Building Inspectors Building Consultants Environmental Specialists 101 HARBOR LANE WEST NEW ROCHELLE, NY 10805 vvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvv T (866) 438.5979 * F (866) 687.6643 * www.unitedhomesteads.com * inquire@unitedhomesteads.com JOHN DOE 21 SUNSET STREET ANYTOWN, NY 00000-0000 SUBJECT: BUILDING SUMMARY Dear Mr. Doe: Thank you for choosing United Homesteads to evaluate the single family structure located at 23 Pleasant Street, Anytown, NY. The inspection was conducted on February 6th, 2001 and was based on a visual examination of: 1) the mechanical, electrical, and plumbing systems; 2) the roof structure & coverings; 3) exterior components of the property including steps, walkways, walls, patios, retaining walls, driveways, trim, chimneys, grading, balconies, decks, drainage, siding, and flashing; 4) interior components including, walls, stairwells, ceilings, windows, flooring, and doors; and 5) visible structural components including beams, joists, girders, sill plates, and foundation walls. An evaluation of the building and related components for wood destroying insects is also included with this report. The inspection was performed in accordance with the National Association of Certified Home Inspector standards and with the Metro-NY Better Business Bureau code of ethics. Overall the residential structure was in generally average condition for homes of this style and vintage with several discrepancies observed. These discrepancies can be broken down into three categories: A.) Critical, these items should be repaired or replaced immediately; B.) Marginal, these items should be repaired or replaced within 5 years; and C.) Environmental Concerns, conditions which we recommend additional environmental testing or investigation for hazardous materials and/or potential health risks. The following critical discrepancies were observed: 1) the wood panel siding exhibited some distortion due to shrinkage and water damage and should be replaced; 2) the ejector pit PVC piping, top cover, and accessories exhibited deterioration, corrosion, and improper installation practices and should be serviced; 3) the lower bathroom shower wall tile and backing material was significantly rotted, with water damage apparent to floor substrate visible from the basement, and repairs should be conducted promptly; 4) the electrical system should be serviced to address the inadequate GFCI protection, charged junction boxes submerged within insulation in the attic, and the obsolete 2-wire outlets; 5) several antiquated windows were non-functional due to broken hardware and/or sealed shut and should be repaired; 6) due to the deteriorating existing conditions of the detached garage, it may be more beneficial or cost effective to dismantle the existing and erect a new structure; and 7) the washing machine drainage setup is improper and should be reconfigured. The following marginal discrepancies were observed: 1) due to older, fabric insulated type wiring throughout the home, it would be wise to budget for upgraded branch circuit wiring i
installations within the next 5 years; 2) many of the windows throughout the original structure are obsolete, single pane and it would be wise to budget for upgrades; and 3) both fuel oil tanks (1 abandoned, 1 in-use) were in generally poor condition and should be replaced within the next few years. During the inspection, United Homesteads observed the following potential environmental concerns: 1) if the structure was built prior to 1978, a complete Lead inspection should be completed by an EPA Certified Lead Inspector to determine if/where lead-based products (paints, ceramic tile, plumbing materials, solder joints etc) exist; 2) radon gas is likely to be a problem in this area of the country, and it would be wise to conduct a short-term radon test prior to move in; 3) recommend a fuel oil tank assessment be conducted to determine if petroleum based contaminants are present in the soils in the vicinity of the tank; and 4) an asbestos survey should be conducted for the property as suspect siding materials were observed. Note: Lead is a highly toxic metal that was used for many years in products found in and around our homes. Lead may cause a range of health effects, from behavioral problems and learning disabilities, to seizures and death. Children 6 years old and under are most at risk, because their bodies are growing quickly. As of December 6, 1996 federal law requires the disclosure of any known lead hazard in a home up for sale or lease. There are only a few exceptions. Sellers and landlords must issue a written notice about the known condition of their properties if they were built before 1978. There is no requirement to test for lead or remove lead, but the 1992 Residential Lead-Based Paint Hazard Reduction Act requires certain forms be filled out and notifications given. Regardless of the knowledge the seller or landlord has about lead paints used in the house, written notification of the possibility and hazard must be given (unless it has been proven there is no lead-based paint in the dwelling). Note: The U.S. Environmental Protection Agency (EPA) estimates that about 20,000 lung cancer deaths each year in the U.S. are radon-related. Exposure to radon is the second leading cause of lung cancer after smoking. Radon is an odorless, tasteless and invisible gas produced by the decay of naturally occurring uranium in soil and water. Radon is a form of ionizing radiation and a proven carcinogen. Lung cancer is the only known effect on human health from exposure to radon in air. Thus far, there is no evidence that children are at greater risk of lung cancer than are adults. Radon in air is ubiquitous. Radon is found in outdoor air and in the indoor air of buildings of all kinds. EPA recommends homes be fixed if the radon level is 4 pci/l (pico Curies per Liter) or more. Because there is no known safe level of exposure to radon, EPA also recommends that Americans consider fixing their home for radon levels between 2 pci/l and 4 pci/l. The average radon concentration in the indoor air of America's homes is about 1.3 pci/l. It is upon this level that EPA based its estimate of 20,000 radon-related lung cancers a year upon. It is for this simple reason that EPA recommends that Americans consider fixing their homes when the radon level is between 2 pci/l and 4 pci/l. The average concentration of radon in outdoor air is.4 pci/l or 1/10 th of EPA's 4 pci/l action level. Note: Asbestos is the name given to a number of naturally occurring, fibrous silicate minerals mined for their useful properties such as thermal insulation, chemical and thermal stability, and high tensile strength. Asbestos is commonly used as an acoustic insulator, thermal insulation, fire proofing, siding, and in other building materials. Many products are in use today that contain asbestos. Asbestos is made up of microscopic bundles of fibers that may become airborne when asbestos-containing materials are damaged or disturbed. When these fibers get into the air they may be inhaled into the lungs, where they can cause significant health problems. For more information regarding asbestos and related potential health concerns, please visit the United States Environmental Protection Agency s (EPA) website: http://www.epa.gov. Note: We encourage you to obtain any and all Certificates Of Occupancy that should exist for both additions, rear deck, cantilevered balcony, detached garage, two small outbuildings and the existing home as it is presently constituted. Furthermore, we encourage you to verify that a New York Board Of Fire Underwriters Certificate exists for all electrical wiring, distribution panels (breakers, main disconnects, branch circuit wiring, service entrance), receptacles, switches, lighting fixtures, and electrical equipment/appliances. These certificates will be on file with the local Building Department. ii
TOTAL COST APPROXIMATION SUMMARY The following costs approximations are pertinent to the above stated observed discrepancies. Please be aware that these cost approximations are intended to be used as exact quotes for what United Homesteads may charge to complete the work. These approximations are given as a courtesy only and by no means constitutes an obligation to use United Homesteads for any or all work recommended; many real estate agents may have contacts in the construction fields that can offer quality workmanship at lower costs. We encourage you seek out the best service contractors who offer competitive fees prior to initiating repairs or replacements. Please be aware that it is against New York State Law to utilize United Homesteads contracting services prior to closing for the above stated property. Furthermore, exact estimates for electrical, plumbing, septic, engineering, and HVAC repairs can only be obtained after further analysis by the licensed tradesman. A). Critical Expenses: General Contractor.......$25,900.00 1) Full replacement of wood panel siding 2) Shower wall repair 3) Window Repair 4) Garage Reconstruction Electrician...$1,700.00 1) GFCI/AFCI Protection 2) Receptacle Replacement 3) General Electrical Cleanup Plumbing Contractor.....$1,200.00 1) Ejector Pit Repair, Upgrades 2) Washing Machine Drainage Config. B). Marginal Expenses: Electrician.... $10,500.00 1) Branch Circuit Wire Replacement General Contractor...$11,400.00 1) Wall Repair, Prep, Prime, Paint After Electrical Upgrades 2) Window Replacement Licensed Plumbing Contractor $N/A 1) Fuel Oil Tank Removal & Replacement, To Include A Fuel Spill Containment System C). Environmental Testing Expenses: EPA Cert. Lead Inspector.. $600.00 Radon-in-Air Testing (short-term).....$125.00 NY Certified Asbestos Investigator.......$400.00 Fuel Oil Tank Assessment.....$550.00 iii
We encourage you to call our office any time. Owning a home can be stressful at times, especially when problems arise. United Homesteads is an excellent resource during emergencies, for troubleshooting, or for general questions pertaining to the components of your home. Sincerely, Georg P. Grap, LHI United Homesteads, Building & Environmental Consultants NACHI Member No.05062095 Metro-NY Better Business Bureau Member US Chamber of Commerce Member NYS Home Inspector Lic No. 16000012447 Westchester County Licensed Home Improvement Contractor 914.224.2282 iv
United Homesteads TABLE OF CONTENTS I. GENERAL INFORMATION II. ELECTRICAL III. PLUMBING IV. CENTRAL HEATING AND AIR CONDITIONING V. FOUNDATION & STRUCTURE VI. INTERIOR VII. EXTERIOR VIII. WOOD DESTROYING INSECTS v
I. GENERAL INFORMATION Client: John Doe Current Address: 21 Sunset Avenue Anytown, NY 00000-0000 Email jdoe@email.net Telephone: (555) 555-1234 Inspection Site: 23 Pleasant Street Anytown, NY Inspection Date: February 6 th 2001 Weather Conditions: Clear, Snow Cover, Approximately 10 F Style of Home: Residential Structure, Single Family Year of Construction: 1950 s Report Number: # 4159 PURPOSE & SCOPE OF WORK: The professional home inspection is a non-invasive visual examination of a residential dwelling, performed for a fee, which is designed to identify observed material defects within specific components of above stated dwelling. Components may include any combination of mechanical, structural, electrical, plumbing, or other essential systems or portions of the home, as identified and agreed to by you and our company prior to the start of the inspection. The inspection is intended to assist in evaluation of the overall condition of the dwelling. The inspection is based on observations of the visible and apparent conditions of the structure and its components on the date of the inspection and not the prediction of future conditions. The inspection and report will not reveal every concern that exists or ever could exist, but only those material defects observed on the day of the inspection. A material defect is a condition with a residential real property or any portion of it that would have a significant adverse impact on the value of the real property or that involves an unreasonable risk to people on the property. The fact that a structural element, system or subsystem is near, at, or beyond the end of the normal useful life of such a structural element, system, or subsystem, is not by itself a material defect. This inspection report intends to describe and identify in written format the inspected systems, structures, and components of the dwelling and attempts to identify material defects observed. This report contains recommendations regarding conditions reported or recommendations for correction, monitoring or further evaluation by professionals. vi