| Building Inspection Report |
| (Sample Pages, only: Report Summary, Roofing Section, Electrical Section, Heating Section) |
| Inspection Date: |
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| Prepared For: |
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| Prepared By: |
| Inspex Building Inspections |
| 6240 Washington Blvd. |
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Jersey City, NJ 07310 |
| 201-792-0888 |
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201-792-9333 Fax |
| Report Number: |
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| Inspector: |
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| Report Overview |
THE BUILDING IN PERSPECTIVE
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The inspected premises was a mixed use attached brick rowbuilding,
on a brick foundation, and approximately 110 years old; the building
was in below average to average condition for a building of this age
and type. The building incorporated three stores and
15 apartments. |
IMPROVEMENT RECOMMENDATION HIGHLIGHTS
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The following is a synopsis of the potentially significant improvements
that should be budgeted for over the short term. Other significant
improvements, outside the scope of this inspection, may also be necessary.
Please refer to the body of this report for further details on these and
other recommendations. |
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REPAIR COST ESTIMATES ARE NOT GUARANTEED AND ARE PROVIDED AS A GUIDE, ONLY. BONA FIDE ESTIMATES SHOULD BE OBTAINED FROM LICENSED CONTRACTORS. Estimates for repair costs are based on current rates of professional licensed contractors. The client should understand that some contractors, repair or service firms may make misleading and/or inaccurate reports of the condition of items in an effort to sell repairs and/or replacements which may not be needed. Repair costs should be determined prior to closing. The purpose of this inspection is to identify and disclose visually observable major deficiencies of the inspected systems and items at the time of inspection, only. |
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1. Oil Tank: there was an underground oil storage tank at the rear yard area; a cap should be installed at the oil tank vent pipe; this inspection is only of readily accessible areas and the condition of the buried oil tank could not be determined; tank testing can be contracted for by the client or oil tank insurance can be obtained; ESTIMATED REPAIR COST (oil tank test): typically $350.-$450.+; obtain estimate from licensed oil tank testing company. This inspection is only of readily accessible areas and the condition of the buried oil tank or of the surrounding soils could not be determined. It is possible that there is oil leakage underground and that an environmental cleanup may be necessary; however, there was no overt evidence of oil leakage at the time of inspection. The middle downspout discharged at the oil tank area and had caused significant erosion; corrections are recommended at some point in the near future to prevent further erosion and to prevent the downspout from discharging at the oil tank area (could cause damage to tank); see item #4, below. 2. Roofs: there was evidence of systemic wear (pitting, blistering) at the left side roof and middle roof and these roofs are at the end of their average useful service lives; roof material of this type typically lasts 10-15+ yrs; reroofing (preferably with silver coated rubberized membrane roofing) will probably be necessary within 1-1.5 yrs. The rear lower roofs were asphalt shingle, approximately10-15+ yrs. old and at or nearing the end of their average useful service lives (especially the lower rear lower roof); reroofing (preferably with silver coated rubberized membrane roofing) will probably be necessary within 1-1.5 yrs.-especially the lower rear lower roof. The debris should be removed from the upper rear lower roof to allow for roof drainage. ESTIMATED REPAIR COST: (reroofing with single ply membrane roofing): $5000.-$7000.+; obtain estimates from a licensed roofing contractors. 3. Roof Leaks: there was broken glass, worn flashing, and current roof leakage at the left side roof skylight; comprehensive repairs are recommended; ESTIMATED REPAIR COST: difficult to determine; possibly $350.-$500.+; obtain estimate from licensed contractor;all skylights should be inspected when the aforementioned repairs are performed and additional repairs performed where necessary. 4. Roof Downspout, Erosion, Masonry Failure: the original right side and middle main downspout subsurface drains had been abandoned and the downspouts discharged at the rear yard area. The middle downspout discharged at the oil tank area and had caused significant erosion at the middle basement rear bulkhead area; there was also extensive water draining down the basement steps and significant masonry deterioration and failure at the steps left sidewall; corrections are recommended to prevent further erosion and deterioration - and to prevent the downspout discharging at the oil tank area (could cause damage to tank); ESTIMATED REPAIR COST (realignment of downspout, only): difficult to determine; possibly $150.-$250.+; obtain estimate from a licensed roofing contractor; repairs are also recommended at some point in the near future at the basement steps sidewall masonry; ESTIMATED REPAIR COST: not determined; obtain estimate from licensed contractor. 5. Main Heating System: heating at the left side and middle apartments was provided by a cast iron oil-fired steam boiler; adequately sized, approximately 6+ yrs. old, and in inoperable condition at the time of inspection: exhaust fumes and a significant amount of carbon monoxide were being improperly discharged at the top of the boiler especially at the front boiler area; immediate corrections are recommended by a licensed heating or plumbing contractor and will involve the removal of the boiler housing so that a thorough inspection can be performed and so the area of leakage can be determined; there may also be a blockage in the chimney contributing to the aforementioned deficiency; ESTIMATED REPAIR COST: not determined; obtain estimate from licensed contractor. There was no draft regulator at the boiler and the boiler vent pipe section near the foundation wall was not secured with sheet metal screws; immediate corrections are recommended; there were exposed oil lines at the boiler room floor; corrections are recommended; the rear boiler room window well grill should be cleared so that there is adequate fresh air supplied to the boiler; ESTIMATED REPAIR COST: difficult to determine; possibly $300.-$500.+; obtain bona fide estimate from licensed heating or plumbing contractor. The boiler appeared to have been installed amateurishly and without permits and final inspections. Also, according to the seller there have been chronic boiler problems over the years. Comprehensive boiler repairs should be performed and the entire heating system fully inspected prior to closing. Boilers of this type typically last 25-35+ yrs. Due to the inoperability of the boiler (see above), heat distribution could not be properly inspected; heat distribution (including whether or not radiators heated up, the existence of leakage at radiators, etc.) should be inspected after repairs are performed and prior to closing. 6. Middle Store Heating and Air Conditioning: heating at the middle store was provided by a gas-fired forced air furnace located at the right side store; unit was adequately sized, approximately 10+ yrs. old, and in inoperable condition at the time of inspection (did not fire when the thermostat called for heat); corrections are recommended by a licensed HVAC contractor; the entire system including heat distribution should be checked when repairs are performed. The furnace filter was dirty and should be replaced; filters require replacement every 2-3 months during the heating season. In addition the blower did not operate in the manual mode; corrections may be desirable at some point at the client's discretion. The air conditioning system at the middle store was in inoperable condition at the time of inspection; in addition the air handler (at inside of store) was leaking condensate; the entire system should be thoroughly checked out by a HVAC contractor and repairs or replacement performed where necessary. The outside compressor/condenser was approximately 25-30+ yrs. old and at the end of its average useful service life; even if made operable, replacement of the unit should be anticipated in the not so distant future; an air conditioning compressor/condenser (outside unit) has an average expected useful life of 10-15+ yrs.; typical replacement cost (compressor/condenser) : $2500.-$3000./unit. ESTIMATED REPAIR COST (deficiencies at heating and air conditioning, above): not determined; obtain estimate from licensed HVAC contractor. 7. Domestic Hot Water: domestic hot water at the left side and middle apartments was provided by a tankless coil water heater at the heating boiler; unit appeared to be in operable condition at the time of inspection; however, there appeared to be an inadequate amount of domestic hot water at the apartments (confirmed by tenants); corrections are recommended and may involve the adjustment of the hot water aquastat or may require other corrections; further review by a licensed plumbing or heating contractor is recommended and corrections performed where necessary; ESTIMATED REPAIR COST (adjustment of aquastat, only): service call by a licensed heating or plumbing contractor (service calls are typically $100.-$150.+ depending on contractor, time to perform work, etc.). 8. Water Heaters: there was a gas-fired 50 gallon water heater at the left side basement (rear), approximately 4+ yrs. old and in operable condition at the time of inspection; however, unit was not vented (vent pipe had not been installed) and carbon monoxide was being emitted into the basement; immediate corrections are recommended; in addition a discharge tube should be installed at the unit's relief valve. Heating and domestic hot water at right side 3rd and 4th floor apartment was provided by 50 gallon water heaters. A discharge tube should be installed at the 4th floor right side apartment water heater relief valve and the gas burner at the same unit was very noisy and operating improperly; in addition the water heater was not providing heating to the convectors; corrections are recommended by a licensed heating contractor or plumber. ESTIMATED REPAIR COST (deficiencies, noted above): difficult to determine; possibly $350.-$500.+; obtain bona fide estimate from licensed heating or plumbing contractor. 9. Plumbing: there was a plumbing leak at the PVC soil stack at the left side basement (rear); there was a plumbing leak at the condensate drain at the front area of the left side basement (front); the left side store's ladies lavatory mechanical vent was inoperable and the toilet at the men's lavatory was loose; there was a plumbing leak at the middle 2nd floor front apartment bath ceiling; repairs are recommended; ESTIMATED REPAIR COST: difficult to determine; possibly $350.-$500.+; obtain bona fide estimate from licensed plumber. There was inadequate functional flow (water pressure) at the right side apartments with all lower taps opened simultaneously; the causes for this deficiency may include the following: constrictions at the original plumbing, a constricted water entry line, a partially defective main water valve, etc.; This deficiency should be investigated by a licensed plumber who can more thoroughly analyze the problem and perform a flow test; the plumber can also provide a bona fide estimate for any repair work; ESTIMATED REPAIR COST: not determined; obtain bona fide estimate from licensed plumber. 10. Structure: RIGHT SIDE BASEMENT: the brick pier at the left front area of the right side basement had shifted and the top of the pier was sheared; repairs are recommended and will probably involve the reconstruction of the pier where necessary; LEFT SIDE BASEMENT (FRONT): there was no support at the right end of a floor joist at the right front area due to removed foundation material; repairs are recommended; LEFT SIDE BASEMENT (REAR): the floor joist at the left rear area in the vicinity of the leaking PVC soil stack was rotted out and not providing support; repairs are recommended. ESTIMATED REPAIR COST: difficult to determine; possibly $800.-$1200.+; obtain estimate from licensed contractor. 11. Main Stairways: there were missing or loose balusters at the main stairways in areas; corrections are recommended; ESTIMATED REPAIR COST: difficult to determine; possibly $350.-$500.+; obtain estimate from licensed contractor. 12. Doors: the self-closers at several of the apartment entry doors (fire doors) should be corrected and/or strengthened so that the doors close automatically; ESTIMATED REPAIR COST: not determined; obtain estimate from licensed contractor. 13. Electric: the right side 4th floor bath GFI receptacle was inoperable; the right side basement store panel cover was not mounted; there were open knockouts at the 2nd floor front panel, at the right side 4th floor subpanel (at apartment), at the middle store subpanel and at the left side store subpanel (at restaurant); corrections are recommended; ESTIMATED REPAIR COST: $150.-$250.+; obtain estimate from a licensed electrical contractor. There was only one 20A feeder serving the six left side apartments; this is inadequate for modern electrical needs and heaving up of the feeds is recommended at some point in the near future; in addition there were only two antiquated circuits (with fuse panels) serving these apartments; the installation of additional circuits (especially 20A circuits) is also recommended; ESTIMATED REPAIR COST: not determined; obtain estimate from a licensed electrical contractor. It should also be noted that the electrical systems serving many of the apartments (including all of the inspected left side apartments) was antiquated and inadequate; rewiring may be advisable at some point in the near future; a consultation with a licensed electrician is recommended at client's discretion for further analysis and for a bona fide repair cost estimate. |
REPAIR COST ESTIMATES ARE NOT GUARANTEED. Bona fide estimates
should be obtained from licensed contractors. This inspection was
performed according to the Standards and Practices of The American
Society of Home Inspectors (ASHI). THIS IS A REPORT OF A VISUAL INSPECTION
OF THE READILY ACCESSIBLE AREAS OF THE BUILDING, ONLY AND ONLY OF CONDITIONS
EXISTING AT THE TIME OF INSPECTION.
# The following information is provided as information helpful to the client; inspection of fire escapes is not within the purview of this building inspection report; the securing of the fire escapes to the building could not be determined by a visual inspection; see the Pre-Inspection Agreement. The fire escapes were in worn and neglected condition-extensively worn and rusted at several areas- and in need of extensive repair and/or maintenance; an inspection by a fire escape company is recommended at some point in the near future and repairs and maintenance performed where necessary; obtain repair cost estimate from licensed fire escape company. # There was evidence (dead rats, rat feces, etc.) of a rat infestation at the basements; however, the inspection for rodents is not within the purview of this inspection; see the Pre-Inspection Agreement; a treatment by a licensed exterminator is recommended at client's discretion. #The alarm systems at the stores were not inspected; the inspection of alarm systems is not within the purview of this inspection; see the Pre-Inspection Agreement and obtain further information from the seller and/or the alarm company.
1. Asbestos: there was asbestos lagging(insulation) at the left side basement steam lines (front and rear left side basements) and at the middle basement; much of the lagging was in friable condition; either encapsulation or removal may be desirable at the discretion of the client; the Environmental Protection Agency (E.P.A.) reports that asbestos represents a health hazard if "friable" (damaged, crumbling, or in any state that allows the release of fibers); any encapsulation or removal work should be performed according to code by a licensed asbestos abatement contractor; ESTIMATED REPAIR COST: encapsulation- $8+/linear foot; removal- $14+/linear foot (removal is typically $2000.-$3000.+ for a typical basement); obtain estimate from licensed asbestos abatement contractor. 2. Windows: the windows were a combination of vinyl replacement units and wood double hung units with storms in very worn condition-extensively worn at some areas- and in need of extensive repair and/or maintenance including putty, paint and caulking; most of the wood double hung units were without storm windows and drafty; the installation of storm windows is recommended at some point in the near future; ESTIMATED REPAIR COST (installation of storm windows): typically $150.-$250.+/window depending on several factors; the replacement of the wood double hung units with thermal replacement windows (recommended) is another option available to the client; ESTIMATED REPAIR COST (installation of replacement windows): typically $250.-$350.+/window depending on several factors; obtain estimate from licensed window contractor. 3. Structure: RIGHT SIDE BASEMENT: the floor decking at the right side basement left rear crawl space was in very worn condition in areas; the left end of the end joist at the same area was not properly perched at the left side foundation wall; repairs are recommended at some point in the near future; ESTIMATED REPAIR COST: difficult to determine; possibly $300.-$500.+. The 2X8 retrofitted floor joisting at the left rear area of the right side basement ceiling appeared to be undersized and reinforcement of this framing is recommended at some point and may involve the "sistering" of joisting; ESTIMATED REPAIR COST: not determined.
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THE SCOPE OF THE INSPECTION
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All components designated for inspection in the ASHI® Standards of Practice
are inspected, except as may be noted in the "Limitations of Inspection"
sections within this report. This inspection is visual only. A representative sample of building components are viewed in areas that are accessible at the time of the inspection. No destructive testing or dismantling of building components is performed. It is the goal of the inspection to put a home buyer in a better position to make a buying decision. Not all improvements will be identified during this inspection. Unexpected repairs should still be anticipated. The inspection should not be considered a guarantee or warranty of any kind. Please refer to the pre-inspection contract for a full explanation of the scope of the inspection. |
| Roofing System |
| Roof Covering: | Asphalt Roll Roofing |
| Chimneys: | Masonry |
| Gutters and Downspouts: | Aluminum |
| Method of Inspection: | Roof was Walked |
ROOFING OBSERVATIONS
| Roof Covering: there was evidence of systemic wear (pitting,
blistering) at the left side roof and middle roof and these roofs are at
the end of their average useful service lives; roof material of this type
typically lasts 10-15+ yrs; reroofing (preferably with silver coated
rubberized membrane roofing) will probably be necessary within 1-1.5 yrs.;
the right side roof appeared to be approximately 5-10 yrs. old and was in
serviceable condition; a roof patch had been performed at the right side
roof; see photos on the next page. The rear lower roofs were asphalt shingle, approximately10-15+ yrs. old and at or nearing the end of their average useful service lives (especially the lower rear lower roof); reroofing (preferably with silver coated rubberized membrane roofing) will probably be necessary within 1-1.5 yrs.-especially the lower rear lower roof. The debris should be removed from the upper rear lower roof to allow for roof drainage. The attachment of the rear middle fire escape horizontal walkway to the rear lower roof should be thoroughly inspected and flashed at some point to prevent water penetration; Roof Leaks: there was broken glass, worn flashing, and current roof leakage at the left side roof skylight; comprehensive repairs are recommended; all skylights should be inspected when the aforementioned repairs are performed and additional repairs performed where necessary. There were ceiling repairs and evidence of former roof leakage (possibly current) at the right side 4th floor ceilings (see photos, on the next page); areas were dry at the time of inspection as tested by the moisture meter. The purview of this visual inspection is only of conditions existing at the time of inspection at readily accessible areas. It is recommended that the client inspect the premises during a period of sustained rainy weather to determine the existence of roof leaks under those conditions. Flashing: the roof flashing was in generally worn condition and should be reflashed (retarred) at some point in the near future (and would be performed with reroofing); flashing requires occasional maintenance (retarring); this includes the flashing at the skylights, chimneys, plumbing vent pipes, etc.; there was no evidence of any leakage at the flashing at the time of inspection. Gutters and Downspouts: the original right side and middle main downspout subsurface drains had been abandoned and the downspouts discharged at the rear yard area. The middle downspout discharged at the oil tank area and had caused significant erosion at the middle rear basement bulkhead area; there was also extensive water draining down the basement steps and significant masonry deterioration and failure at the steps left sidewall (see photos, on the following pages); corrections are recommended to prevent further erosion and deterioration - and to prevent the downspout discharging at the oil tank area (could cause damage to tank); repairs are also recommended at the basement steps sidewall. The left side downspout discharged into a subsurface drain; the condition of the subsurface drains could not be determined by a visual inspection; it is recommended that the client inspect the premises during a period of sustained rainy weather to determine the effectiveness of the drains under those conditions. The gutters (and subsurface drains if present) require to be periodically cleaned. The right side roof downspout should be properly secured at some point (with an additional bracket).
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LIMITATIONS OF ROOFING INSPECTION
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As prescribed in the pre-inspection contract, this is a visual inspection
only. Roofing life expectancies can vary depending on several factors.
Any estimates of remaining life are approximations only. This assessment of
the roof does not preclude the possibility of leakage. Leakage can develop
at any time and may depend on rain intensity, wind direction, ice build up, etc. The inspection of the roofing system was limited by (but not restricted to) the following conditions:
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| Electrical System |
| Size of Electrical Service: | 120/240 Volt Main Service - Service Size: 250 Amps (right side basement); 200 Amps (left side basement-front) |
| Service Entrance Wires: | Overhead |
| Main Disconnect: | Main Service Rating 250, 200 Amps |
| Distribution Panels: | Circuit Breakers and Fuses. Located: at the front areas of basements |
| Distribution Wiring: | Copper |
| Receptacles: | Grounded and Ungrounded |
ELECTRICAL OBSERVATIONS
| Service: the service ampacity to the building appeared to be
adequate for current needs. Circuits: RIGHT SIDE BASEMENT: the building had the following circuits- karate store panel (60A): 2 15A, 7 20A; other store panel (150A-3 phase): 2 15A, 4 20A, 1 30A-3 phase, 1 50A-3 phase, 2 70A-3 phase; 2nd floor panel: no breakers; 3rd floor panel: (40A), subpanel: 3 20A; 1 15A, 2 20A; 4th floor panel (60A); unit # 7 (40A); unit # 3 (40A), 1 15A; unit # 11 (40A); unit # 4 (30A); unit # 8 (30A); unit # 12 (30A). The store panel cover (right side of electric room) was not mounted; see photo, on the next page; repairs are recommended. Right side apartments subpanels: 3rd floor: 3 20A; 4th floor: 1 15A, 3 20A, 1 20A(240V). MIDDLE STORE SUBPANEL (60A-3 phase): 1 15A, 9 20A; there was an open knockout at this subpanel; corrections are recommended. There was an unsecured trough cover at the middle basement; corrections are recommended at some point in the near future. There was a 100A main panel at the middle store basement; it was not determined if this panel served the middle store subpanel. LEFT SIDE BASEMENT (REAR): subpanel: 15A-3 phase; subpanel: 2 15A, 4 20A, 1 20A(240V). LEFT SIDE BASEMENT (FRONT): the building had the following circuits- 2nd floor front: 1 20A; 2nd floor rear: 1 20A; 3rd floor front: 1 20A; 3rd floor rear: 1 20A; 4th floor front: 1 20A; 4th floor rear: 1 20A; hall: 5 15. There were 60A feeds to the aforementioned panels; there were open knockouts at the 2nd floor front panel, at the right side 4th floor subpanel (at apartment), and at the left side store subpanel (at restaurant); there appeared to be mismatched fuses (overfusing) at some of the left side apartment subpanels (typically 20A or 30A fuses on 15A or 20A wiring); corrections are recommended at some point. There was only one 20A feeder serving the aforementioned apartments; this is inadequate for modern electrical needs and heaving up of the feeds is recommended at some point in the near future; in addition there were only two antiquated circuits (with fuse panels) serving these apartments (see photo, on the next page); the installation of additional circuits (especially 20A circuits) is also recommended. It should be noted that the electrical systems serving many of the apartments (including all of the inspected left side apartments) was antiquated and inadequate; a consultation with a licensed electrician is recommended at client's discretion for further analysis and for a bona fide repair cost estimate. Four of the six middle apartments were not accessed (lockout) and the electrical systems at these apartments were not inspected. Left side store panel (200A-3 phase): 1 20A(240V), 3 30A(240V), 1 40A(240V), 1 50A(240V), 1 20A-3 phase, 1 70A-3 phase, several 15A and 20A lower branch circuits; there were several double tapped circuit breakers; corrections are recommended at some point. This panel appeared to be undersized for the number of conductors contained therein; the installation of a larger or 2nd panel is recommended at some point in the near future; a consultation with a licensed electrician is recommended at client's discretion for further analysis and for a bona fide repair cost estimate; it should be noted that this is not a code compliance report; see the Pre-Inspection Agreement. The subpanel (at restaurant) had the following circuits: several 15A and 20A, 1 30A-this panel cover was not removed. The electrical system at the right side 4th floor apartment had been modernized. The service panels serving the stores and apartment were not labeled accurately and all service panels could not be properly matched to stores and apartments; a consultation with a licensed electrician is recommended at client's discretion for further analysis and to perform proper and accurate labeling of panels. Conductors: branch wiring was copper (armored cable) in serviceable condition where readily accessible. General wiring appeared to be a combination of updated wiring and older wiring (especially at the left side and middle apartments); the updated wiring may be spliced into older wiring throughout the premises; the amount of older wiring and the condition of the older wiring could not be determined by a visual inspection; a determination should be made at some point as to the full extent of older wiring and the updating of all older wiring may be advisable at some point in the future. There was some original knob and tube wiring in use at the right side basement rear area and possibly at other inaccessible areas; this wiring was approximately 65+ yrs. old and in worn condition; it may be advisable at some point in the future to replace any existing knob and tube wiring with updated non-metallic cable; a consultation with a licensed electrician is recommended at client's discretion for further analysis and for a bona fide repair cost estimate. Receptacles and Fixtures: receptacles were randomly tested and most were found to be operable; there were a marginal number of receptacles at the middle and right side stores; there were an average of two non-grounded receptacles per room at the left side and middle apartments where readily accessible; the installation of additional or replacement (three pin grounded) receptacles is recommended at some point in the near future. The electrical systems serving many of the apartments (including all of the inspected left side apartments) was antiquated and inadequate; rewiring may be advisable at some point; a consultation with a licensed electrician is recommended at client's discretion for further analysis and for a bona fide repair cost estimate. The right side 4th floor bath GFI receptacle was inoperable; repairs are recommended. There was a receptacle with reverse polarity near the right side store water heater; there were several receptacles with reverse polarity or non-grounded three pin receptacles at the right side 3rd floor and 4th floor apartments; there was a non-grounded three pin receptacle at the left front area of the middle store; there was a loose switch at the left side 4th floor rear apartment bath; the left side; there was improper lamp cord wiring (zip cord) powering a ceiling light at the left side 3rd floor front apartment ceiling light; corrections are recommended at some point; all receptacles should be tested by a licensed electrician at some point and corrections performed where necessary. The installation of GFI (ground fault circuit interrupter) receptacles at the bath, at the kitchen (within 6 feet of the sink) at some point in the near future (see Illustration, on the next page). GFI devices are extremely valuable, as they offer an extra level of shock protection especially at potentially damp areas. GFI receptacles have been required by the National Electrical Code (in new construction and when buildings are rewired) since the 1980's. Fire codes dictate that smoke detectors are required at each level of the building (at a minimum). A fire department smoke detector test is typically required prior to closing; SEE REALTOR, for information; existing units were not tested.
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LIMITATIONS OF ELECTRICAL INSPECTION
As prescribed in the pre-inspection contract, this is a visual inspection only.
The inspection does not include low voltage systems, telephone wiring, intercoms,
alarm systems, TV cable, timers or smoke detectors. The inspection of the
electrical system was limited by (but not restricted to) the following conditions:
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| Heating System |
HEATING OBSERVATIONS
| MAIN HEATING SYSTEM: heating at the left side and middle
apartments was provided by a cast iron oil-fired steam boiler, adequately
sized, approximately 6+ yrs. old, and in inoperable condition at the time
of inspection: exhaust fumes and a significant amount of carbon monoxide
were being improperly discharged at the top of the boiler especially at the
front boiler area; immediate corrections are recommended by a licensed
heating or plumbing contractor and will involve the removal of the boiler
housing so that a thorough inspection can be performed and so the area of
leakage can be determined; there may also be a blockage in the chimney
contributing to the aforementioned deficiency; there was no draft regulator
at the boiler and the boiler vent pipe section near the foundation wall was
not secured with sheet metal screws; immediate corrections are recommended
(see photos and illustration, on the following pages); there were exposed oil
lines at the boiler room floor (see photo, on the next page); corrections are
recommended; the rear boiler room window well grill should be cleared so that
there is adequate fresh air supplied to the boiler. The burner was a high
efficiency type unit (3450 RPM) and appeared to be in serviceable
condition-however, the burner flame was not readily accessible and was not
inspected. The heating system was of low efficiency (old boiler and
distribution system, etc.) and information relating to heating bills should
be obtained from the seller. The boiler appeared to have been installed amateurishly and without permits and final inspections. Also, according to the seller there have been chronic boiler problems over the years. Comprehensive boiler repairs should be performed and the entire heating system fully inspected prior to closing. Boilers of this type typically last 25-35+ yrs.; boiler should be flushed down every 2-3 weeks during periods of operation; system was one-pipe gravity return. The low water cut-off was not operated or tested. The securing of a service contract with a local oil company may be advisable. The installation of a carbon monoxide detector (s) at the premises is recommended at some point in the near future. The installation of full fireproofing (fire resistant drywall) at the ceiling above the boiler is recommended at some point. Distribution: due to the inoperability of the boiler (see above), heat distribution could not be properly inspected; heat distribution (including whether or not radiators heated up, the existence of leakage at radiators, etc.) should be inspected after repairs are performed and prior to closing; system was one zone. Air relief vents at steam radiators have to be occasionally replaced. The middle 2nd floor rear apartment kitchen radiator was not connected; corrections are recommended. Some of the radiators had been removed at the apartments in areas including at the left side 4th floor front apartment; corrections are recommended at some point. Heat distribution was somewhat limited (radiators were positioned front and rear) and the installation of additional radiators may be desirable at some point at the client's discretion. There was asbestos lagging(insulation) at the left side basement steam lines (front and rear left side basements) and at the middle basement; much of the lagging was in friable condition; either encapsulation or removal may be desirable at the discretion of the client; the Environmental Protection Agency (E.P.A.) reports that asbestos represents a health hazard if "friable" (damaged, crumbling, or in any state that allows the release of fibers); any encapsulation or removal work should be performed according to code by a licensed asbestos abatement contractor. HEATING AT THE RIGHT SIDE 3RD AND 4TH FLOOR APARTMENTS: heating and hot water at right side 3rd and 4th floor apartment was provided by 50 gallon water heaters. The 3rd and 4th floor water heaters were in operable condition and providing adequate domestic hot water at the time of inspection; the 4th floor unit was in new condition; however, a discharge tube should be installed at the unit's relief valve and the gas burner was very noisy and operating improperly; in addition the water heater was not providing heating to the convectors; corrections are recommended; the 3rd floor unit was approximately 9 yrs. old and nearing the end of its useful service life; units of this type have a service life of 10-15 yrs. HEATING AT RIGHT SIDE STORE: heating at the right side store was provided by a ceiling mounted gas-fired forced air furnace, adequately sized, approximately 5+ yrs. old, and in operable condition at the time of inspection; however, the unit was not readily accessible and was not directly inspected; the purview of this visual inspection is only of conditions existing at the time of inspection at readily accessible areas; furnaces of this type typically last 20+ yrs. A carbon monoxide test was conducted at the heating system; no toxic levels or carbon monoxide were noted. HEATING AT MIDDLE STORE: heating at the middle store was provided by a gas-fired forced air furnace located at the right side store; unit was adequately sized, approximately 10+ yrs. old, and in inoperable condition at the time of inspection (did not fire when the thermostat called for heat); corrections are recommended by a licensed HVAC contractor; the entire system including heat distribution should be checked when repairs are performed. The furnace filter was dirty and should be replaced; filters require replacement every 2-3 months during the heating season. In addition the blower did not operate in the manual mode; corrections may be desirable at some point at the client's discretion. HEATING AT LEFT SIDE STORE: there was no apparent heat source at the left side store (confirmed by store employee) and some heating was provided by the residual heat from the restaurant stoves; the installation of a heating system may be advisable at some point. Oil tank: there was an underground oil storage tank at the rear yard area (see photo and illustration, on the next page); a cap should be installed at the oil tank vent pipe; this inspection is only of readily accessible areas and the condition of the buried oil tank could not be determined; tank testing can be contracted for by the client or oil tank insurance can be obtained. This inspection is only of readily accessible areas and the condition of the buried oil tank or of the surrounding soils could not be determined. It is possible that there is oil leakage underground and that an environmental cleanup may be necessary; however, there was no overt evidence of oil leakage at the time of inspection. The middle downspout discharged at the oil tank area and had caused significant erosion (see photo, on the next page); corrections are recommended at some point in the near future to prevent further erosion and to prevent the downspout from discharging at the oil tank area (could cause damage to tank).
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LIMITATIONS OF HEATING INSPECTION
As prescribed in the pre-inspection contract, this is a visual inspection only.
The inspection of the heating system is general and not technically exhaustive.
A detailed evaluation of the furnace heat exchanger is beyond the scope of this
inspection. The inspection was limited by (but not restricted to) the following
conditions:
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