Building Inspection Report
 
(Sample Pages, only: Report Summary, Roofing Section, Electrical Section, Heating Section)



Inspection Date:
 

Prepared For:
 

Prepared By:
Inspex Building Inspections
6240 Washington Blvd.
Jersey City, NJ 07310

201-792-0888
201-792-9333 Fax

Report Number:
 

Inspector:




Report Overview

THE HOUSE IN PERSPECTIVE


  The house was wood frame on a poured concrete foundation, approximately 70+ years old, and in below average to average condition for a house of this age and type.

IMPROVEMENT RECOMMENDATION HIGHLIGHTS


  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.

 
LIST OF ITEMS WHERE REPAIR IS RECOMMENDED
(INCLUDING ESTIMATED REPAIR COSTS)

 

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.

 
1. Electric: there was no proper drip loop at the service drop (wires coming into house) and the service entrance cable was in improper contact with the fascia-soffit; corrections are recommended by a competent and licensed electrician; 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; ESTIMATED REPAIR COST: difficult to determine; possibly $450.-$600.+; obtain bona fide estimate from a licensed electrical contractor.
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 bona fide estimates from licensed roofing contractors.
3. Garage: eventhough there was a garage door, there was no legal attached garage at the premises; the creation of a fireproofed, segregated, and legal attached garage space may be desirable at some point at the client's discretion; it should be noted that this is not a code compliance inspection; see the Pre-Inspection Agreement and obtain further information from the municipal building department; ESTIMATED REPAIR COST: not determined; obtain bona fide estimate from licensed contractor.
4. 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; 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. ESTIMATED REPAIR COST (typical cost of tank search): $250.-$350.+
5. Heating: 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; 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; ESTIMATED REPAIR COST: difficult to determine; possibly a service call by a licensed heating contractor or plumber (service calls are typically $100.-$150.+ depending on contractor, time to perform work, etc.). 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.; typical replacement cost: $3500.-$4500.+
6. Basement Dampness and/or Flooding: there was current basement dampness noted at the front foundation wall; there was water penetration and seepage at the right front corner, middle area near the water entry line, and at the left front corner. Possible causes and corrections may include the following: there was negative slope at the perimeter grading at most areas; improvement of the grading is recommended at some point in the near future so that there is a positive slope away from the house wall for proper drainage; ESTIMATED REPAIR COST: not determined; obtain estimate from licensed landscaping contractor. It should be noted that there was a low basement at the premises (high headroom) which presumes that the basement floor is closer to the water table and therefore the basement more vulnerable to basement dampness and/or flooding.
  The installation of a sump pump or french drain system may also be advisable at some point at the client's discretion as a precautionary measure; typical cost (installation of french drain system); $2500.-$3500.+ The installation of drain tiling at the base of the exterior foundation wall (especially at the front foundation wall) is another option available to the client; the installation of drain tiling is costly and requires the excavation of soil at the base of the exterior foundation wall; a a consultation with a licensed waterproofing contractor may be advisable for further analysis and for a bona fide repair cost estimate.
  It should be noted that the aforementioned water penetration at the front foundation wall was in close proximity to both the water entry line (middle area) and the main sewer line (left front corner area); it is possible that there is leakage at plumbing; however, this could not be determined by a visual inspection; the purview of this visual inspection is only of conditions existing at the time of inspection at readily accessible areas. In addition the right rear downspouts should be realigned and extended at some point in the near future so that they discharge away from the house wall.   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 basement dampness and/or flooding under those conditions.
7. Structure: there was extensive and significant settlement cracking at the foundation walls in areas including at the following areas: a.) there was major settlement cracking at the left rear foundation wall (in the vicinity of the basement stairs); the cracking varied from approximately 3/8 inch at the top tapering down to approximately 1/8 inch; b.) there was moderate settlement cracking at the rear wall and right side wall including in the vicinity of the windows; c.) there had been significant cracking at the right middle interior foundation wall area; this cracking had been repaired and/or sealed up and the full extent and width of the cracking could not be determined; obtain further information from the seller.
  Houses tend to settle in the first 20-30+ years and the settlement may have stabilized and reached a point of equilibrium; however, only long term monitoring can determine ongoing settlement or movement; at a minimum all settlement cracking should be repaired and/sealed up at some point in the near future to prevent water penetration and further deterioration; ESTIMATED REPAIR COST (repair and/or sealing up of cracking, only): difficult to determine; possibly $350.-$500.+; obtain bona fide estimate from a licensed contractor.
  This inspector is not a structural engineer and a structural engineering analysis is beyond the scope of this inspection. A consultation with a structural engineer may be advisable for a further and more complete analysis. This company can furnish the client with a referral of a structural engineer upon request; you may consult with him or you may select an engineer on your own. This company assumes no liability or responsibility for the work performed by referred contractors or specialists.



# Plumbing: the water entry line and interior water piping were galvanized steel in serviceable condition where readily accessible; however, it should be noted that galvanized steel plumbing has an average useful life of 30-40+ yrs. and tend to rust out from the inside. Galvanized steel plumbing has the shortest average useful life of the four common plumbing materials: copper, brass, plastic and galvanized steel. Replumbing with copper plumbing may be necessary at some point and depending on the future requirements of the client (e.g. if a 2nd bath is installed); a consultation with a licensed plumbing contractor may be desirable at client's discretion for further analysis and for a bona fide repair cost estimate.


ADDITIONAL ITEMS WHERE REPAIR OR IMPROVEMENT IS ADVISABLE AT SOME POINT


1. 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; 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; ESTIMATED REPAIR COST (reroofing, only): $3500.-$5000.+; obtain estimates from licensed roofing contractors.
2. Chimney: the chimney flues appeared to be very dirty; chimney sweeping is recommended at some point in the near future; ESTIMATED REPAIR COST: $300.-$400.+; obtain estimate from licensed chimney cleaning company.
3. Plumbing: the diverter at the bathtub was leaky; repairs are recommended at some point in the near future; ESTIMATED REPAIR COST: not determined; obtain estimate from licensed plumber.
4. Electric: 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; ESTIMATED REPAIR COST: not determined; obtain estimate from licensed electrical contractor.
5. Basement: there appeared to be extensive carpenter ant damage at the garage door left side doorjamb inside upright (from top to bottom); repairs are recommended at some point in the near future and will involve the replacement of the upright; also, see Termite Report; ESTIMATED REPAIR COST: $100.-$175.+; obtain estimate from licensed contractor. There was miscellaneous termite damage at the framing above the basement left middle foundation wall area: there was significant damage at bridging at the sill plate area, minor surface damage at the sill plate (same area), minor damage at floor decking (same area), and minor damage at the right side of the window (same area); see photo below; although damage was relatively minor where readily accessible, repairs may be advisable at some point (including at the damaged bridging); the purview of this visual inspection is only of conditions existing at the time of inspection at readily accessible areas; there may be additional termite damage at inaccessible areas; also, see Termite Report; ESTIMATED REPAIR COST: not determined; obtain estimate from licensed contractor.


REMARKS

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 SCOPE OF THE INSPECTION


  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.

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Roofing System

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
MAIN ROOF SHINGLE

LIMITATIONS OF ROOFING INSPECTION


  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:
  • The entire underside of the roof sheathing is not inspected for evidence of leakage.
  • Evidence of prior leakage may be disguised by interior finishes.

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Electrical System

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
NO DRIP LOOP AT SERVICE ENTRANCE CABLE
OLD WIRING AT RECEPTACLE
OLD WIRING AT RECEPTACLE

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:
  • Electrical components concealed behind finished surfaces could not be inspected.
  • Only a representative sampling of outlets and light fixtures were tested.
  • Furniture and/or storage restricted access to some electrical components.
Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.
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Heating System

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-FIRED STEAM BOILER
OIL LEAKAGE AT OIL TANK
OIL LEAKAGE AT OIL TANK

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:
  • The adequacy of heat distribution is difficult to determine during a one-time visit to a home.
Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.
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