07306
(551) 261-1264
Signed Contracts
Optimal Home Inspections LLC
Phone: (551) 261-1264
marshal@optimalhomeinspections.com
https://optimalhomeinspections.com/
Inspected by Marshal Datkowitz
NJ State Home Inspector #: 24GI00176700
