sample home inspection report

"DON'T BUY A HOME WITHOUT US!"

Daryl Bishop

25 Union StreetSt. Stephen, NB E3L 1T3

JESSE RATTRAY

Wednesday, December 8, 2010

EnviResCom Inspection Atlantic - Stoney Brook

Home Inspectors

8 Rynlon Crescent

Quispamsis, NB E2G 1A5

506-640-1628

Fax: 506-847-1574

www.masterinspector.co

[email protected]


December 9, 2010

Dear Jesse Rattray,

RE: Report No. 100425 Union StreetSt. Stephen, NBE3L 1T3

Thanks very much for choosing us to perform your home inspection. The inspection itself and the attached report complywith the requirements of the Standards of Practice of our national Association. This document defines the scope of ahome inspection.

Clients sometimes assume that a home inspection will include many things that are beyond the scope. We encourageyou to read the Standards of Practice so that you clearly understand what things are included in the home inspection andreport.

The report has been prepared for the exclusive use of our client. No use by third parties is intended. We will not beresponsible to any parties for the contents of the report, other than the party named herein .

The report is effectively a snapshot of the house, recording the conditions on a given date and time. Home inspectorscannot predict future behavior, and as such, we cannot be responsible for things that occur after the inspection. Ifconditions change, we are available to revisit the property and update our report.

The report itself is copyrighted, and may not be used in whole or in part without our express written permission.

Again, thanks very much for choosing us to perform your home inspection.

Daryl R. Bishop, Master Inspector

Sincerely,

Daryl Bishopon behalf ofEnviResCom Inspection Atlantic - Stoney Brook Home Inspectors

EnviResCom Inspection Atlantic -Stoney Brook Home Inspectors

8 Rynlon CrescentQuispamsis, NB E2G 1A5

506-640-1628Fax: 506-847-1574

[email protected]


INVOICE

December 9, 2010

Client: Jesse Rattray

Report No. 1004For inspection at:25 Union StreetSt. Stephen, NBE3L 1T3on: Wednesday, December 8, 2010

Home inspection Up To 2000 Sq Ft Living Area $400.00

HSTTax

$52.00

Total $452.00

EnviResCom Inspection Atlantic -Stoney Brook Home Inspectors

8 Rynlon CrescentQuispamsis, NB E2G 1A5

506-640-1628Fax: 506-847-1574

[email protected]


25 Union Street, St. Stephen, NB December 8, 2010 www.masterinspector.co

"Don't Buy A Home Without US!"

INSPECTION AGREEMENT

PARTIES TO THE AGREEMENT

CompanyEnviResCom Inspection Atlantic -Stoney Brook Home Inspectors8 Rynlon CrescentQuispamsis, NB E2G 1A5

ClientJesse Rattray179 King StreetSt. Stephen, NB E3L 2E4

This is an agreement between Jesse Rattray and EnviResCom Inspection Atlantic - Stoney Brook Home Inspectors.

PLEASE READ CAREFULLY BEFORE SIGNING.

The Inspection of this property is subject to the Limitations and Conditions set out in this Agreement. It is based on avisual examination of the readily accessible features of the building. The Inspection is performed in accordance with theStandards of Practice of our national association. A copy of these Standards is available at click hereThe Home Inspector's report is an opinion of the present condition of the property. The Inspection and report are not aguarantee, warranty or an insurance policy with regards to the property.The inspection report is for the exclusive use of the client named above. No use of the information by any other party isintended.

LIMITATIONS AND CONDITIONS OF THE HOME INSPECTION

These Limitations and Conditions explain the scope of your Home Inspection. Please read them carefully before signing this Agreement.

The purpose of your Home Inspection is to evaluate the general condition of a property. This includes determiningwhether systems are still performing their intended functions.

There are limitations to the scope of this Inspection. It provides a general overview of the more obvious repairs that maybe needed. It is not intended to be an exhaustive list. The ultimate decision of what to repair or replace is yours. Onehomeowner may decide that certain conditions require repair or replacement, while another will not.

1. The Home Inspection provides you with a basic overview of the condition of the property. Because your HomeInspector has only a limited amount of time to go through the property, the Inspection is not technically exhaustive. If youhave concerns about any of the conditions noted, please consult the text that is referenced in the report. Some conditions noted, such as foundation cracks or other signs of settling in a house, may either be cosmetic or mayindicate a potential structural problem that is beyond the scope of the Home Inspection. If you are concerned about any conditions noted in the report, we strongly recommend that you consult a qualifiedlicensed contractor or engineering specialist. These professionals can provide a more detailed analysis of anyconditions noted in the report at an additional cost.

2. A Home Inspection does not include identifying defects that are hidden behind walls, floors or ceilings. This includeswiring, structure, plumbing and insulation that is hidden or inaccessible.Some intermittent conditions may not be obvious on a Home Inspection because they only happen under certaincircumstances. As an example, your Home Inspector may not discover leaks that occur only during certain weatherconditions or when a specific tap or appliance is being used in everyday life.

Report No. 1004

http://www.InterNACHI.org




INSPECTION AGREEMENT

Home Inspectors will not find conditions that may only be visible when storage or furniture is moved. Inspectors do notremove wall coverings, including wallpaper, or lift flooring, including carpet to look underneath. A Home Inspection is a sampling exercise with respect to house components that are numerous, such as bricks,windows and electrical receptacles. As a result, some conditions that are visible may go un-reported.

3. The Inspection does not include hazardous materials that may be in or behind the walls, floors or ceilings of theproperty. This includes building materials that are now suspected of posing a risk to health such as phenol-formaldehyde andurea-formaldehyde based products, fiberglass insulation and vermiculite insulation. The Inspector does not identifyasbestos roofing, siding, wall, ceiling or floor finishes, insulation or fire proofing. We do not look for lead or other toxicmetals in such things as pipes, paint or window coverings. The Inspection does not deal with environmental hazards such as the past use of insecticides, fungicides, herbicide's orpesticides. The Inspector does not look for, or comment on, the past use of including chemical termite treatments in oraround the property.

4. We are not responsible for, and do not comment on, the quality of air in a building. The Inspector does not try todetermine if there are irritants, pollutants, contaminants, or toxic materials in or around the building. The Inspection doesnot include spores, fungus, mold or mildew including that which may be concealed behind walls or under floors, forexample. You should note that whenever there is water damage, there is a possibility that visible or concealed mold ormildew may be present unseen behind a wall, floor or ceiling. If anyone in the home suffers from allergies or heightened sensitivity to quality of air, we strongly recommend that youconsult a qualified Environmental Consultant who can test for toxic materials, mold and allergens.

5. Your Home Inspector does not look for and is not responsible for, fuel oil, septic or gasoline tanks that may be buriedon the property. If fuel oil or other storage tanks remain on the property, you may be responsible for their removal and the safe disposal ofany contaminated soil. If you suspect there is a buried tank, we strongly recommend that you retain a qualifiedEnvironmental Consultant to determine whether this is a potential problem.

6. We will have no liability for any claim or complaint if conditions have been disturbed, altered, repaired, replaced, orotherwise changed before we have had a reasonable period of time to investigate.

I have read, understood, and accepted the above Limitations and Conditions of this Home Inspection.

I, Jesse Rattray (Signature)___________________________, (Date)_______________, have read, understood andaccepted the terms of this agreement.

Report No. 1004




SUMMARY

This Summary outlines potentially significant issues from a cost or safety standpoint. This section is provided as acourtesy and cannot be considered a substitute for reading the entire report. Please read the complete document.

Priority Maintenance Items

Heating

OIL FURNACE \ Oil tankCondition: UndergroundImplication(s): Leakage | Environmental contaminationLocation: RearTask: Further evaluationTime: ImmediateCost: Major

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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR

APPLIANCES WOOD HEAT POOL/SPA SITE INFO REFERENCE

http://www.inspectionlibrary.com/maintenance.html

http://www.discoverhorizon.com/hrb/article.aspx?ASKID=1560&DROPDOWN=6107

http://www.discoverhorizon.com/hrb/LargeImage.aspx?IMAGE=0824.gif




SUMMARY

The only MAJOR Concern is with the determination af the possible existence of an underground oil storage tank. It ispossible that a tank does not exist, however, it is also possible that one does exist. It is very important that this bedetermined prior to closing.

This concludes the Summary section.

The remainder of the report describes each of the home's systems and also details any recommendations we have forimprovements. Limitations that restricted our inspection are included as well.

The suggested time frames for completing recommendations are based on the limited information available during apre-purchase home inspection. These may have to be adjusted based on the findings of specialists.

Home Improvement - ballpark costs

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http://www.inspectionlibrary.com/costs.html




ROOFING

Description

Sloped roofing material: Asphalt shingles

Probability of leakage: Low

Limitations

Roof inspection limited/prevented by:Snow/ice/frost

2.

Inspection performed: From roof edge

Recommendations

RECOMMENDATIONS \ Overview1. Condition: No roofing recommendations are offered as a result of this inspection.

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http://www.discoverhorizon.com/hrb/HHRB.aspx?id=9&DROPDOWN=240




EXTERIOR

Description

Gutter & downspout material: Plastic

Gutter & downspout type: Eave mounted

Gutter & downspout discharge: Above grade

Downspout discharge: Above grade

Lot slope: Away from house

Wall surfaces : Vinyl siding

Soffit and fascia: Aluminum Vinyl

Driveway: Asphalt No performance issues were noted.

Walkway: Concrete No performance issues were noted.

Deck: Raised Pressure-treated wood No performance issues were noted

Porch: Wood No performance issues were noted

Exterior steps: Pressure-treated wood No performance issues were noted.

Limitations

Inspection limited/prevented by: Car/storage in garage Snow

No or limited access to: Area below steps, deck, porches

Upper floors inspected from: Ground level

Exterior inspected from: Ground level

Recommendations

ROOF DRAINAGE \ Downspouts2. Condition: Downspouts end too close to buildingImplication(s): Chance of water damage to contents, finishes and/or structureLocation: Various ExteriorTask: RepairTime: Less than 1 yearCost: Minor - $100

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EXTERIOR

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GARAGE \ Man-door into garage3. Condition: Door not fire rated or exterior typeAdd weather-strip to man door leading from garage to dining room.Implication(s): Increased fire hazardLocation: Right Side First Floor Dining RoomTask: RepairTime: ImmediateCost: Minor - $100

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EXTERIOR

GARAGE \ Vehicle doors4. Condition: Rusted or dentedImplication(s): Cosmetic defects | Damage to equipmentLocation: Rear GarageTask: ReplaceTime: DiscretionaryCost: $700

3.

GARAGE \ Vehicle door operators5. Condition: Adjustment needed to open or close limitImplication(s): System inoperativeLocation: GarageTask: RepairTime: ImmediateCost: Minor - $200

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STRUCTURE

Description

Configuration: Basement

Foundation material: Masonry block

Floor construction: Joists Concrete

Exterior wall construction: Wood frame

Roof and ceiling framing: Rafters/roof joists Plank sheathing

Limitations

Inspection limited/prevented by: Storage

Percent of foundation not visible: 5 %

Recommendations

FOUNDATIONS \ Foundation6. Condition: Typical minor cracksLocation: Left Side Basement

4.

7. Condition: Typical minor settlement

FOUNDATIONS \ Performance8. Condition: Acceptable

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STRUCTURE

FLOORS \ Concrete slabs9. Condition: Hollow below slabImplication(s): Weakened structure | Chance of structural movementLocation: First Floor GarageTask: Monitor

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ROOF FRAMING \ Collar ties/rafter ties10. Condition: Need lateral bracingImplication(s): Weakened structure | Chance of structural movementLocation: AtticTask: RepairTime: DiscretionaryCost: $500

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STRUCTURE

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ELECTRICAL

Description

Service entrance cable and location: Overhead

Service size: 200 Amps (240 Volts)

Main disconnect/service box rating: 200 Amps

Main disconnect/service box type and location: Breakers - basement

Number of circuits installed: 54

System grounding material and type: Copper - ground rods

Distribution panel rating: 200 Amps

Distribution panel type and location:Breakers - first floor

6.

Distribution wire material and type: Copper - non-metallic sheathed Copper - metallic sheathed

Type and number of outlets (receptacles): Grounded - upgraded

Circuit interrupters: Ground Fault (GFCI) & Arc Fault (AFCI): GFCI - bathroom GFCI - outside GFCI - whirlpool

Smoke detectors: Present

Limitations

System ground: Continuity not verified

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ELECTRICAL

Circuit labels: The accuracy of the circuit index (labels) was not verified.

Recommendations

DISTRIBUTION SYSTEM \ Wiring - damaged or exposed11. Condition: Exposed on walls or ceilingsImplication(s): Electric shockLocation: Basement BedroomTask: RepairTime: ImmediateCost: Less than - $200

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ELECTRICAL

DISTRIBUTION SYSTEM \ Switches12. Condition: DamageImplication(s): Electric shock | Fire hazardLocation: Basement Family RoomTask: RepairTime: ImmediateCost: Minor

DISTRIBUTION SYSTEM \ Cover plates13. Condition: MissingImplication(s): Electric shockLocation: VariousTime: ImmediateCost: Minor

DISTRIBUTION SYSTEM \ Smoke detectors14. Condition: Smoke detectors in wrong locationsLocation: Various StaircaseTask: ReplaceTime: ImmediateCost: Minor

8.

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HEATING

Description

Fuel/energy source: Electricity

System type: Electric baseboard heaters

Heat distribution: Convectors Baseboards

Efficiency: Mid-efficiency

Approximate age: 10 years

Main fuel shut off at: Exterior wall

Auxiliary heat: Wood Pellet Stove

9.

Fireplace:Gas fireplace

10.

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HEATING

Chimney/vent: Masonry

Chimney liner: Metal

Combustion air source: Interior of home

Limitations

Safety devices: Not tested as part of a home inspection

Heat loss calculations: Not done as part of a home inspection

Fireplace/wood stove: Quality of chimney draw cannot be determined Stove was in use

Recommendations

RECOMMENDATIONS \ Overview15. Condition: No heating recommendations are offered as a result of this inspection.

OIL FURNACE \ Oil tank16. Condition: UndergroundImplication(s): Leakage | Environmental contaminationLocation: RearTask: Further evaluationTime: ImmediateCost: Major

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HEATING

11.

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COOLING & HEAT PUMP

Description

Air conditioning type: None present

Limitations

Heat gain calculations: Not done as part of a home inspection

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INSULATION AND VENTILATION

Description

Attic/roof insulation material: Glass fiber

Attic/roof insulation amount/value: R-32

Attic/roof ventilation: Soffit vent Gable vent

Wall insulation material: Not determined

Wall insulation amount/value: Not determined

Foundation wall insulation material: Not determined

Air/vapor barrier: Not visible Plastic Kraft paper

Limitations

Inspection prevented by no access to: Wall space Walls, which were spot checked only

Attic inspection performed: By entering attic, but access was limited

Roof space inspection performed: By entering space, but access was limited

Air/vapor barrier system: Continuity not verified

Mechanical ventilation effectiveness: Not verified

Recommendations

ATTIC/ROOF \ Air/vapor barrier17. Condition: IncompleteImplication(s): Chance of condensation damage to finishes and/or structure | Increased heating and cooling costs |Reduced comfortLocation: AtticTask: Monitor

ATTIC/ROOF \ Roof vents18. Condition: InadequateImplication(s): Chance of condensation damage to finishes and/or structureLocation: AtticTask: Further evaluationTime: DiscretionaryCost: Depends on work needed

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INSULATION AND VENTILATION

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PLUMBING

Description

Water supply source: Public

Service piping into building: Copper

Supply piping in building: Copper

Main water shut off valve at the: East Utility room Meter

Water flow (pressure): Functional

Water heater fuel/energy source: Electric

Water heater type: Conventional Rental

Water heater manufacturer: Giant

Tank capacity: 40 gallons

Water heater approximate age: 7 years

Typical life expectancy: 8 to 12 years

Water heater failure probability: Low

Waste disposal system: Public

Waste piping in building: ABS plastic Copper Cast Iron Galvanized steel

Gas piping: Copper

Limitations

Items excluded from a building inspection: Well Water quality Concealed plumbing Water heater relief valves

are not tested

Fuel supply/energy source: Shut off

Recommendations

WATER HEATER \ Life expectancy19. Condition: Low failure probability

WASTE PLUMBING \ Drain piping - performance20. Condition: RustImplication(s): Sewage entering the houseLocation: GarageTask: MonitorTime: DiscretionaryCost: Minor

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PLUMBING

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INTERIOR

Description

Major floor finishes: Hardwood Ceramic Vinyl

Major wall finishes: Plaster/drywall Paneling Stone

Major ceiling finishes: Plaster/drywall Acoustic tile Suspended tile Wood

Windows: Fixed Single/double hung Wood Vinyl

Glazing: Single Double

Exterior doors - type/material: Hinged Storm Solid wood Garage door - metal

Doors: Inspected

Stairs and railings: Inspected

Limitations

Inspection limited/prevented by: Storage in closets/cupboards

Not included as part of a building inspection: Perimeter drainage tile around foundation, if any

Cosmetics: No comment offered on cosmetic finishes

Percent of foundation not visible: 95 %

Basement leakage: Cannot predict how often or how badly basement will leak

Recommendations

WALLS \ General21. Condition: Typical flawsImplication(s): Cosmetic defectsLocation: East Second Floor BedroomTask: RepairTime: DiscretionaryCost: Minor - $100

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INTERIOR

13.

CEILINGS \ General22. Condition: Missing sectionsImplication(s): Cosmetic defects | Damage or physical injury due to falling materialsLocation: Basement Utility RoomTask: RepairTime: DiscretionaryCost: Less than - $500

WINDOWS \ Glass (glazing)23. Condition: CrackedImplication(s): Cosmetic defects | Physical injuryLocation: East First Floor PorchTask: MonitorTime: DiscretionaryCost: Less than $100

STAIRS \ Handrails24. Condition: MissingImplication(s): Fall hazardLocation: Various Basement StaircaseTask: ProvideTime: DiscretionaryCost: Less than $100

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INTERIOR

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APPLIANCES

Description

Range: Electric Low failure probability

Exhaust fan/range hood: Down draft Low failure probability

Refrigerator: Side-by-side Ice maker Low failure probability

Freezer: Chest Low failure probability

Dishwasher: Built-in Under-counter Low failure probability

Microwave oven: Countertop Conventional Low failure probability

Waste disposal: Batch feed 1/2 horsepower Low failure probability

Doorbell: Wired type Front door

Kitchen counter material: Laminate

Recommendations

DOORBELL \ General25. Condition: InoperativeLocation: South PorchTask: Repair or replaceTime: DiscretionaryCost: Less than $100

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WOOD HEAT

Description

Appliance #1 type: Wood stove

Appliance #1 manufacturer: Enviro Pellet Stove

Appliance #1 certified?:Yes

Warnock Hersey Label # 118424

Report No. 1004

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POOL/SPA

Description

Pool / Spa type: Above ground

Heater: Electric

Water filter: Cartridge filter

Pumps: Spa jet

Blowers: Supplemental to jet pump

Electrical - breaker location: Main panel

Electrical - wiring: NM Cable (Romex)

General: Located on the rear patio deck.

Recommendations

PUMPS \ Circulation pump26. Condition: Appears servicable

27. Condition: Operated when tested

ELECTRICAL \ Wiring28. Condition: Appears serviceable

ELECTRICAL \ GFCI29. Condition: Responded to test button

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SITE INFO

Description

Weather: It was snowing at the time of the inspection. There was snow on the ground. There was snow on the

roof.

Approximate temperature:-6°

Temperature in Celsius

Attendees: Buyer Buyer’s Agent

Access to home provided by:Seller

Seller left doors open for inspector access.

Occupancy: The home was occupied at the time of the inspection.

Utilities: All utilities were on during the inspection. The water service is public. The plumbing waste disposal

system is public.

Approximate inspection Start time: The inspection started at 9:00 a.m.

Approximate inspection End time: The inspection ended at 11:30 a.m.

Approximate age of home: 70 years

Approximate date of construction: 1930 to 1940

Approximate size of home: 2100 ft.²

Building type: Detached home

Number of dwelling units:Single-family

Possible to convert to 2 family income property.

Number of stories: 2

Number of rooms: 13

Number of bedrooms: 4

Number of bathrooms:3

1 Full Bath and 2 - Half Baths

Number of kitchens: 1

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SITE INFO

Below grade area: Basement

Garage, carport and outbuildings: Attached one-car garage Detached two-car garage

Area: City

Street type: Residential

Street surface: Paved

END OF REPORT

Report No. 1004

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REFERENCE LIBRARY

The links below connect you to a series of documents that will help you understand your home and how it works. Thebody of the report contains specific information about your home. Many report items have related links that provide youmore information about that particular component or issue.

This Library is a broad reference tool. For example, if you want to know the difference between asphalt shingles andwood shingles, you can look in here. If you have a conventional furnace and are trying to decide whether to upgrade to amid-efficiency or high-efficiency furnace, this information may be helpful. If your home does not have air conditioning, butyou are thinking about adding it, there is helpful information for you in here.

The Library is broken into nine house systems: Roofing, Exterior, Structure, Electrical, Heating, Cooling, Insulation,Plumbing and Interior. Click on any link to read about that system.

1. Roofing and Chimney2. Exterior3. Structure4. Electrical5. Heating6. Cooling7. Insulation8. Plumbing9. Interior

Report No. 1004

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http://www.discoverhorizon.com/hrb/PDFS/21_Roofing.pdf

http://www.discoverhorizon.com/hrb/PDFS/21_Exterior.pdf

http://www.discoverhorizon.com/hrb/PDFS/21_Structure.pdf

http://www.discoverhorizon.com/hrb/PDFS/21_Electrical.pdf

http://www.discoverhorizon.com/hrb/PDFS/21_Heating.pdf

http://www.discoverhorizon.com/hrb/PDFS/21_Cooling-Heat_Pumps.pdf

http://www.discoverhorizon.com/hrb/PDFS/21_Insulation.pdf

http://www.discoverhorizon.com/hrb/PDFS/21_Plumbing.pdf

http://www.discoverhorizon.com/hrb/PDFS/21_Interior.pdf


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