Building Inspection Report

Transcription

1 Building Inspection Report Customer Name: Richard Westervelt Address: 25 Adams Street Winsted, CT Telephone: Fax/ Address of Building Inspected: 7 Chestnut Road Thomaston, CT Inspection Date: Start Time: 8:45 AM Inside & Out Home Inspection 25 Adams Street Winsted, CT (Toll Free) (Fax) Report: Sample Report

2 Table of Contents Page No. INSPECTION DETAIL LIST 4 Property (Includes Grading, Driveways, Sidewalks, Patios, Shrubs & Trees, Retaining Walls) 4 Building Exterior (Includes Porches, Decks, Doors, Windows, Siding & Trim) 4 Basement 6 Building Interior (Includes Floors, Walls, Ceilings, Doors, Windows & Trim) 6 Smoke & CO (Carbon Monoxide) Detectors 6 Attic, Insulation & Building Ventilation 7 Chimneys & Fireplaces 7 Heating & Cooling Systems (Items an Electrician, HVAC or Heating Contractor Would Repair) 7 Plumbing System/Well & Waste System (Items a Plumber or Well Service Company Would Repair) 8 Bathrooms & Kitchen 8 Electrical System (Items An Electrician Would Repair) 9 Additional Recommendations 9 Summary 10 BUILDING CONSTRUCTION 12 BUILDING EXTERIOR 12 ROOF 12 Siding & Trim 12 Lowest Level 12 Basement Construction 12 Basement Interior 13 Basement Drainage & Water Entry 13 BUILDING INTERIOR 14 FIREPLACES 14 CHIMNEYS 14 Masonry Chimney 14 HEATING/COOLING & WATER HEATING SYSTEMS 14 Fuels/Energy Used For Heating 14 HEATING & COOLING SYSTEM 15 Boiler 16 Heat Distribution From Boiler 17 Cooling Systems (2 Systems Present) 17 WATER HEATER 17 PLUMBING SYSTEM 18 Water Service 18 Report: Sample Report 2

3 Well Equipment 18 Interior Piping 18 Waste Piping 18 Kitchen Appliances 19 LAUNDRY APPLIANCES 19 ELECTRICAL SERVICE & SYSTEM 20 Main Circuit Protection 20 Main Circuit Panel 20 Sub-Panel(s) 20 Ground Fault Interrupters (GFI) 20 Wiring In Building 21 INSULATION 21 INSPECTION METHODS 21 LOWEST LEVEL 21 ATTIC 21 ROOF 21 ELECTRICAL SERVICE & SYSTEM 21 Report: Sample Report 3

4 INSPECTION DETAIL LIST This Section Contains All Deficiencies or Problems Found During Our Inspection: Some are cosmetic; you may choose never to repair them. Some are advice to improve the quality & comfort of your home. Some are minor with the repair cost very low. Some are not serious now but should be monitored over time. Some are safety related and should be repaired. Some may be serious requiring a more costly or immediate repair. The purpose of our inspection is to make you aware of the condition of the building. Our inspection list is not intended to be presented to the Seller of the property and have all items corrected before the purchase of the property. The content of this report describes the condition of the building only on the day of the inspection. Our inspection focuses on existing or potential problems with the building. We do not specifically make comments noting positive aspects or features of the building. We look past housekeeping and personal items in the building and do not report on them unless they affect our ability to inspect or have affected the condition of the building. Due to liability concerns, we do not recommend that repairs be made by you. The Building Inspection Contract you have signed is a part of this report. Recommendations concerning safety issues, items that effect daily living in the building or items of immediate concern are in bold type. Additional recommendations are at the end of the list. Note: Left & right viewed facing the building from the street. Property (Includes Grading, Driveways, Sidewalks, Patios, Shrubs & Trees, Retaining Walls) 1. Shrubs contact the building on the front. This retains moisture & promotes insect activity. A minimum of 8 clearance should be provided between plants & the building. Building Exterior (Includes Porches, Decks, Doors, Windows, Siding & Trim) 1. Visible settling of the sidewalk on the rear of the garage is present. It appears this settling occurred shortly after the building was constructed. The stairwell to the rear deck was installed after this occurred & appears properly pitched. Monitor for future settling. Report: Sample Report 4

5 2. Some previous settling of the concrete slab under the whirlpool area tub is present. Monitor for future settling. 3. Stones on the front sidewalk have shifted out of place. The sidewalk has to be reinstalled to correct this condition. Report: Sample Report 5

6 4. Screens are not installed on most windows. Some screens are present in the attic. It was not determined if all screens for the building are present. 5. Exhaust discharge pipes for the central vacuum system are plugged with lint. The vacuum unit operates but proper operation with hoses was not determined. Screens or replacement covers should be installed over these openings to prevent insects from nesting. 6. The Thermo-spa hot tub was on at the time of the inspection. Its operation appeared normal. Water was warm & circulating. The cover has a visible repair on the top. See for information on proper care & maintenance. Basement Proper grading around foundations is important to reduce basement moisture & water entry. Grading around the foundation should pitch away from the foundation 3 /5 feet in all areas. All gutters should discharge as far as possible away from the foundation. Although water may not be visible in a basement, water wicks through concrete & enters a basement. Many basements require a dehumidifier to prevent moisture accumulation & reduce odor. Building Interior (Includes Floors, Walls, Ceilings, Doors, Windows & Trim) 1. The closet light in the center-2 nd floor bedroom closet was not functional. Check bulb. 2. Decorative grills were not installed in windows in the 2 nd floor right-rear bedroom. Some grills were present in the attic. 3. Window locks are loose in the 2 nd floor right-rear bedroom & 1 st floor left-rear rooms. Smoke & CO (Carbon Monoxide) Detectors 1. Sufficient smoke detectors are installed. 2. An alarm system is present in this building. Smoke detectors were not tested. Have All Smoke Detectors Operational Before Sleeping in the Building Report: Sample Report 6

7 Attic, Insulation & Building Ventilation Inside & Out Home Inspection, Winsted, CT Conditions in the right attic. Proper ventilation of attics & roofs is important in home construction. Inadequate ventilation results in the accumulation of condensed moisture. Indications of poor ventilation are peeling paint, mold growth, mold stains & wood deterioration. Vapor barriers should be installed when insulating to prevent moisture accumulation. The vapor barrier should be installed against the heated or cooled surface. Condensation can be a problem in modern homes where air tight construction is used. Poor roof & attic ventilation increase attic temperature in summer weather. This increases the temperature of the living area & also increases air conditioning requirements. Gable vents, gable vent fans, motorized or non-motorized roof vents & whole house fans increase ventilation. High attic temperatures also reduce roof life. Many newer homes have very large roof areas exposed to sunlight with only small ridge & soffit vents. Sometimes soffit vents are painted over, further reducing ventilation air flow. Hip roofs have a very small ridge vent. We recommend increasing attic ventilation where possible Chimneys & Fireplaces 1. Both chimneys & all fireplaces are in good condition. Heating & Cooling Systems (Items an Electrician, HVAC or Heating Contractor Would Repair) 1. The filter in the air handling unit in the attic is too small. It was difficult to remove. 2. The cover for the filter is missing from the air handling unit in the basement. Metallic tape is installed over the filter opening. A proper removable cover should be installed. Report: Sample Report 7

8 3. Pressure in the heating boiler was 5-7 psi on the boiler pressure gage. The elevation of the water coil is approximately 30 above the boiler. Pressure in the heating system should be psi to provide positive pressure at the coil in the attic. Positive pressure prevents air from entering the heating system. Air prevents circulation of water in the system. The automatic fill pressure regulator may be defective or improperly set. Have a Heating Contractor investigate further. * 4. The oil burner has a 2-pipe circulating system. These are normally used where the oil tank is located a great distance from the oil burner or the tank is located below the oil burner. It appears unnecessary for this installation. Water can accumulate in the bottom of the oil tank. Diesel fuel additive used at 50% of its recommended strength will dissipate water in heating oil. Plumbing System/Well & Waste System (Items a Plumber or Well Service Company Would Repair) 1. Water flow from the well averaged 6.0 GPM for 40 minutes during the 1 st part of the well flow test. Approximately 240 gallons was pumped from the well. The well went dry after 40 minutes. The well was allowed to rest for 75 minutes & flow was retested. Flow ceased after 14 minutes. Approximately 97 gallons was pumped from the well during the 2 nd ½ of the test. The approximate recovery rate of the well is calculated at: 97 gal/75 minutes=1.3 gpm. In view of the observed low flow rate of the well & the occupancy of this building, you should have the well inspected by a Well Service Company to determine if its yield can be improved. Larger storage systems are available to compensate for low yield wells. Information is available at: There are also other manufacturers of similar equipment. Information on improving well capacity is also at: * 2. A water conditioner is present in the building. It was not plugged in & not functional at the time of the inspection. The well water analysis will determine if this system is necessary. 3. A well filter is not installed. Sediment was visible in well water during the well flow test. Sediment can damage water valves, especially single handle water valves. We recommend installing a well filter. Bathrooms & Kitchen 1. The digital display for the lower oven is difficult to read. It was not determined if this is normal or if the display or illumination bulbs are defective. Obtain the manual for this oven from the owner. Report: Sample Report 8

9 2. The vent fan in the right 1 st floor ½ bathroom is noisy. It sounded like the noise is caused by vibration rather than defective motor bearings. The fan impeller may be dirty causing vibration. 3. The handle is loose on the bathtub water valve in the 2 nd floor front bedroom. 4. The whirlpool tub was not filled with water since well flow was tested. The pump operated & sounded normal. Electrical System (Items An Electrician Would Repair) 1. Double wiring is present on a circuit breaker in the electrical sub-panel in the attic. Each circuit breaker should have only 1 wire. Sufficient room is available to install an additional circuit breaker. * 2. GFI protection is not present or is not functional in electrical receptacles near the sink in the 2 nd floor laundry area & the 2 nd floor center-rear bathroom. There may be a defective GFI receptacle that protects these outlets that we could not find. * Safety cables are installed through coil garage door springs to prevent serious eye injury if a spring should fail. Many times your head is in close proximity to the springs when exiting a vehicle. Photocell auto-reverse protection automatically reverses door openers in the event a small child or pet passes under the door while closing. It should be checked periodically for proper operation. Attached garages require fire rated doors & walls between the garage & the building. We also recommend installing a heat or smoke alarm in attached garages that is audible from within the building. ( * ) HAVE THIS ITEM CORRECTED BY AN APPROPRIATE LICENSED OR QUALIFIED CONTRACTOR. Additional Recommendations 1. Have all smoke detectors operational before sleeping in building. 2. Have the well inspected by a Well Service Company to determine if its yield can be improved. 3. Correct electrical items. 4. Obtain a plot plan or property survey before the real estate closing. Inside & Out Home Inspection Richard Westervelt Connecticut License # 416 Report: Sample Report 9

10 Summary Weather at Start of Inspection: Cloudy, Rainy, 78 o F Recent Weather Extremes: Rain Soil: Damp Type of Structure: Single Family Year Built: 1997 (Known Date) Construction: Wood Frame Building Style: Colonial (Modern) (Building Appears Occupied) Safety Items Recommendations Sufficient Smoke or Heat Detectors Installed Installed Smoke Detector(s) Not Tested CO Detectors: Not Installed Inadequate GFI (Ground Fault Interrupter) Protection Some Installed GFI Protection Not Functional Minor Electrical System Deficiencies Present Poorly Lit / Unlit Areas Missing Handrails Trip or Fall Hazards Present Entry Doors With Non-Operable Locks No Visible Mold or Mold Damage Noted On Interior Eliminate Moisture Problems Causing Mold Condition Remediate Mold Conditions With Bleach Improve Grading/Drainage Around Building H ave Mold Evaluation Done by a Certified Mold Inspector Livability Loose Plumbing Fixtures Defective Plumbing Fixtures Appliances That Do Not Function Properly Appliances That Use Water Were Not Tested - Well Flow Was Tested Broken/Missing/Loose/Damaged Windows, Screens or Doors Windows Are Not Energy Efficient Excessive Infiltration Through Doors And Windows Doors That Do Not Close, Lock or Function Normally No Water in Basement On Day Of Inspection Basement Dampness & Odor: Normal Odor Low Water Flow Discolored Water Undetermined Hot Water Supply Operation of Heating System: Satisfactory Operation of Cooling System: Not Determined Heating Outlets Missing in Rooms Interior or Portions of Interior Appear Recently Painted Prior to The Property Sale Exterior Recently Painted or Re-Sided Report: Sample Report 10

11 Roof is in Very Good Condition Building Has Been Very Well Maintained Improvements/Renovations to the Building Have a Do-It-Yourself Appearance. Building Recently Purchased And is Being Re-Sold Structural Condition Building In Good Condition For Age Wood Destroying Insects (WDI): No Visible Indication of Presence Inspection Limited Evidence of Previous Wood Destroying Insect Treatment No Structural Deterioration Noted Recommendations Have Licensed Pest Company Inspect Treat For Infestation Have Carpenter Assess Damage & Repair Environmental Assessment Items observed that might be harmful to your health or the environment. Also items requiring paying a fee to dispose of or remedy them. Nothing Noted Note: If the building was built before 1978 it is likely that lead paint is present on the building. Lead is a hazard if it is ingested (eaten) or inhaled (breathed in). If paint is peeling, you should take the proper precautions. Have an appropriate contractor correct items noted or further investigate remediation or correction. Recommendation: We Were Unable to Inspect Portions of the Building or Property Due to: Nothing Noted Plants Growing Against Building Debris Piled Against Building Excessive Amount of Stored Items or Furniture Snow or Ice Cover Locked or Un-operable Doors Fully Finished Basement Insulated Basement Ceiling Unable to Reach or Access Areas Flooring Not Installed In Attic Missing Light Bulbs/Unlit Areas Parked Cars Outside Temperature Too Low Utilities Off Building Winterized Areas Effected Property Exterior of Building Foundation - Interior Walls Floor Support Structure Roof Roof Understructure Basement Living Area Chimney(s) Flue(s) Attic Garage Utilities Water Service Waste System Electrical Service Heating System Wood Destroying Insect Inspection Conducted Only a Partial Inspection Note: Basements or lower level living areas covered with insulation, sheetrock or ceilings prevent a complete inspection of the sill beam & floor joists for wood destroying insect damage or infestation. Damage or an infestation may be present that cannot be detected at the time of the inspection. Report: Sample Report 11

12 BUILDING CONSTRUCTION This portion of the report contains information on the building construction. If deficiencies are present, these are listed in the Detail List. BUILDING EXTERIOR ROOF Building Roof Style: Gambrel And Flat Material Asphalt Architectural Layers Noted: 1 Estimated Stage of Life: Early Mid-life (Based on Visual Appearance) Roof Flashing Material Copper Aluminum Roof Penetrations Chimney(s) Plumbing Vent Pipes Antenna Wires Gutters & Leader Pipes Material Aluminum A common reason for water & moisture problems in basements is poor grading around the foundation & discharge of gutter water next to the foundation. A guideline is to pitch grading away from the foundation 3 in 5 feet. Gutter discharge should be directed as far as possible away from the foundation. No holes or low areas should be near the foundation. Even if a basement has no visible water entering it, a damp, musty basement can be improved by providing proper grading & drainage around the foundation. Building Walls Walls Straight/Level Siding Material Wood Shingles Building Trim Material Wood - Painted Basement Construction Siding & Trim Lowest Level Portion of Building: Entire Access: Interior Stairs And Direct Walkout Report: Sample Report 12

13 Walls Construction Concrete Inside & Out Home Inspection, Winsted, CT Conditions Observed Walls Appear in Satisfactory Condition Cracks - None Observed - May be Covered Cracks occur in concrete basement walls. These are caused by concrete shrinkage, settling of the foundation or soil pressure against the foundation. It is not practical to structurally repair these cracks unless displacement of foundation walls occurs. Cracks become a permanent part of the foundation. If water leakage occurs through cracks, the first step is to correct grading on the exterior. If leaks persist, cracks can be sealed. This can be done with a good quality caulking, however, these repairs are not always successful. Basement Systems Inc. and other companies offer repair services & usually guarantee results. Basement Floor Construction Concrete Columns Metal Floor Support 2 x 12 Wood Rafters Main Beam(s): Metal & Wood Property Grading Conditions Observed Basement Interior Basement Drainage & Water Entry Conditions Observed Grading Toward Building At: Front Correct grading to a pitch of 3 /5 feet away from the foundation. Fill in low areas to correct grading. Correct gutter discharge locations. Floor Drains Sump Pump None Observed None Present Water in Basement (Other than Plumbing leaks) Conditions Observed No Water In Basement on the Day of The Inspection Basements can be completely dry on the day of the inspection with no visible indications of water entry. Stored items & finished basement walls prevent a complete inspection & can conceal foundation defects. The basement should be monitored for water entry after you occupy the building and any water entry problems addressed at that time. No guarantee is provided that the basement has not had in the past or will not have water entry problems in the future. Dampness Dehumidifier Present And Running Basement May Have A Damp/Musty Odor in Summer Months Due to Poor Grading - Operate A Dehumidifier Basements can be damp without visible water penetration. Proper grading on the exterior & correctly installed & maintained gutter systems are important to direct as much water as possible away from the foundation to reduce basement moisture. Basements that have been dry for years may develop water problems. Conditions in the basement should be monitored over time after you purchase the building. Report: Sample Report 13

14 Floors Level Attic Attic Above Living Area Stair And Hatchway Entry Attic Fully Floored in Left Attic Attic Floor Joists 2 x Unable to Inspect Roof Rafters - 2 x 10 Unable to Inspect Plywood Roof Sheathing Location: Basement & 2 on 1 st Floor Construction Brick Fireplaces Masonry Fireboxes Flue Dampers Operate Normally Masonry Chimney Chimney #1 Location: Left Number of Flues: 2 Construction Brick w/mortar Flue(s) Inspected - Boiler And Fireplace Flue Liner(s) Present Cleanout Door(s) Present Spark Arrester/Rain Cap(s) Installed (2) Visible Portions of Chimney in Good Condition Chimney #2 Location: Center-Rear Number of Flues: 1 Construction Brick w/mortar Flue(s) Inspected - Fireplace Flue Liner(s) Present Cleanout Door(s) Present Spark Arrester/Rain Cap(s) Installed (1) Visible Portions of Chimney in Good Condition Inside & Out Home Inspection, Winsted, CT BUILDING INTERIOR FIREPLACES CHIMNEYS HEATING/COOLING & WATER HEATING SYSTEMS Fuels/Energy Used For Heating Oil Oil Fill Location: Left Exterior Tank Location: Basement Leaks: No Evidence of Fuel Leaks Report: Sample Report 14

15 Filter Installed Valves Installed At Tank And Burner Two-Pipe Piping System From Oil Tank Inside & Out Home Inspection, Winsted, CT All oil fuel storage tanks should pitch toward the outlet fitting. Otherwise, water will accumulate in the bottom of the tank causing it to rust through. Older tanks have the outlet fitting on the side rather than the bottom of the tank. This prevents water in the bottom of the tank from dissipating & will eventually rust through the bottom of the tank. Adding diesel fuel additive at 50 % of its recommended strength before oil fills will help dissipate water & delay deterioration of the tank. How Your Oil Burner Works: Information on Oil Heating Systems is Available at: Efficiency of Home Heating Appliances HEATING & COOLING SYSTEM Masonry or Metal Fireplace % Wood Stoves 40-60% Gas Fireplace Inserts 30 70% Gas Room Heaters 70-85% Gas Boilers & Furnaces Installed After % Newer Gas Furnaces With Variable Gas Input & Variable Speed Blowers 80 86% Modern High Efficiency Condensing Gas Furnace 90 97% Older Oil Boilers & Furnaces 65 75% Modern Oil Boilers & Furnaces with Standard Oil Burner 80 86% Annual Fuel Utilization Efficiency (AFUE) All heating appliances now have this rating. This is a measurement of the actual amount of energy that is used to heat a building. Heat is lost through inefficient combustion, unused heat sent up the chimney & losses from piping & the appliance if it is not located in the living area. If an appliance has a AFUE of 85%, 15% of the energy purchased & used does not heat the building. Underlined items indicate that type of appliance is installed in the building. Heating/Cooling Controls Conditions Observed Thermostats: 5 Zone(s) Satisfactory Operation Note: Secondary thermostats will operate in either Heating or Cooling modes only when master thermostats (heating & Cooling selector switch present) are in the selected mode. The thermostat in the basement is a Master Thermostat. It was not determined if this thermostat operates independently from the 1 st floor thermostats. There are only 2 air handling units in the building indicating that the 1 st floor thermostat overrides the basement thermostat. Safety Controls Emergency Shutoff at Doorway Operation of an Oil or Gas Heating Boiler When the thermostat is turned up, it sends a signal to the oil burner or gas valve starting the burner. The nozzle of the oil burner atomizes the oil into a fine spray, mixes it with air and ignites it with a high voltage spark. Gas burners are called atmospheric. Gas & air flow simultaneously into tubes with holes drilled in them. These tubes are the burner. The flow of gas draws air into the tube without a blower. Older gas furnaces have pilot lights that burn continuously to ignite the flame. Newer gas furnaces have pilotless, electronic high voltage ignition. The circulating pump starts when the burner starts & circulates water in the heating system as the burner heats up the water. If the boiler water temperature reaches the setting of the high temperature control, the burner shuts off but the circulating pump continues to operate until the building reaches the temperature of the thermostat setting. The burner may cycle on & off during this time. When the building is warm, the burner & circulating pump shut off. Buildings may have more than 1 heating zone. This allows heating of just the portion(s) of the building that are being used. Report: Sample Report 15

16 Hydro-Air Systems This building has central air conditioning with forced hot air heat. Heating is accomplished with hot water heating coils installed in ducts. The heating boiler in the basement heats water that is circulated through these coils. When a thermostat is turned up for heat, the boiler starts heating water in the water side of the heating system. When the water temperature reaches a predetermined temperature, the blowers in the air handling units start. This pre-heating eliminates the circulation of cold air when the heating system has not been used for an extended period of time. Zone dampers in ducts allow heating of separate zones on the 1 st & 2 nd floors. Master thermostats must be in the heating or cooling positions for secondary thermostats in other zones to provide control in either temperature range. Boiler Equipment Installed Brand: Weil McLain Fuel: Oil Age: Midlife Estimated Age: 12 yrs. Combustion Air From: Interior Location: Basement Modern Boiler - Higher Efficiency Cast Iron Boiler Construction Hot Water/Hydro Air Heat The life expectancy of steel boilers is up to 25 years. Cast iron boilers can last up to 50 years & even longer. No guarantee is provided for the remaining life expectancy of your boiler. Note: 1 PSI of pressure in hot water heating systems is needed for every 2-1/2 feet of elevation in the system to provide heat to the highest floor in the building. Note: Some boilers are maintained at an elevated temperature at all times. This is always the case when a tankless heater is used to provide hot water. Small leaks can exist that are not visible at the time of the inspection since water evaporates as fast as it leaks from the heat of the boiler. Usually rust or mineral deposits are visible around the leak. If a leaking boiler is shut off & cools down, water may become visible around the leak. Sometimes boilers & furnaces are installed in confined areas. Louvered doors and/or vents are required with these installations. This allows air for proper oil or gas combustion to enter the room of clearance around heating units should be provided for maintenance. The boiler appears properly maintained. Report: Sample Report 16

17 Life Expectancy The remaining life expectancy of older boilers & furnaces cannot be determined. Deterioration of components & rust or corrosion are not always visible from the exterior. Small water leaks on hot boilers may exist where water evaporates as fast as leakage occurs. These may not be visible at the time of the inspection. These leaks can worsen with time. Although equipment is properly maintained, failure can occur at any time. Heat Distribution From Boiler Hot Water/Forced Hot Air - Ducts Hot Water Coils in Air handling Units Conditions Observed Heating System Tested - Satisfactory Operation Heat Distribution Found In All Expected Rooms Oil fired boilers require regular maintenance. This should be done annually if the boiler is used only during winter months. If operation is year round such as a boiler with a tankless coil, an indirect water heater or an oil fired hot water heater, service should be done twice a year to insure uninterrupted operation. Filters & nozzles can plug causing the boiler not to operate. Boiler flues should be cleaned annually as part of routine boiler maintenance. This maintains boiler efficiency. Many times this is not done if not specifically requested. Cooling Systems (2 Systems Present) Equipment Installed Brand: Lennox Central Air Conditioning Heat/Cooling System Combined Age - Midlife Outside Temp. 78 o F Conditions Observed Operates Normally Tested - Building Cooled Moderately Note: Failure of the air conditioning system or components of it can occur at any time during or after the inspection. Heat Pump/Air Conditioning System Maintenance That Can be Done By The Owner: Check the System Filter Every 2 Months & Change as Necessary. Keep the Exterior Condensing Unit Level. Keep Coils on The Exterior Condensing Unit Clean. Do Not Allow Animals to Urinate on the Condensing Unit. Cover The Exterior Condensing Unit in Winter Months to Keep Leaves & Debris Out. Trim bushes to Provide at Least 12 of Clearance Around The Exterior Condensing Unit. Maintain Black Insulation on Refrigeration Lines. Available at Home Depot or Lowe s. Equipment Installed WATER HEATER Indirect (Tank Heated From Boiler Requires Year Round Boiler Operation) Brand: Phase III Apparent Age: Older Tank Size: 75 Gal. Location: Basement Safety Valve And Extension Installed Tank Type Water Heater Maintenance - Sediment should be drained from the bottom of the tank at least annually. This can be done with a short piece of garden hose & a bucket. The anode rod in the top of the tank should be checked every 5 years & changed if necessary. Life Expectancy The remaining life expectancy of midlife & older water heaters cannot be determined. Deterioration of components & rust or corrosion are not always visible from the exterior. Water leaks may exist that are small enough that water evaporates as fast as leakage occurs. These leaks can worsen with time. Failure can occur at any time. Hot Water Supply Hot Water Supply Not Tested Well Tested - Hot Water Supply Not Tested Hot Water Not Received at Expected Faucets. Report: Sample Report 17

18 There is a variety of indirect water heating systems on the market. They usually have a storage tank with a coil inside the tank. Sometimes a coil in the boiler is used instead of a coil inside the tank. This system acts like another heating zone with the thermostat control inside the storage tank. Water temperature is adjusted at the thermostat controller on the tank. These systems usually provide a good quantity of hot water. Year round operation of the boiler is necessary with this type of system. We recommend servicing the heating boiler twice annually to provide uninterrupted operation of the heating boiler. PLUMBING SYSTEM Water Service Private Well Location of Service Entry to Building: Left Basement Main Shut-off Located at: Well Tank Well Equipment Well Location Left Yard Under Plastic Rock Bladder Tank Submersible Pump Well Equipment Appears Properly Maintained Well Equipment Appears Newer - In Good Condition Well Flow Determined in Well Flow Test : 1.3 GPM ( See Separate Report) Homes with ground water wells should have the well water tested of the presence of bacteria before the property transfer. Testing for the presence of dissolved minerals & metals determines the drinkability of the water & the possible need for a water treatment system. You should know where the well is located in case it has to be accessed in winter weather to make a repair. Water Conditioner Present But Not in Service Water treatment systems are usually installed to reduce hardness from calcium & magnesium, reduce iron or adjust the ph (acidity or alkalinity). Water with high iron content usually has high turbidity & color values. You should find out who installed & services the equipment & determine if the system is operating properly. Recommendation: Have a Well Service Company inspect the well. Install a well filter. Determine location of well before real estate closing. Note: Failure of the well pump or any associated well equipment can occur at any time during or after the inspection. Information on Ground Water Wells Can be Found at: Interior Piping Service Pipe Material: Plastic Water Distribution Piping Material In Building: Copper Galvanized Brass Plastic Ground Connection on Interior Piping Not Observed Functional Flow With Multiple Fixtures on: Not Tested Waste Piping Plastic Pipe Cleanout Fittings Present Waste Vent Piping Plastic Pipe Vent Pipe Extends Through Roof Waste Discharge Rear of Building Satisfactory Installation Report: Sample Report 18

19 Private Septic As Stated By: Buyer Inside & Out Home Inspection, Winsted, CT Have a Qualified Septic Inspector inspect the septic system. Septic System replacement can cost up to $20,000 Information may be available from your local Building Department or Health District above the age & location of the septic system. Kitchen Appliances Garbage Disposer (Not Recommended With Septic Systems) Conditions Observed Motor Sounds Normal Food Grinding Function Not Determined Dishwasher Brand: KitchenAid Conditions Observed Refrigerator Icemaker Present Age: Midlife Age: Midlife Brand: Sub-Zero Not Tested Items Cold - Appears to Operate Normally Stove Cooktop Electric - Brand: Dacor Separate Ovens Electric Brand: Thermadore Cooktop Age: Midlife All Burners Function Ovens Age: Midlife Oven And Broiler Function Normally Separate Cooktop And Oven Convection Oven Solid Surface Burners Ventilation For Stove Part of Cooktop Interior Fan Discharge Filter Present Microwave Oven Age: Midlife Tested By Heating a Container of Water Brand: Panasonic Operates Normally Appears to Operate Normally Other Kitchen or Plumbing Appliances Sold With Building GE Refrigerator in Basement GE Microwave in Basement Items Cold -Appears to Operate Normally. Icemaker Not in use. Not Tested Life Expectancy The proper function of all cycles of kitchen appliances was not determined. Operation through only 1 cycle was tested. Other cycles may not function properly. The remaining life expectancy of kitchen appliances cannot be determined. Appliances operating normally on the day of the inspection can fail at any time. LAUNDRY APPLIANCES Washer Brand: Maytag Conditions Observed Age: Midlife Not Tested Report: Sample Report 19

20 Dryer Brand: Maytag Inside & Out Home Inspection, Winsted, CT Electric Age: Midlife Appears to Operate Normally-Warm Air Felt Life Expectancy The proper function of all cycles of laundry appliances was not determined. Operation through only 1 cycle was tested. Other cycles may not function properly. The remaining life expectancy of laundry appliances cannot be determined. Appliances operating normally on the day of the inspection can fail at any time. Dryer vent pipes should be made as short as possible and made from rigid pipe. Unnecessarily long vents or ones made entirely from flexible hose reduce dryer performance and prematurely plug with lint. Flexible hose provides higher resistance to air flow which extends drying times and causes lint to collect in the hose. Vent hoses should be cleaned every year to reduce fire hazards. ELECTRICAL SERVICE & SYSTEM Service Wire to Main Circuit Protection Device Unable to Inspect Electrical Service Wire Size: 200 Amps. Grounding Outdoor Ground Rod Main Circuit Protection Location: Main Panel Box Rating : 200 Amps. Circuit Protection: Circuit Breaker Main Circuit Panel Location: Basement Rating: 200 Amps. Voltage: 120/240 volts Circuit Protection: Circuit Breakers Sub-Panel(s) Electrical Supply Rated at 200 Amps. Based on Above Installed Components None Location: Attic Main Circuit Breaker: 60 Amps. Circuit Protection In Sub-Panel Circuit Breakers Ground Fault Interrupters (GFI) GFI Circuit Breakers in Panel GFI receptacles should be located in all areas where you are able to operate an electrical appliance or device and can contact plumbing piping or be in direct contact with the ground (Earth). They can be installed in individual outlets or a special circuit breaker can be installed in the electrical panel. One GFI protector can be wired to control more than one outlet. In older buildings with ungrounded wiring, GFI receptacles still provide protection from electrical shock. Buildings Built or Renovations Made After These Dates Require GFI Protection in These Areas: 1972 Protection in All Exterior Outlets 1975 Protection in Bathroom Outlets 1978 Protection in Garages 1987 Protection Within 6 of The Kitchen Sink 1996 All Kitchen Countertop Outlets Tested With a Plug in Tester Report: Sample Report 20

21 Wiring In Building NM (Romex) Cable(Plastic, Cloth) Attic Insulation on: Floor Fiberglass Batts 6+ Insulation Thickness (Estimated) Inside & Out Home Inspection, Winsted, CT GFI Protection Missing From Some Locations Some GFI Protection Does Not Operate INSULATION Conditions Observed Adequate Insulation Installed Vapor Barrier Presence Not Determined Walls Basement Unable to Inspect Insulation Presence Not Determined Pipes & Ducts Insulation Installed On: Ducts Pipes Type of Insulation Observed Fiberglass None A building should be well insulated for energy efficiency. Air infiltration through window & door frames and foundations should be eliminated. Many older buildings have not been insulated. The largest heat loss from a building is through the attic. The presence of insulation in walls usually cannot be determined once a building is constructed. If your building does need more insulation, an insulation contractor should be contacted to determine the feasibility of and the best type of insulation to install. LOWEST LEVEL Includes, Slabs, Basements & Crawlspaces INSPECTION METHODS Inspected By: Walking Throughout Inspection Of Basement & Sill Beam Limited By: Finished Basement (Walls Covered) Not Able to Completely Inspect ATTIC Attic Above Living Area Stair And Hatchway Entry Entered for Full Inspection in Left Attic & Looked Through Opening on Right Attic ROOF Inspected From Ground ELECTRICAL SERVICE & SYSTEM All visible wiring is inspected. Outlets are checked for proper installation & wiring. GFI receptacles are tested for proper operation. Appliances sold with the building & any permanently installed appliances are tested for proper operation. Report: Sample Report 21

22 The main circuit panel is opened, if possible for inspection. Proper connections, adequate circuit breakers or fuses, proper wire sizing, good wiring practice & proper grounding are checked. Report: Sample Report 22