THE HOUSE IN PERSPECTIVE

IMPROVEMENT RECOMMENDATION HIGHLIGHTS

THE SCOPE OF THE INSPECTION

Roof Covering:	Asphalt Shingle (organic or fiberglass)
Chimneys:	Masonry
Gutters and Downspouts:	Aluminum
Method of Inspection:	Viewed from ladder at eave. Viewed with binoculars

ROOFING OBSERVATIONS

Roof: the roof was approximately 20+ yrs. old; there was moderate systemic wear at the main roof (curling, cupping or drying out of shingle) and the roof is reaching or at the end of its of its average useful service life; there was more significant wear at the rear gable; shingle of this type typically lasts 18-22+ yrs.; reroofing will probably be necessary within 1-1.5+ years; there appeared to be one layer of roofing; most municipal building codes allow a maximum of two roof layers; there appeared to be no ice dam protection at the roof eaves which is a typical condition of a house of this age and type; the installation of ice dam protection is recommended at the next roofing (see photos and illustration, below); a consultation with a licensed roofing contractor may be desirable at the client's discretion for further analysis and for a bona fide repair cost estimate. Roof Leaks: there was no evidence of any current roof leakage at the time of inspection as observed at top floor ceilings and at attic where readily accessible. 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: flashing requires occasional maintenance (retarring); this includes the flashing at the chimney, plumbing vent pipes, etc.; there was no evidence of any leakage at the flashing at the time of inspection. Roof Drainage: the right rear downspouts should be realigned and extended so that they discharge away from the house wall.The right rear downspout should be better secured at some point. The gutters (and subsurface drains if present) require to be periodically cleaned. MAIN ROOF SHINGLE

LIMITATIONS OF ROOFING INSPECTION

Size of Electrical Service:	120/240 Volt Main Service - Service Size: 100 Amps
Service Entrance Wires:	Overhead
Service Ground:	Aluminum
Main Distribution Panel:	Circuit Breakers. Located: at the right side basement
Distribution Wiring:	Copper
Receptacles:	Grounded and Ungrounded

ELECTRICAL OBSERVATIONS

Service: the service ampacity appeared to be adequate for current needs; however, heavying up of the service (e.g. to 200 Amps) may be desirable at some point and depending on the client's future electrical requirements. The electrical system grounding wire was properly attached to the water entry line at the street side of the water meter. There was no proper drip loop at the service drop and the service entrance cable was in improper contact with the fascia-soffit (see photo and illustration, below); corrections are recommended by a competent and licensed electrician. Circuits: there appeared to be an adequate number of lighting (15A) and appliance (20A) circuits at the house: 8 15A, 4 20A, 1 30A(240V), 1 40A(240V). There was a marginally sized 50A submain feeding the lower branch circuits; heavying up of this feeder is recommended at some point (e.g. to 70 or 100 Amps) and depending on the client's future electrical requirements; a consultation with a licensed electrician may be advisable at client's discretion for further analysis and for a bona fide repair cost estimate. 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 (see photo, below); 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. Receptacles and Fixtures: receptacles were randomly tested and most were found to be operable; there were an average of 3 grounded receptacles per room. There were several receptacles with reverse polarity throughout the premises; there was a broken receptacle at the 2nd floor right front; all receptacles should be tested by a licensed electrician and corrections performed where necessary.   The installation of GFI (ground fault circuit interrupter) receptacles at the kitchen (within 6 feet of the sink), at exterior receptacles, and wherever applicable is recommended at some point in the near future (see Illustration, below). 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 houses are rewired) since the 1980's.   Fire codes dictate that smoke detectors are required at each level of the house (at a minimum). A fire department smoke detector test is typically required prior to closing; SEE REALTOR, for information; existing units were not tested. NO DRIP LOOP AT SERVICE ENTRANCE CABLE OLD WIRING AT RECEPTACLE

LIMITATIONS OF ELECTRICAL INSPECTION

Primary Energy Source:	Oil
Heating System Type:	Steam
Heat Distribution Methods:	Radiators

HEATING OBSERVATIONS

Heating System: heating was provided by a cast iron oil-fired steam boiler; adequately sized, approximately 15-20+ old, and in operable condition at the time of inspection (see photo and illustration, below); the burner was a low efficiency type unit (1725 RPM), approximately 15+ yrs. old and in operable condition; exhaust fumes including high levels of carbon monoxide were being improperly discharged at the burner area; this may be caused by improper combustion, marginal drafting, and/or by gapping and spacing at the front boiler housing (at burner area); in addition the draft regulator was inoperable; immediate corrections are recommended by a competent and licensed heating contractor or plumber; the aforementioned deficiency (discharge of exhaust fumes including carbon monoxide) also contributed to the significant oil odor throughout the premises when the heating system was on; oil odors are not unusual in older homes with oil heating systems and it may difficult or not possible to fully rid the house of oil odors with the existing heating system; a consultation with a licensed heating contractor is recommended for further analysis.   It should be noted that the boiler is nearing or has reached the end of its average useful service life; replacement of the boiler may be necessary in the not so distant future; 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. A carbon monoxide test was conducted at the heating system and water heater; no toxic levels or carbon monoxide were noted. The installation of a carbon monoxide detector (s) at the premises is recommended at some point. Distribution: heat distribution was randomly checked and radiators or convectors were providing heat where randomly sampled; system was one zone. Air relief vents at steam radiators have to be occasionally replaced. The original asbestos lagging at the heating lines at the basement had been removed at some time in the recent past; obtain further information from the seller to confirm that work was performed by a licensed asbestos abatement contractor. Oil Tank: there was an above ground oil tank in the basement; there appeared to be minor oil leakage at the left side of the tank (see photo and illustration, below); the tank should be thoroughly inspected by the oil company under contract or by an oil tank testing company (concurrently with tank search below) and repairs performed where and if necessary and prior to closing.   There may be an abandoned underground oil storage tank at the left front area of the property; possible evidence would include the following: there was a cement covering at the left front basement floor that may have once covered former oil lines; a tank search should be conducted by an oil tank testing company; either treatment or removal (decommissioning) of the tank will be required if an undecommissioned abandoned oil tank exists; obtain further information from the seller; it is possible that there is oil leakage underground and an environmental cleanup (typically very expensive) may be necessary. OIL-FIRED STEAM BOILER OIL LEAKAGE AT OIL TANK

LIMITATIONS OF HEATING INSPECTION