Comprehensive Home & Building Inspections

Transcription

1 Cover Page Property Inspection Report 1600 Pennsylvania Avenue, Staten Island, Inspection prepared for: Doe John Inspection Date: 6/20/2008 Inspector: License # Willowbrook Road, Staten Island, Phone: inspector2314@yahoo.com homeinspectionsnewyork.com

2 Report Summary Report Summary Building Page 5 Item: 2 Doors Damaged door front door. Front door frame needs caulking/sealant. Track of rear slider door should be lubricated. There is no storm door the front door. A drip cap should be installed over the storm the basement door. Page 5 Item: 3 Siding Condition There are multiple unsealed penetrations in the vinyl siding. Page 5 Item: 4 Brick Observations The tarpaper/moisture barrier should be trimmed back where the bricks meet the vinyl the N-NW corner. Page 5 Item: 5 Window Condition The front windows need caulking/sealant. Window screens missing. The designer window above the front door need cleaning. Page 6 Item: 6 Exterior Paint Steel header over front door should be painted with a rust preventive paint. Page 6 Item: 7 Stairs/Steps/Porch Observations The staircase landing at the bottom of the rear deak steps is inadequate and is a safety hazard. The concrete landing at the bottom of the the rear deck is undersized and is a trip/safety hazard. Wood to ground contact Page 6 Item: 8 Gutters/Downspout Install clean out "tees" and gutter to pipe all storm s drain connections. Attic Page 7 Item: 3 Exhaust Vent Thermostat controlling attic exhaust fan should be adjusted. Page 8 Item: 5 Structure A ceiling rafter adjacent to the attic pull down stairs has been saw cut approximately 2/3 through. Additionally the rafter is split. It has to be repaired. Plywood flooring should be installed to allow for safe access and storage. Page 9 Item: 6 Ventilation Thermostat controlling attic exhaust fan should be adjusted. Interior Areas Page 9 Item: 1 Ceiling Condition Miscellaneous/minimal spackle touch-up needed. Page 10 Item: 2 Wall Condition Miscellaneous/minimal spackle touch-up needed. Page 10 Item: 4 Window Condition Missing some window crank handles. Page 10 Item: 6 Stairs & Handrail Interior steps to basement show signs of wear. Bathroom Page 13 Item: 5 Sinks Vanity tops/sinks are loose and should be secured. I was informed they are being replaced. Page 1 of 36

3 Page 14 Item: 7 Ceramic Tile Observations There are some over cuts in some tiles where the plumbing penetrates the tile. These over cuts should be repaired. As they are minimal, grouting or siliconing may be sufficient. There are grouting cracks in tile corners. Basement Page 15 Item: 1 Description There is no fire rating label on the interior garage door. Page 16 Item: 5 Water Intrusion There is standing water in the basement floor drain channels. The basement floor drain channels are blocked. Install sump pit/pump where basement floor drainage terminates. There should be a 2" threshhold below the door saddle of the exterior basement door. Electrical Page 17 Item: 1 Electrical Service Inspection of the circuit breakers and bedroom outlets revealed that there is a problem within the AFCI (arc fault circuit interrupter) circuits, feeding the bedroom outlets. The breakers repeatedly blew when resetting, regardless of if they were being loaded of not. Cable Page 19 Item: 1 Cable Observations The electrical outlet in the laundry area is loose. The electrical outlet in the laundry area should be a GFI protected outlet. There are unattached coaxial cables exiting the house. This installation has to be completed. Foundation Page 20 Item: 3 Anchor Bolts There is an exposed anchor bolt penetrating the the rear basement window. Garage Page 20 Item: 2 Garage Door Condition The clearance between the overhead garage door and the ceiling is minimal. The installation of a mechanical closer may be impossible. Page 20 Item: 3 Fire Door There is no fire rating label on the interior garage door. Grounds Page 21 Item: 1 Driveway and Common cracks were visible in limited areas. Walkway Condition Page 22 Item: 4 Grading There is a area behind the exterior basement staircase, on the W-NW side of the structure the is extremely conducive to allowing water to enter the structure. In addition to being a "water trapping zone", in an attempt to dirvert the trapped water, a trench was dug along the inner perimeter, along the foundation and filled with stone. This alteration has compounded the problem by making the area more porous. It also acts to serve as a funnel to draw more water towards the foundation and in extreme weather conditions can cause pooling of water. Page 2 of 36

4 Page 23 Item: 5 Exterior Drains All exterior drains should be tested prior to closing. Remove abandoned underground drainpipe. Clean out tees and downspout to pipe connections caps should be installed at all downspout drain connections. HVAC Page 24 Item: 1 Heating There is no air humidifier installed. Page 26 Item: 4 Installation There are signs of previous leakage in furnace. HVAC contractor states it is a non active leak. Page 27 Item: 5 AC Compressor The air flow of the AC condensor is restricted by the deck above it. This will impair the efficiency of the system and have an effect on the lifespan of the unit. Kitchen Page 30 Item: 4 Dishwasher Install high loop on dishwasher drain line. Page 31 Item: 9 Sliding Doors The track on the sliding door in the kitchen should be lubricated. Laundry Page 32 Item: 3 GFCI The electrical outlet in the laundry area is loose in the wall. The electrical outlet in the laundry area should be GFCI protected. Water Heater Page 34 Item: 2 TPRV The TPR (temperature/pressure relief) valve overflow tube is missing. Page 3 of 36

5 1. Elevations Building For the purpose of this report, the house faces Southeast. SE - Southeast Elevation SW - Southwest Elevation 2. Doors NW - Northwest Elevation The front door is metal clad over wood. NE - Northeast Elevation Damaged door front door. Front door frame needs caulking/sealant. Track of rear slider door should be lubricated. There is no storm door the front door. A drip cap should be installed over the storm the basement door. Page 4 of 36

6 Front door frame needs caulking/sealant. 3. Siding Condition Cracked door jamb. The sides and rear of the house is clad with vinyl siding over sheetrock sheathing. There are multiple unsealed penetrations in the vinyl siding. 4. Brick Observations Building Siding Condition The front elevation of the house is full brick veneer over plywood. The tarpaper/moisture barrier should be trimmed back where the bricks meet the vinyl the N-NW corner. 5. Window Condition Except as noted, the windows are; casement type, vinyl frames. Windows are glazed with insulated glass units. The front windows need caulking/sealant. Window screens missing. The designer window above the front door need cleaning. Page 5 of 36

7 6. Exterior Paint Steel header over front door should be painted with a rust preventive paint. 7. Stairs/Steps/Porch Observations A 36" flat, level landing is required at the bottom of a staircase. The staircase landing at the bottom of the rear deak steps is inadequate and is a safety hazard. The concrete landing at the bottom of the the rear deck is undersized and is a trip/safety hazard. Wood to ground contact Inadequate landing Inadequate landing 8. Gutters/Downspouts All of the aluminum gutters and leaders are intact. Downspouts are connected to storm drains. Wood to ground contact. Storm drains were tested for a representative amount of time and were operational. Install clean out "tees" and gutter to pipe all storm drain connections. Page 6 of 36

8 Roof 1. Roof Condition There are no signs of leaks on the inside of the attic or on the finished ceilings below. The roofing shingles are asphalt composition. 2. Limitations I was unable to safely access the roof. Access to the roof was beyond the safe reach of my 28' ladder. The roof was inspected from inside the attic. There were no signs of leaks. 1. Access Attic Access to attic is from pull down steps located in second floor hallway. 2. Electrical The switch for the attic light is located on the wall in the 2nd floor hallway, below the pull down steps. 3. Exhaust Vent Attic ventilation consists of eaves vents and power exhaust fan. The fan was tested and was operational. Thermostat controlling attic exhaust fan should be adjusted. 4. Insulation fiberglass batts There is 6" fiberglass batt insulation between ceiling rafters of the bedrooms below. Additionally, the vaulted walls of the bedrooms below are insulated. The vaulted bedroom walls in the attic are insulated with 4" fiberglass insulation. I was unable to inspect the insulation within the wall cavities. Page 7 of 36

9 5. Structure The attic is unfinished, open unfinished space. The attic space consists of exposed rafters and insulation. Roof is constructed of plywood over 2" x 8" rafters. Attic rafters are constructed of 2" x 10" rafters. A ceiling rafter adjacent to the attic pull down stairs has been saw cut approximately 2/3 through. Additionally the rafter is split. It has to be repaired. Plywood flooring should be installed to allow for safe access and storage. One, possibly two rafters split, must be repaired 6. Ventilation Split/sawed rafter beam. Attic ventilation consists of eaves vents and power exhaust fan controlled by a thermostat, located below the fan. When tested, the attic fan was operational. Thermostat controlling attic exhaust fan should be adjusted. Page 8 of 36

10 Attic Ventilation Attic Ventilation Interior Areas The Interior section covers areas of the house that are not considered part of the Bathrooms, Bedrooms, Kitchen or areas covered elsewhere in the report. Interior areas usually consist of hallways, foyer, and other open areas. Within these areas the inspector is performing a visual inspection and will report visible damage, wear and tear, and moisture problems if seen. Personal items in the structure may prevent the inspector from viewing all areas on the interior. The insector does not usually test for mold or other hazardous materials. A qualified expert should be consulted if you would like further testing. 1. Ceiling Condition Painted sheetrock ceilings throughout. There are some spots that need touch ups due to bulging nail heads and separated taping/corners. These areas are minimal. All of the ceilings throughout are painted sheetrock. Miscellaneous/minimal spackle touch-up needed. 2. Wall Condition All of the walls throughout, except for within the tubs enclosures, are painted sheetrock. All are in new condition. There are some areas that need touching uo, due to bulging of nail heads and separating taping/corners. these areas are minimal. Miscellaneous/minimal spackle touch-up needed. Page 9 of 36

11 3. Floor Condition Interior Areas Wall Condition All of the flooring throughout, except for the bathrooms and kitchen, are 3/4" hardwood oak flooring. All floors are in newly finished condition. 4. Window Condition Interior Areas Floor Condition All windows are new, insulated glass, vinyl, Anderson windows. Missing some window crank handles. 5. Doors Observations: All interior doors are intact and functional. 6. Stairs & Handrail Interior steps to basement show signs of wear. 7. Electrical Specialty chandelier lowering system in vestibule was tested and is operational. Page 10 of 36

12 8. Smoke Detectors Chandelier lowering system Chandelier lowering device Observations: There are smoke detectors installed on each level, including hallway outside of bedrooms. Units were tested and are operational. The builder has informed me that these units are combination smoke/co2 units. 9. Door Bell Interior Areas Smoke Detectors The door bell was tested and is operational. Interior Areas Smoke Detectors Bathroom Bathrooms can consist of many features from jacuzzi tubs and showers to toilets and bidets. Because of all the plumbing involved it is an important area of the house to look over. Moisture in the air and leaks can cause mildew, walpaper and paint to peel, and other problems. The home inspector will identify as many issues as possible but some problems may be undetectable due to problems within the walls or under the flooring.. Page 11 of 36

13 1. Locations #1 - Master Bedroom - Full Bathroom #2 - Second Floor - Full Main Bathroom #3 - First Floor, Powder Room - Half Bathroom #4 - Basement - Half Bathroom 2. GFCI The GFI outlets in all bathrooms were tested and at the time of the inspection were operable. 3. Exhaust Fan All bathrooms are equipped with an exhaust fan. All bathrooms - exhaust fans tested operational. 4. Bath Tubs Observations: Each full bathroom is equipped with a bathtub. 5. Sinks Bathroom Bath Tubs Sinks and faucets are operational. Bathroom Bath Tubs Vanity tops/sinks are loose and should be secured. I was informed they are being replaced. Page 12 of 36

14 6. Toilets Toilets are operational. All sink/vanity tops loose - in all bathrooms 7. Ceramic Tile Observations Bathroom Toilets All of the tile corner joints, where the tile changes direction or meets a dissimilar material should be siliconed, not grouted. The existing grout in the corners dissimilar materials should be removed and replaced with silicone. All bathroom floors throughout are ceramic tile. There are some over cuts in some tiles where the plumbing penetrates the tile. These over cuts should be repaired. As they are minimal, grouting or siliconing may be sufficient. There are grouting cracks in tile corners. Page 13 of 36

15 Crack in corner - Typical throughout Cracked corners. grout/repair tile miscuts Undercut base tile Silicone corners - throughout Page 14 of 36

16 1. Description Basement Observations: The basement is accessed by both an exterior and interiors staircases., The area is finished with painted Sheetrock walls., The area includes: a 1/2 bathroom, mechanical closet, laundry area, interior entrance to garage, garage., There is no fire rating label on the interior garage door. 2. Walls Materials: Painted sheetrock 3. Ceiling Materials Painted sheetrock 4. Slab Observations 5. Water Intrusion House trap, Water main, French drain runoff Materials: Basement drainage systems should either terminate in an area that allows for water absorption or have mechanical means of extracting water. Locations that have existing water intrusion problems should be resolved by topographical and/or engineering and/or mechanical means. Observations: There is standing water in the basement floor drain channels. The basement floor drain channels are blocked. Install sump pit/pump where basement floor drainage terminates. There should be a 2" threshhold below the door saddle of the exterior basement door. Page 15 of 36

17 6. Floor Standing water in French drain Basement Water Intrusion Observations: The basement floor except for the bathroom are painted concrete., The bathroom floor in the basement is ceramic tile. 1. Electrical Service Electrical Materials: The electrical service to the house is being supplied by an overhead service entrance cable attached to a mast head on the SE side of the building, where the electrical meter is also located. There is a 100amp service, main lug breaker (main shut off) panel box located inside the garage, supplying power to the residence. The service entrance cable is copper, as is all interior wiring. The panel is grounded and bonded properly and no wiring flaws were noted.. The system is grounded to the copper water main, and to a grounding rod located in the pit by the house trap. Observations: Inspection of the circuit breakers and bedroom outlets revealed that there is a problem within the AFCI (arc fault circuit interrupter) circuits, feeding the bedroom outlets. The breakers repeatedly blew when resetting, regardless of if they were being loaded of not. The electrical outlet in the laundry area is loose. The electrical outlet in the laundry area should be a GFI protected outlet. Page 16 of 36

18 100 Amp Service Overhead service entrance cable, weather head, service drop. 2. Wiring Observations Grounding rod Exterior GFI rear deck Page 17 of 36

19 3. Smoke/Fire/CO Alarm Observations Electrical Smoke/Fire/CO Alarm Observations 1. Air Conditioning Observations Air Conditioning AC breaker shut off Bedrooms The main area of inspection in the bedrooms is the structural system. This means that all walls, ceilings and floors will be inspected. Doors and windows will also be investigated for damage and normal operation. Personal items in the bedroom may prevent all areas to be inspected as the inspector will not move personal items. Page 18 of 36

20 1. Cable Observations Cable Observations: There are unattached coaxial cables exiting the house. This installation has to be completed. Incomplete telephone/cable installation. 1. Slab Foundation Observations: Raised Foundation Foundation 2. Foundation Walls Concrete 3. Anchor Bolts There is an exposed anchor bolt penetrating the the rear basement window. Page 19 of 36

21 Trim excess bolt. (rear basement window) 1. Flooring Condition Materials: Concrete Garage 2. Garage Door Condition Materials: The garage door is a manuel overhead door. Observations: The clearance between the overhead garage door and the ceiling is minimal. The installation of a mechanical closer may be impossible. 3. Fire Door Observations: There is no fire rating label on the interior garage door. 4. Description Materials: The garage is a two-car in line configuration, located within the house structure. Garage Description Garage Description Page 20 of 36

22 1. Driveway and Walkway Condition Grounds The driveway, sidewalks and walkways are concrete. Common cracks were visible in limited areas. 2. Patio and Porch Condition There is a raised wooden the rear of the house, off the family room/kitchen. 3. Grounds Electrical There is a GFI protected outlet located at the rear of the house above the deck. It was tested and is operational. 4. Grading Lot grading/slope is usually the most efficient way of diverting surface water away from the structure. Water that is allowed to stand by and/or on a structure will almost always find a way in. Whether it be on a roof or along a foundation it is crucial that water be given a "way" to "get away" from the structure. By in large, the lot is sufficiently graded/sloped to allow surface water to "run off" away from the structure. There is a area behind the exterior basement staircase, on the W-NW side of the structure the is extremely conducive to allowing water to enter the structure. In addition to being a "water trapping zone", in an attempt to dirvert the trapped water, a trench was dug along the inner perimeter, along the foundation and filled with stone. This alteration has compounded the problem by making the area more porous. It also acts to serve as a funnel to draw more water towards the foundation and in extreme weather conditions can cause pooling of water. Improper grading Improper grading Page 21 of 36

23 5. Exterior Drains Likely cause of water intrusion. As per Builder, "as per plans," all exterior drainage was connected to the city sewer. There is a zipper drain located at the bottom of the driveway. There is a floor drain located at the bottom of the basement steps - exterior. All downspouts are connected to PVC drainpipes. All exterior drains should be tested prior to closing. Remove abandoned underground drainpipe. Clean out tees and downspout to pipe connections caps should be installed at all downspout drain connections. Zipper drain outside garage Grounds Exterior Drains Page 22 of 36

24 Buried pipe Install clean out tee and gutter connector at all downspout connections. HVAC The heating, ventilation, and air conditioning and cooling system (often referred to as HVAC) is the climate control system for the structure. The goal of these systems is to keep the occupants at a comfortable level while maintaining indoor air quality, ventilation while keeping maintenance costs at a minimum. The HVAC system is usually powered by electricity and natural gas, but can also be powered by other sources such as butane, oil, propane, solar panels, or wood. The inspector will usually test the heating and air conditioner using the thermostat or other controls. For a more thorough investigation of the system please contact a licensed HVAC service person. 1. Heating Furnace is located in the mechanical closet in the basement. In addition to my inspection, during the inspection, heating system was tested by Licensed HVAC contractor/installer. System is operational and functioning properly. There is no air humidifier installed. Page 23 of 36

25 2. Cooling HVAC Heating HVAC Heating Cooling coil is located on top of the furnace. The condensor is located behind the house, next to/below the deck. In addition to this inspection, during my inspection, the licensed HVAC contractor/installer tested and serviced the Air conditioning system. The system is operational and functioning properly. At my request, the HVAC contractor tested the the return and conditioned air. The return air temperature was 74 degrees F and the conditioned air was 56 degrees F. This differential is acceptable. Page 24 of 36

26 3. Mechanical Data The HVAC system is centrally located in the basement and supplies "conditioned" air throughout the house via a network of ducting. The main source of fuel for heat is natural gas and the main source of fuel for the air conditioning (cooling) is electric.. Condensor Unitary Products (York) 4 ton Serial number WON Model number ACO48X1021G Mfg. Date 1/6/06 Condition - New.. Furnace Luxaire (York) Serial# WOH Model# GM9S120D20UP11H 120,000 BTU's, 5 ton drive Mfg. Date 8/15/05 Manufactured 8/15/05 Condition - New.. Cooling Coil Luxaire 5 Ton Serial # AOE Model# G4FD060H24T2CA Mfg. Date 9/7/06 Condition - New 4. Installation Observations: There are signs of previous leakage in furnace. HVAC contractor states it is a non active leak. Page 25 of 36

27 Furnace System filter 5. AC Compressor HVAC Installation Evidence of previous leak. The air conditioning condensor is located at the rear of the house, below the deck. When the air flow surrounding an air conditioner is impeded, it impairs the systems ability to operate. By blocking the exhaust flow, heated air is forced down and drawn back into the coils for cooling purposes. Blocking the intake flow starves the unit of fresh cooling air. Either phenomena causes the system to work harder to produce the same results, which in turn can effect the life span and operating efficiency of the equipment. The air flow of the AC condensor is restricted by the deck above it. This will impair the efficiency of the system and have an effect on the lifespan of the unit. Page 26 of 36

28 6. Air Supply Blocked air flow AC condensor electrical disconnect. There are high and low fresh air vents installed to supply combustion air to the furnace and water heater. 7. Venting Fresh air vents Observations: As per manufacturer's specifications, the furnace is direct vented to the outside of the house. Page 27 of 36

29 8. Filters Water heater/furnace exhaust vents The return air filter is located in the bottom of the furnace. The air filter should be changed at least yearly HVAC Venting 9. Condensation Pump A condensation pump is installed when the installation does not permit the condensated water to drain by means of gravity. The condensation pump has a sensor that turns on the pump to remove water that has collected in it. The condensation pump will turn off the appliance if the water collected in it is unable to be removed. The condensation pump was tested and is operational. Condensation pump drains into washing machine drain pipe. HVAC Condensation Pump Infestations Page 28 of 36

30 1. Findings There were no signs of active infestations noted. 1. Insulation Findings Insulation There is 6" fiberglass bat insulation between the ceiling rafters and on the walls of the vaulted bedroom walls, in the attic I was unable to examine the insulation within the wall cavities. 1. Wasteline Observations Plumbing House trap/cleanouts, Fresh air vent Kitchen The kitchen is used for food preperation and often for entertainment. Kitchens tyically include a stove, dishwasher, sink and other appliances. 1. Cabinets All cabinets, fixtures and appliances are new. 2. Ceiling Condition Materials: Painted sheetrock 3. Counters Granite, all new countertops. Page 29 of 36

31 4. Dishwasher Lack of a high loop or air gap on a dishwasher can cause dirty water to siphon or drain back into the dishwasher. No high loop visible on dishwasher. Install high loop on dishwasher drain line. 5. GFCI Kitchen Dishwasher Sufficient Counter top GFI protected electrical outlets present. All GFI outlets were tested and were functioning properly. 6. Floors Materials: Ceramic Tile 7. Oven & Range 8. Sinks Kitchen Oven & Range Page 30 of 36

32 9. Sliding Doors Kitchen Sinks The track on the sliding door in the kitchen should be lubricated. 1. Dryer Vent Laundry 2. Electrical Laundry Dryer Vent Page 31 of 36

33 3. GFCI Loose outlet, should be GFI The electrical outlet in the laundry area is loose in the wall. The electrical outlet in the laundry area should be GFCI protected. 4. Gas Valves 5. Plumbing Gas supply - dryer Page 32 of 36

34 Washer hook up - Water supply/drain hose hook up, Loose electrical outlet. 1. Water Heater Condition Water Heater Water Heater Water Heater Condition Water Heater Water Heater Condition Page 33 of 36

35 2. TPRV Have builder demonstrate operating controls The TPR (temperature/pressure relief) valve overflow tube is missing. 3. Mechanical Data A.O Smith Water heater. Missing TPR valve drain tube 50 gallon rated capacity Model # GPSH Serial number E06A ,000 BTU's Power vented Mfg. Date - May 2006 Condition - New Page 34 of 36

36 1. System Findings Water Supply The main water supply of the house consists of a 1-1/2" copper water main, feeding a 1" water meter, located in the basement at the bottom of the steps, near the laundry area. All interior water supply piping is concealed within the wall cavities and not visible for inspection. There were no signs of leakage. The water pressure was tested by running sink and tub and flushing toilet. There was no significant drop in water pressure or delivery. The water supply is a fed by the municipal water system. The water supply was pressure tested at the water main and registered 53 psi. The water supply was tested at the hose hoop up at the rear of the house. It registered 41 psi. 1. Locations Meters/Shutoffs Gas meter/shut off valve, Electric meter, cable feeds, water meter remote Water meter Page 35 of 36

37 Water main, Water meter Page 36 of 36