47 Fairway Lane Holmdel, NJ 07733

Transcription

1 47 Fairway Lane Holmdel, NJ Report prepared for: Mr. & Mrs. Steven & Isabella Edelbrock 14 Alpha Avenue Fords, NJ Report prepared by: Jason P. Mitchell New Jersey Home Inspector License Nbr: 24GI Front Porch Solutions, LLC dba HomeSpect 1162 St. Georges Avenue, #283 Avenel, NJ Certified ASHI (American Society of Home Inspectors) Inspector Nbr: Vice President - Garden State Chapter of ASHI

2 HomeSpect Front Porch Solutions, LLC 1162 St. Georges Avenue, #283 Avenel, NJ (732) File #: /11/ Fairway Lane, Holmdel, NJ Report Index REPORT SUMMARY 3 GENERAL INFORMATION 9 GROUNDS 12 EXTERIOR 14 ROOFING 18 GARAGE 22 KITCHEN AND APPLIANCES 24 INTERIOR 26 BATHROOMS 27 ATTIC 28 BASEMENT/STRUCTURE 30 ELECTRICAL 31 PLUMBING 33 HEATING AND COOLING 2

3 HomeSpect Front Porch Solutions, LLC 1162 St. Georges Avenue, #283 Avenel, NJ (732) May 11, 2012 Mr. & Mrs. Steven & Isabella Edelbrock 14 Alpha Avenue Fords, NJ Re: 47 Fairway Lane, Holmdel, NJ A visual inspection of the above referenced property was conducted on 5/11/2012. This inspection report reflects the visual conditions of the property at the time of the inspection only. Hidden or concealed defects cannot be included in this report. No warranty is either expressed or implied. This report is not an insurance policy, nor a warranty service. See the pre-inspection agreement which defines the scope of the inspection. Digital photos, of various deficiencies, have been included in the report where possible. An earnest effort was made to discover all visible defects, however, in the event of an oversight; maximum liability must be limited to actual damages incurred. The following is an opinion report, expressed as a result of the inspection. REPORT SUMMARY This is a custom built home that has received several updates and a good deal of general maintenance through the years. However, we feel the following items should be addressed prior to closing. WALKWAYS: Settlement noted to the pavers at the front and rear walkways. Settled pavers should be reset, where possible, to help reduce the potential trip hazards. In some areas, tree roots will need to be cut back, in order to reset the pavers. Rot noted to the landscape ties that border some areas of the walkways and landscaping. Rotted landscape ties should be replaced to help reduce the potential for wood destroying insect activity. HOT TUB: Hot tub and related systems are NOT evaluated as part of this inspection. It should be determined if all necessary permits and permit approvals have been obtained for installation of the hot tub. The tub is NOT filled with water and may not be functional. Have the hot tub evaluated by a qualified pool/spa contractor and any necessary repairs completed as needed. The ground fault reset, for the power supply to the hot tub, buzzes when the "test" button is pushed. The ground fault circuit interrupter may be worn and may NOT provide adequate protection against electrical shock and electrocution. Have further evaluated by a licensed electrician and any necessary repairs completed as needed for safety. LAWN SPRINKLER SYSTEM: Lawn irrigation system installed. System is NOT part of inspection. Recommend confirming operation with the owner and making sure the system was properly winterized prior to the colder months. ADDITION: An addition has been constructed on the rear of the home. This addition appears to have been constructed within the last years. A home inspection is NOT a municipal building code inspection. It should be determined if all necessary permits and permit approvals have been obtained for construction of the addition. EXTERIOR TRIM: Rot noted to some areas of the trim boards (around some of the windows and simulated stucco panels). Rotted sections of wood should be replaced to help reduce the potential for moisture damage to the sheathing and to reduce the potential for wood destroying insect activity. Carpenter bee damage noted to the trim at the roof rakes (majority is located near the chimney). See the report by the wood destroying 3

4 insect inspector for need for treatment. Damaged trim should be repaired and repainted to help reduce the potential for further insect activity. EXTERIOR ELECTRICAL: There was NO power at the receptacle located to the left of the front entrance (there was NO power to the receptacle when the exterior switch was in either position). Inquire with the owner to determine if there may be an interior switch that may control power to this receptacle. It is advised to provide ground fault protection to all exterior receptacles to help reduce the potential for electrical shock. ROOF: Active roof leaks visible below the valley between the garage and the house (stains located below this area - as visible from the attic tested damp with a moisture meter). The framing, in the left rear corner of the garage (below this area), is also damp. Cracked shingles located in the valley. Stains are also visible under the valley at the front right corner of the roof (roofing located between the garage and the house). Although these stains tested dry with a moisture meter, leaks may be active during certain weather conditions such as wind driven rain and snow accumulation. Both areas should be repaired by a qualified roofing contractor. Cracked and damaged laminated shingles visible in various locations of the roof surfaces. The top layer of roofing shingles was likely installed when the rear addition was added (17+ years old). Entire roof replacement will likely be required within the next few years. As two layers of shingles are present, both layers will require removal before new roofing can be installed. SKYLIGHTS: Stains noted around the skylights in the kitchen. Although no active moisture was present, leaks may be active during certain weather conditions such as wind driven rain and snow accumulation. Have further evaluated by a qualified roofing contractor and all necessary repairs completed as needed to help reduce the potential for further leakage. It is advised that all flashings be replaced when the roofing is replaced as needed. The electronic openers, on the skylights in the kitchen, were NOT tested as part of the inspection. Have the owner demonstrate operation of these skylights PRIOR to closing. CHIMNEY: Recommend that a proper rain cap be installed to prevent moisture, animals, limbs or leaves from entering the chimney area. Wear and deterioration of the concrete crown at the chimney termination (common condition for age of chimney). Have repaired, by a qualified mason or chimney contractor, to help direct water away from the flue. A "curf" has been cut into the side of the chimney (likely done for installation of the original chimney flashing). The current chimney flashing has not been extended up to the original curf. This can result in leakage from moisture absorption through the brick. Chimney should be further evaluated and inspected by a qualified chimney contractor PRIOR to closing. Interior of the chimney is not visible for inspection. Potential for damage which may not be visible to the inspector. See the Fireplace and Heating sections of the report for further information. GARAGE: Rot and termite damage noted to the sill plate at the rear left corner of the garage (there is an opening in the drywall located in this area). The exposed framing was also damp due to roof leakage (see comments in the Roofing section above). Staining and fungal growth noted on the ceiling above this area. On-going moisture intrusion is conducive for termite activity and damage. It is advised to have a qualified carpenter further evaluate the framing in this area, PRIOR to closing, to provide an estimate for replacement. This will require that the drywall be opened up to expose the extent of the framing damage. This should be done PRIOR to closing. Active moisture also noted on the base of the drywall and the top of the foundation wall (on the left side of the garage). There are NO missing shingles visible in this area. Water may be leaking in behind the gutter and running down the interior of the wall. Have further evaluated by a qualified contractor and all necessary repairs completed to reduce the potential for further leakage. Potential for mold growth to exist inside the wall cavity. If any growth is located, it should be professionally remediated for health safety. Damaged section of ceiling drywall should be replaced. Two pull down staircases are installed in the garage ceiling. These staircases are NOT fire rated and there is exposed wood framing located in the wall that separates the garage attic from the living space. It is advised to replace the staircases with fire-rated units or to install fire rated drywall on this wall to help improve fire safety (to reduce the rate of flame/smoke spread) in the event of a fire. Excessive stored items throughout the garage (especially around the perimeter of the garage). Potential for damage that may not be visible to the inspector. Stored items should be moved away from the walls to allow further inspection for damage PRIOR to closing. The masonry block, under the sill plate (between the garage doors), is damaged. Have repaired by a qualified mason contractor. GARAGE DOOR: The left door (facing the doors from the interior of the garage ) does not respond to the 4

5 opener controls (neither the interior or exterior controls). The inspector was unable to get this door to close (door was open at the start of the inspection). Have further evaluated by a qualified door contractor and all necessary repairs completed as needed. The infrared reversing beam, on this door, could NOT be tested. The reversing mechanism should be tested once the door is repaired. KITCHEN ELECTRICAL: Live wires are exposed at the connection of the transformers for the under-cabinet lighting (located in the left corner of the kitchen above the countertop). This can present a shock hazard. These wires should be secured inside a capped junction box to improve safety. The receptacle, located next to these wires, is loose and should be secured to reduce potential shock hazards. TRASH COMPACTOR: The trash compactor is NOT plugged in and was NOT tested. Unit should be tested PRIOR to closing. HALL BATHROOM: Multiple leaks noted in the plastic tubing located behind the tub access panels. Have repaired by a licensed plumber. The ground fault receptacle, located on the wall opposite the sinks, does NOT trip when tested. This presents a potential shock hazard. This receptacle should be replaced by a licensed electrician for safety. MASTER BATHROOM: Water leaks out from under the shower door when the shower is in use (there is a wide gap between the door and the track). Door should be adjusted, if possible, or weather stripping installed to help reduce leakage. The inspector was NOT able to remove the large curved cover to expose the pump/motor and piping under the tub (cover is set into mirrored glass panels). As leaks were present at the tub in the main bathroom, leaks also may be present under this tub. It is advised to have a licensed plumber remove the cover and check the system for leaks PRIOR to closing. BASEMENT BATHROOM: An intermittent sewer gas odor was noted near the ejector pit (the bath fixtures drain into an ejector pit located in the closet behind this bathroom). Have further evaluated by a licensed plumber to ensure the pit is adequately vented. FIREPLACE: Minor cracks noted in the mortar between some of the firebrick. Soot staining visible in the flue above the firebox. Majority of the chimney flue is NOT visible for inspection. There is NO rain cap installed at the top of the chimney flue. Potential for birds, animal and debris to enter the chimney. It is advised to have a qualified chimney contractor conduct a "Level 2" type chimney inspection PRIOR to closing. Potential for damage that is NOT visible to the inspector. The plywood form board has been left in place under the hearth (visible from the basement). There should be no direct contact between the fireplace components and combustible material. It is advised to have this form board removed by a qualified fireplace contractor. A gas line has been run up through the cleanout into the firebox. This gas line prevents the cover from being installed on the cleanout opening. If the fireplace will be used as a wood burning unit, the gas line should be removed and the cover re-installed to improve safety. ATTIC MOISTURE OBSERVATIONS: Staining and fungal growth (likely contains mold of some type) located on the sheathing along the front left area of the attic. As the insulation, below this area, is dry staining and fungal growth is likely the result of ice damning. It is advised to have an "ice and water shield" membrane installed along the front and rear of the eves prior to installing new roofing shingles. Some fungal growth also noted on the rafters in the left upper attic area. The inspector does NOT perform mold testing. Consult a qualified environmental contractor for further evaluation as desired PRIOR to closing. Ventilation is marginal. It is advised to install ridge and soffit vents when the roofing is replaced. Active stains visible above the garage. See comments in the Garage section of the report. FINISHED BASEMENT: Basement has been finished. Not inspected for code compliance. A home inspection is NOT a municipal building code inspection. Permits should be obtained for all work performed PRIOR to closing. Permits are typically required for most structural, electrical and plumbing work performed. Discuss with township building department. ELECTRICAL WIRING: Some of the junction boxes, located in the basement, are missing covers. Covers should be installed on all junction boxes to help reduce shock and fire hazards. 5

6 WELL WATER: SPECIFIC WATER TESTING IS REQUIRED BY THE STATE OF NEW JERSEY prior to the sale of a home. Termite treatment drill holes visible around the perimeter of the garage. Typically, a liquid type termiticide treatment should NOT be conducted on a home with a well used for potable water due to the potential for well water contamination. It is HIGHLY recommended to have the well water tested by a qualified lab PRIOR to closing. A musty type odor was noted at some of the plumbing fixtures throughout the house. The inspector can not determine if this odor is originating from the running water or the drain piping. Have further evaluated by a licensed plumber as needed. Water operated for approximately 60 minutes during the inspection. Quantity of water appeared adequate during the inspection. No evaluation as to quantity of water or condition of pump is made by this company. The well pump is submerged in the well and is NOT visible for inspection. WASTE DISPOSAL SYSTEM: Private system. Actual type unknown at this time. Have the system evaluated by a qualified septic inspector PRIOR to closing. Note: This company assumes no responsibility for septic failure nor does it attempt to evaluate septic systems. HEATING FUEL: Gas company. The gas meter and service piping is NOT as old as the home (gas meter and piping appear to have been installed within the last years). Due to the age and location of the home (rural area), there is the potential that it may have been heated with oil at some point in time. The inspector makes NO deliberate attempt to locate potential underground fuel storage tanks. Due to the environmental concerns associated with underground fuel storage tanks, HIGHLY recommend having a qualified environmental contractor conduct an underground tank search PRIOR to closing. COMBUSTION AIR AND VENTING (BASEMENT FURNACE): PVC exhaust and combustion intake air piping. There is a small hole that has been drilled in the PVC vent pipe. This hole should be sealed by a qualified HVAC contractor to help reduce the potential for flue gas leakage. ATTIC FURNACE: Although the furnace responds to the thermostat control, there is a small crack in the plastic induced draft fan housing. This can allow flue gases, including carbon monoxide to escape, from the exhaust system. Have further evaluated by a qualified HVAC contractor and the fan housing replaced as needed to improve safety of operation. Recommend annual service contract for the furnace through the utility company or qualified heating contractor. SUPPLEMENTAL ELECTRIC HEAT: The circuit breaker for the electric wall and baseboard heating units, located in the basement, is tripped. These units did not have power and could not be tested. Have these heating units and related circuit evaluated by a licensed electrician and all necessary repairs completed for proper and safe operation. COOLING SYSTEM (BASEMENT AND FIRST FLOOR SYSTEM): Not tested due to low ambient temperature (below 60 degrees F.) If the temperature on the exterior of the home is 60 degrees or less the ac unit can not be tested. It is recommended that the owner provide a warranty for the system. If not, recommend maintaining a warranty on the unit with the utility company or heating/ac company. Staining noted on the plenum above the furnace (below the refrigerant lines). the refrigerant lines should be better insulated to help reduce the formation of condensation. The system is approximately 17 years old. Repair or replacement should be planned in the near future. COOLING SYSTEM (SECOND FLOOR SYSTEM): Not tested due to low ambient temperature (below 60 degrees F.) If the temperature on the exterior of the home is 60 degrees or less the ac unit can not be tested. It is recommended that the owner provide a warranty for the system. If a warranty is not provided, recommend maintaining a warranty with the utility company or heating/air conditioning company. The condensate drain line terminates in one of the plumbing vent stacks. This is a serious health safety concern as methane gas can back up through the line and into the airflow through the coil. Have a qualified HVAC contractor re-route the drain and seal the hole in the vent stack to improve safety. The evaporator coil should be cleaned to remove any contamination. There is NO secondary drain pan located under the attic furnace. If the primary drain clogs, water will back up onto the attic floor. It is advised to have a qualified HVAC contractor install a secondary drain pan to help reduce the potential for moisture damage. The system is approximately 17 years old. Repair or replacement should be planned in the near future. 6

7 Some of these items may require further evaluation and repair by licensed or skilled trades people. Recommend obtaining written documentation for all repairs or evaluations as requested. Other items are also noted in the following report and should receive eventual attention. It is recommended that they be discussed between you and your attorney. The majority are the result of normal wear and tear. Although a summary is provided, it is the responsibility of those obtaining the report to read its entire contents. For insurance and safety concerns, it is recommended that the township be contacted to determine whether permits were obtained for any major repairs or modifications to the home. This includes, but is not limited to, structural, electrical and plumbing work. Thank you for selecting HomeSpect to perform your home inspection. If you have any questions regarding the inspection report or the home, please feel free to contact us at the number above. Sincerely, Jason P. Mitchell New Jersey Home Inspection License Nbr: 24GI

8 GENERAL INFORMATION Inspection Information Inspection date: 5/11/2012. Inspection start time: 08:45 AM. Inspection end time: 12:50 PM. Utility status: All on. House occupied: Yes. Weather: Clear. Soil condition: Damp. Rain a few days prior to the inspection. Outside temperature: 50 Degrees. House faces approximately: WEST. The front of the home receives a good deal of sun exposure. Persons present at inspection: Two clients. Selling agent. Listing agent. Emergency Shut off Locations Water: Electric: Gas: Heating System: At well tank. At main panel in basement. Shut off main breaker. Each appliance should have its OWN shutoff valve. Have a licensed plumber install shutoff valves as needed. The presence of shutoff valves is not confirmed nor are shutoff valves tested during the inspection. Have further evaluated by a licensed plumber as needed. At the side of the heating equipment. DEFINITIONS OF CONDITIONS SATISFACTORY: A component or system found to be in adequate physical condition to perform its intended function at the time of inspection. No implication is made regarding expected longevity or future performance. FAIR: A component or system performing only part, but not all of its function, in need of minor repair, showing declining usefulness or has lasted beyond the end of its normal life span. POOR: A component or system not performing its function, exhibiting an unsafe condition, in need of major repairs now or in the near future. It is recommended that all POOR items be addressed prior to closing. GROUNDS Roof and surface water must be controlled to help reduce moisture conditions in the basement and/or crawlspace. This means keeping gutters, if installed, clean and properly aligned; extending downspouts away from the foundation; and building up the grade so that roof and surface water are diverted away from the building. These simple procedures can help reduce basement and/or crawlspace water intrusion, which can possibly eliminate the need for costly drains and pumps to remove water that could have been diverted away from the foundation. GRADING General grade: SATISFACTORY. Drainage appears adequate. Monitor and keep water directed away from the house. Grading at the foundation wall: FAIR. Recommend adjusting the grade around the foundation wall to direct water away from the house. Be sure to maintain an approximate six inch gap between the siding and the soil level to help reduce the potential for wood destroying insect activity. TREES AND SHRUBS SIDEWALK AND WALKWAYS FAIR. Dead fallen trees located at the rear of the lot. The inspector can not determine if these trees are located on the property of the inspected home or on the neighboring lot. Consult the survey and remove any fallen trees as needed. Keep trees and shrubs trimmed away from the house. Monitor condition of trees and prune as needed. 8

9 Material: Pavers. POOR. Settlement noted to the pavers at the front and rear walkways. Settled pavers should be reset, where possible, to help reduce the potential trip hazards. In some areas, tree roots will need to be cut back, in order to reset the pavers. Rot noted to the landscape ties that border some areas of the walkways and landscaping. Rotted landscape ties should be replaced to help reduce the potential for wood destroying insect activity. DRIVEWAY Material: WOOD DECKS or BALCONIES Materials used: Pavers. FAIR. Settlement/heaving noted to the pavers near the upper left edge of the driveway. Settlement/heaving appears to be the result of tree roots. Pavers should be reset to help reduce potential trip hazards (tree roots will need to be cut back prior to resetting the pavers). Pressure treated wood. (Due to environmental and health safety concerns, older formulation pressure treated lumber is no longer being manufactured). Recommend that concerns regarding such material be addressed to the Consumer Product Safety Commission. Guard rails appear to be constructed of cedar. FAIR. There are a few missing cedar roofing shingles located on the gazebo above the deck. Missing shingles should be replaced to help reduce the potential for damage to the framing. The base of the support posts, under the deck, are in direct contact with the soil. The base of the posts should be monitored regularly for rot and wood destroying insect activity. Not inspected for 9

10 OUT BUILDINGS Type of Building OUT BUILDINGS Type of Building OTHER Condition and Type: code compliance. It should be determined if all necessary permits and permit approvals have been obtained for construction prior to closing. Wood shed. SATISFACTORY. Where visible. The majority of the interior of the shed is NOT visible for inspection due to stored items. The interior of the shed should be checked again at the walk though prior to closing. Wood framed barn. FAIR. Minor rot noted to the base of a few of the support posts. Monitor for any additional rot and plan on replacing these posts as needed. Rot noted to the base of the siding in a few locations. Rotted siding should be replaced. It is advised to provide ground fault protection to all receptacles to improve safety. The automatic horse waterers and other plumbing fixtures were NOT tested as part of the inspection. Fixtures should be tested PRIOR to closing. Hot tub and related systems are NOT evaluated as part of this inspection. It should be determined if all necessary permits and permit approvals have been obtained for installation of the hot tub. The tub is NOT filled with water and may not be functional. Have the hot tub evaluated by a qualified pool/spa contractor and any necessary repairs completed as needed. The ground fault reset, for the power supply to the hot tub, buzzes when the "test" button is pushed. The ground fault circuit interrupter may be worn and may NOT provide adequate protection against electrical shock and electrocution. Have further evaluated by a licensed electrician and any necessary repairs completed as needed for safety. Lawn irrigation system installed. System is NOT part of inspection. Recommend confirming operation with the owner and making sure the system was properly winterized prior to the colder months. BBQ grille gas lines are NOT tested and are NOT inspected for code compliance. Have further evaluated by a licensed plumber as needed PRIOR to 10

11 use. EXTERIOR The following statements are based on an inspection of the VISIBLE portion of the exterior of the home. Exterior wood surfaces require some type of finish to help reduce the potential for rot and deterioration. This inspection does NOT attempt to determine the quality of such finishes. All untreated wood surfaces need regular applications of oil based paint or other special coatings to resist rot. In many instances, the original exterior wall cladding is covered with some type of siding and the original material is NOT visible for inspection. TYPE OF BUILDING Type of structure One Family. Primary roof design: Gable. STRUCTURE Approximate age: Construction method: (As noted from the exterior) EXTERIOR WALL COVERINGS Primary material used: EXTERIOR TRIM Primary type: 35 years. Houses built prior to 1978 have the potential of containing lead paint. The actual content of the paint on this structure can NOT be evaluated without special lead paint testing. This should be done by a licensed lead paint specialist PRIOR to closing. Concerns regarding lead paint should be addressed with the local health department or the Consumer Product Safety Commission. An addition has been constructed on the rear of the home. This addition appears to have been constructed within the last years. A home inspection is NOT a municipal building code inspection. It should be determined if all necessary permits and permit approvals have been obtained for construction of the addition. Wood Frame. SATISFACTORY. Shows no visible signs of exterior structural problems. All walls appear straight and plumb. Wood shakes (lower sections of the home). Masonite hardboard simulated stucco panels (upper sections of the home). Brick at the front entrance area. Wood. 11

12 EXTERIOR DOORS POOR. Rot noted to some areas of the trim boards (around some of the windows and simulated stucco panels). Rotted sections of wood should be replaced to help reduce the potential for moisture damage to the sheathing and to reduce the potential for wood destroying insect activity. Carpenter bee damage noted to the trim at the roof rakes (majority is located near the chimney). See the report by the wood destroying insect inspector for need for treatment. Damaged trim should be repaired and repainted to help reduce the potential for further insect activity. FAIR. There is a small area of rot noted to the base of the front door frame. This area should be patched and repainted to help reduce the potential for further rot and deterioration. The basement slider fell off the track when opened. The door was put back in the track and operated several more times without issue. Monitor for proper operation and have further evaluated by a qualified contractor as needed. WINDOWS Type: STORMS/SCREENS Type: Thermopane windows. See INTERIOR: section of report. Single screens. SATISFACTORY. PORCHES AND STEPS TO BUILDING Material: Masonry and brick. 12

13 BASEMENT WINDOW AREA FAIR. The hand/guard rails are a bit loose. The hand/guard rails should be secured to improve safety. SATISFACTORY. EXTERIOR ELECTRICAL RECEPTACLES & LIGHTS Type Receptacles that have ground fault protection. Non ground fault protected receptacles. Light fixtures. Exterior ground lights. These lights are NOT tested as part of this inspection. Confirm operation with the homeowner prior to closing. HOSE FAUCET FAIR. There was NO power at the receptacle located to the left of the front entrance (there was NO power to the receptacle when the exterior switch was in either position). Inquire with the owner to determine if there may be an interior switch that may control power to this receptacle. It is advised to provide ground fault protection to all exterior receptacles to help reduce the potential for electrical shock. There are NO visible receptacles located on the rear deck. Have a licensed electrician install a ground fault protected receptacle as needed or desired. SATISFACTORY. Recommend installing an anti-siphon device prior to each hose connection if not presently installed to help reduce the potential of potable water contamination. (Inexpensive). It is advised to turn faucets off, inside, during the winter season to help reduce the potential for freezing and damage to the faucets and piping. ROOFING Many roofs are hazardous to walk on and in most cases can be satisfactorily inspected from the ground with binoculars or from a window above with a good view of the roof. Accordingly, unless noted otherwise, the inspector has based the observations of the roof on visible evidence which could be seen WITHOUT walking on the roof. The interior of a chimney is very difficult to evaluate without special equipment and is NOT inspected. Chimneys should be inspected by a qualified chimney contractor PRIOR to closing. The best method of inspection is to perform a camera scan of the entire length of the interior of the flue which is known as a "Level 2" chimney inspection. MAIN HOUSE ROOF 13

14 How inspected: Walked on the lower rear lower roof. From ground with ladder at eaves (lower front roof surface). From ground with binoculars (upper roof surfaces). Primary type: Asphalt or fiberglass shingles (or combination of both). Appears to be two layers - See ROOF: below. 14

15 Overall condition: EXPOSED FLASHING Type: SKYLIGHT(S) POOR. Active roof leaks visible below the valley between the garage and the house (stains located below this area - as visible from the attic) tested damp with a moisture meter. The framing, in the left rear corner of the garage (below this area), is also damp. Cracked shingles located in the valley. Stains are also visible under the valley at the front right corner of the roof (roofing located between the garage and the house). Although these stains tested dry with a moisture meter, leaks may be active during certain weather conditions such as wind driven rain and snow accumulation. Both areas should be repaired by a qualified roofing contractor. Cracked and damaged laminated shingles visible in various locations of the roof surfaces. The top layer of roofing shingles was likely installed when the rear addition was added (17+ years old). Entire roof replacement will likely be required within the next few years. As two layers of shingles are present, both layers will require removal before new roofing can be installed. Metal and shingle. Note: Most plumbing vent pipes have a "rubber" gasket around the pipe. These gaskets typically dry out and crack over time. POOR. Active leaks noted under the valley at the connection of the house to the garage. See comments above. As two layers of roofing are installed, the majority of the flashings are likely original to the home. All flashings should be replaced when the roofing is replaced. 15

16 CHIMNEY(S) (EXTERIOR VISIBLE AREA) Type of material: Brick. POOR. Stains noted around the skylights in the kitchen. Although no active moisture was present, leaks may be active during certain weather conditions such as wind driven rain and snow accumulation. Have further evaluated by a qualified roofing contractor and all necessary repairs completed as needed to help reduce the potential for further leakage. It is advised that all flashings be replaced when the roofing is replaced as needed. The electronic openers, on the skylights in the kitchen, were NOT tested as part of the inspection. Have the owner demonstrate operation of these skylights PRIOR to closing. 16

17 GUTTERS AND DOWNSPOUTS Material: FAIR. Recommend that a proper rain cap be installed to prevent moisture, animals, limbs or leaves from entering the chimney area. Wear and deterioration of the concrete crown at the chimney termination (common condition for age of chimney). Have repaired, by a qualified mason or chimney contractor, to help direct water away from the flue. A "curf" has been cut into the side of the chimney (likely done for installation of the original chimney flashing). The current chimney flashing has not been extended up to the original curf. This can result in leakage from moisture absorption through the brick. Chimney should be further evaluated and inspected by a qualified chimney contractor PRIOR to closing. Interior of the chimney is not visible for inspection. Potential for damage which may not be visible to the inspector. See the Fireplace and Heating sections of the report for further information. Gutters and downspouts are aluminum. FAIR. The downspouts should be extended away from the foundation to direct roof runoff away from the house. Gutter screening is installed. However, leaves and debris are covering the screening. Gutter screening should be cleaned to help improve drainage of roof runoff. Screening will require regular cleaning. Keep gutters clean and keep water leading away from the foundation. Gutters require periodic renailing. ROOF: It is common practice to put a second layer of shingles over an existing layer if they total two layers. Three or more layers generally is not satisfactory. When two layers are used, both layers will require removal prior to the installation of a new covering and you can expect a shorter life of the top layer due to heat build-up and other factors. TYPE Garage: EXTERIOR WALLS OF GARAGE Primary material used: EXTERIOR TRIM OF GARAGE Primary type: GARAGE Attached. Wood shakes. Simulated stucco (masonite) panels. See comments in the Exterior section of the report. Wood. See comments in the Exterior section of the report. 17

18 GARAGE ROOF How inspected: Primary type: Overall condition: GUTTERS AND DOWNSPOUTS OF GARAGE Material: Gutters and downspouts are aluminum. See comments in the Roofing section of the report. From ground with ladder at eaves. Asphalt or fiberglass shingles (or combination of both). Appears to be two layers - See ROOF: below. See comments in the Roofing section of the report. INTERIOR WALLS AND CEILING OF GARAGE Type: Firewall. POOR. Rot and termite damage noted to the sill plate at the rear left corner of the garage (there is an opening in the drywall located in this area). The exposed framing was also damp due to roof leakage (see comments in the Roofing section above). Staining and fungal growth noted on the ceiling above this area. On-going moisture intrusion is conducive for termite activity and damage. It is advised to have a qualified carpenter further evaluate the framing in this area, PRIOR to closing, to provide an estimate for replacement. This will 18

19 require that the drywall be opened up to expose the extent of the framing damage. This should be done PRIOR to closing. Active moisture also noted on the base of the drywall and the top of the foundation wall (on the left side of the garage). There are NO missing shingles visible in this area. Water may be leaking in behind the gutter and running down the interior of the wall. Have further evaluated by a qualified contractor and all necessary repairs completed to reduce the potential for further leakage. Potential for mold growth to exist inside the wall cavity. If any growth is located, it should be professionally remediated for health safety. Damaged section of ceiling drywall should be replaced. Two pull down staircases are installed in the garage ceiling. These staircases are NOT fire rated and there is exposed wood framing located in the wall that separates the garage attic from the living space. It is advised to replace the staircases with fire-rated units or to install fire rated drywall on this wall to help improve fire safety (to reduce the rate of flame/smoke spread) in the event of a fire. Excessive stored items throughout the garage (especially around the perimeter of the garage). Potential for damage that may not be visible to the inspector. Stored items should be moved away from the walls to allow further inspection for damage PRIOR to closing. The masonry block, under the sill plate (between the garage doors), is damaged. Have repaired by a qualified mason contractor. There is a vertical crack located in the left rear corner of the garage (near the termite damage). Such cracks are commonly the result of settlement. As the foundation has never been painted, the 19

20 inspector can not determine when this crack occurred or if additional cracking may develop over time. Monitor for any changes in size of this crack and have further evaluated by a licensed structural engineer as needed. GARAGE FLOOR Type: Concrete. SATISFACTORY. Excessive stored items and a vehicle located in the garage. Potential for damage that may NOT be visible to the inspector. Be sure to check all areas carefully prior to closing. GARAGE DOORS Type: Electric. Recommend checking safety monthly per manufacturer's recommendations. POOR. The left door (facing the doors from the interior of the garage ) does not respond to the opener controls (neither the interior or exterior controls). The inspector was unable to get this door to close (door was open at the start of the inspection). Have further evaluated by a qualified door contractor and all 20

21 GARAGE ELECTRICAL Type: necessary repairs completed as needed. The infrared reversing beam, on this door, could NOT be tested. The reversing mechanism should be tested once the door is repaired. Receptacles that have ground fault protection and light fixtures. FAIR. It is advised to remove all handyman type wiring from the workbench area to help reduce the potential for electrical shock. KITCHEN AND APPLIANCES The continued operation of all major appliances is dependent on many internal factors that can NOT be measured by a visual inspection. All appliances should be operated during the final walk through of the home and your agent and attorney informed of any inoperative appliances PRIOR to final closing. The Consumer Product Safety Commission periodically announces appliance recalls. Recommend checking all the appliances in the home for a possible recall notice at This is beyond the scope of a home inspection. It is highly recommended that kitchen stoves/ovens be secured at the top so that the stove/oven can not tip over in the event that children climb up or sit on an open oven door. Safety concern. CABINETS COUNTER TOPS KITCHEN FLOOR COVERING Type: RANGE KITCHEN VENTILATION Type: KITCHEN PLUMBING DISHWASHER FAIR. The alignment of some of the cabinet doors/drawers is a bit off. Adjust the hardware to allow for proper operation of the doors/drawers. Note: The decorative stained glass panels do NOT contain safety glass. If the glass is cracked, serious injury can result. Be very careful around the glass doors to help avoid serious injury. SATISFACTORY. Note: Granite countertops can be a potential source of radon in the home. Recommend visiting the NJ DEP website at and click on "Granite Countertops and Radon" for further information. Consult a licensed radon lab to perform applicable radon testing as desired. Ceramic tile. Recommend siliconing the grout periodically to help reduce the potential for staining and deterioration (silicone applications can darken the grout). SATISFACTORY. SATISFACTORY. Although operational, the heating element control knobs are within easy reach of children. It is advised to install child safety locks on the range controls to help reduce the potential for injury. Down draft within the cook top that is vented to the exterior of the home. SATISFACTORY. SATISFACTORY. No leaks in visible areas. 21

22 FAIR. Although operational, the labels are worn off the control buttons (on the front control panel of the unit). Obtain operating manual from the owner to determine the functions of the various buttons. Unit operated normally in the regular wash cycle ONLY. The unit was NOT tested in the various different cycles. Be sure to operate the dishwasher again prior to closing. WALL OVEN COUNTER ELECTRICAL RECEPTACLES Type: A combination of receptacles that have ground fault protection and non ground fault protected receptacles. Recommend providing ground fault protection to all countertop receptacles for safety. SATISFACTORY. Oven thermostat not checked for accuracy. Basic oven functions checked ONLY. Review operation of the ovens with the owner PRIOR to closing. KITCHEN LIGHT(S) OTHER Condition and Type: POOR. Live wires are exposed at the connection of the transformers for the under-cabinet lighting (located in the left corner of the kitchen above the countertop). This can present a shock hazard. These wires should be secured inside a capped junction box to improve safety. The receptacle, located next to these wires, is loose and should be secured to reduce potential shock hazards. FAIR. See comments above in regard to under-cabinet light fixtures. Sub Zero Refrigerator. Though functional, check operation again at closing. Ice maker and water dispenser (if installed) not operated. Obtain information from owner on operation if available. The trash compactor is NOT plugged in and 22

23 SECOND KITCHEN Location was NOT tested. Unit should be tested PRIOR to closing. BATHROOMS Inadequate or improperly used ventilation is a common deficiency experienced in many bathrooms. It is strongly advised that if exhaust fans are in place - use them; if windows are in the bathrooms - open them. This should be done when high humidity conditions (such as showering or prolonged bathing) exist. Extra care should be given in inspecting the bathrooms during the final walk through of the home. All plumbing fixtures should be operated for an extended period of time and wall/floor tile carefully checked for damage not present during the original home inspection. If problem areas are noted, be sure to inform your agent and attorney prior to closing MAIN BATHROOM Location: Type of fixtures: 2nd floor. Built-in tub with a shower surround, sink(s) and toilet. Whirlpool type bath tub made of fiberglass or equal. See WHIRLPOOL BATH: below. Fixtures & Surround: Plumbing leaks: (RECOMMEND LEAKS BE REPAIRED) Ventilation: Condition and type: Floor covering: Condition and type: Electric: Condition and type: MASTER BATHROOM Location: POOR. Multiple leaks noted in the plastic tubing located behind the tub access panels. Have repaired by a licensed plumber. The tub/shower faucet handle does not rotate smoothly. Have repaired by a licensed plumber as needed. The toilet is slow to flush (water takes a long time to go down). Have further evaluated by a licensed plumber and any necessary repairs completed as needed. See comments above. FAIR. Windows ONLY. A Fan may be desired in this bathroom. Have a qualified HVAC contractor install a fan as needed or desired. SATISFACTORY. Ceramic tile. Floor covering may be very slippery when wet. Be careful. POOR. Receptacles that have ground fault protection & light fixtures. The ground fault receptacle, located on the wall opposite the sinks, does NOT trip when tested. This presents a potential shock hazard. This receptacle should be replaced by a licensed electrician for safety. 2nd floor. 23

24 Type of fixtures: Stall shower, sink(s) and toilet. Whirlpool type bath tub made of fiberglass or equal. See WHIRLPOOL BATH: below. Fixtures & Surround: Plumbing leaks: (RECOMMEND LEAKS BE REPAIRED) Ventilation: Condition and type: Floor covering: Condition and type: Electric: Condition and type: BASEMENT BATHROOM Type of fixtures: Fixtures & Surround: Plumbing leaks: (RECOMMEND LEAKS BE REPAIRED) Ventilation: Condition and type: Floor covering: Condition and type: Electric: Condition and type: BATHROOM (OTHER #1) Location: Type of fixtures: Fixtures & Surround: POOR. Water leaks out from under the shower door when the shower is in use (there is a wide gap between the door and the track). Door should be adjusted, if possible, or weather stripping installed to help reduce leakage. The stopper, on the left sink, is not functional. Stopper should be repaired for proper operation. The inspector was NOT able to remove the large curved cover to expose the pump/motor and piping under the tub (cover is set into mirrored glass panels). As leaks were present at the tub in the main bathroom, leaks may be present under this tub. It is advised to have a licensed plumber remove the cover and check the system for leaks PRIOR to closing. See comments above. FAIR. Windows only. Fan may be desired in this bathroom. Have a qualified HVAC contractor install a vent fan as needed or desired. SATISFACTORY. Ceramic tile. Floor covering may be very slippery when wet. Be careful. FAIR. Receptacles that have ground fault protection & light fixtures. Both receptacles are loose and should be secured to help reduce potential shock hazards. Toilet and sink. POOR. An intermittent sewer gas odor was noted near the ejector pit (the bath fixtures drain into an ejector pit located in the closet behind this bathroom). Have further evaluated by a licensed plumber to ensure the pit is adequately vented. Minor corrosion noted on the supply piping under the sink. Monitor condition and replace this piping as needed. It is advised to install a high level alarm on the ejector pit to warn occupants of pump failure to help reduce the potential for sewage overflow. No leaks noted at the time of the inspection. SATISFACTORY. Exhaust fan, recommend periodic cleaning for proper operation and safety. SATISFACTORY. Ceramic tile. Floor covering may be very slippery when wet. Be careful. SATISFACTORY. Receptacle that has ground fault protection & light fixture. 1st floor. Built-in tub with a shower surround, sink(s) and toilet. FAIR. Minor corrosion noted on the supply pipe to the toilet tank. Monitor for leaks and have the pipe replaced by a licensed plumber as needed. The shelves, located in the shower surround, are NOT pitched toward the tub. Water may accumulate on the shelves if this shower is used (it does not appear that this tub/shower receives much use). Install a shower curtain to enclose these 24

25 Plumbing leaks: (RECOMMEND LEAKS BE REPAIRED) shelves as needed. No leaks noted at the time of the inspection. Stains visible on the framing, under this bathroom (as visible from the basement) but no active leaks were present. Ventilation: Condition and type: Floor covering: Condition and type: Electric: Condition and type: FAIR. Exhaust fan, recommend periodic cleaning for proper operation and safety. The decorative fixed pane window, above the tub, is NOT constructed of safety glass. It is advised to install a piece of plexiglas or tempered glass over the interior of this window to help reduce the potential for serious injury should an occupant break the glass. SATISFACTORY. Ceramic tile. Floor covering may be very slippery when wet. Be careful. SATISFACTORY. Receptacle that has ground fault protection & light fixtures. WHIRLPOOL BATH: Whirlpool baths require periodic care and maintenance that is not common to "regular bath tubs." A new DISCLOSURE CERTIFICATE has been developed for all owners of whirlpool baths and it is recommended that this certificate be obtained by contacting the National Council for Whirlpool Bath Health & Safety in Washington, D.C., (202) DO NOT LET CHILDREN PLAY IN THE TUB OR LET HAIR GET NEAR THE SUCTION COVER!! INTERIOR Most small cracks in interior walls and ceilings are minor and should be considered as cosmetic flaws. Nail pops are due to normal expansion and contraction of the wood beneath the drywall or plaster material. These pops or imperfections are of no structural significance. Repair includes patching and caulking, then painting. No effort was made to move furniture or other obstructions which are sometimes present and restrict viewing of interior areas. If major problems are noticed during the final walk through of the home, be sure to note them and inform your agent and attorney prior to closing. The inspector is not qualified to detect the presence of Chinese Drywall. Accordingly the issue of Chinese Drywall (and its potential problems) is beyond the scope of the inspection report. Consult a qualified specialist should evaluation of the type and quality of the drywall be desired PRIOR to closing. FLOORS (Majority) Type: Wood. Wall to wall carpeting. No inspection is made under the carpet. SATISFACTORY. WALLS Material: CEILINGS Material: STAIRS FIREPLACES Dry wall (wall board). SATISFACTORY. Many of the walls are covered with wall paper. Be careful when removing wallpaper. Potential of damaging the drywall under the paper. Drywall (wall board). SATISFACTORY. FAIR. Some of the vertical balusters, in the guard rail, are loose. Balusters should be secured for child safety. 25