Inspection Report. Barry Milton. Property Address: 4 Ferry Lane Juniper MA Outlook Home Inspection, LLC

Transcription

1 Inspection Report Barry Property Address: 4 Ferry Lane Juniper MA Outlook Home Inspection, LLC Mohan Singh MA License # 28 Outlook Drive, Lexington MA 02421

2 Table of Contents Cover Page...1 Table of Contents...2 Intro Page Roofing Exterior Garage Structural Components Heating / Central Air Conditioning Plumbing System Electrical System Interiors Fireplaces and Wood Stoves Insulation and Ventilation...45 Major Deficiencies...48 Future Repair...50 Safety Issues...51 In Need of Repair Ferry Lane Page 2 of 57

3 Date: 12/4/2016 Start Time: 08:30 AM-11:30 AM Report ID: MS Property: 4 Ferry Lane Juniper MA Customer: Barry Report Overview Real Estate Professional: Comments in this inspection report are categorized as noted below. All comments by the inspector should be considered before purchasing this home. Any recommendation by the inspector for further investigation suggests immediate action. All costs associated with further inspection and repair or replacement of systems and components should be considered before purchasing this property. Inspected: The inspector visually observed the system or component, and the system or component appeared to be functioning, allowing for normal wear and tear. Major Deficiency: The system or component requires repair or replacement and the issue may be larger in terms of scope and cost to remedy, or may adversely affect the habitability of the dwelling. Items in this category are shown in blue font and tagged with a hammer symbol, and are included in the Major Deficiencies summary at the end of the report. Future Repair: The system or component represents a larger issue in terms of future cost to repair or replace and may need to be addressed within the next five years. Items in this category are shown in green font and are included in the Future Repair summary at the end of the report. Safety Issue: A condition in a readily accessible system or component that is determined by the inspector to be unsafe. Items in this category are shown in red font and tagged with a cross symbol, and are included in the Safety Issues summary at the end of the report (unless the item is otherwise categorized as a Major Deficiency). In Need of Repair: The system or component requires repair or replacement. Items in this category are tagged with a hammer symbol and are included in the In Need of Repair summary at the end of the report (unless the item is otherwise categorized as a Safety Issue). Not Readily Accessible or Visible: The system or component could not be reached quickly for visual inspection without requiring the inspector to climb over or move personal property, dismantle systems, components, or structures, or use any kind of destructive measure or any action that would involve risk to persons or property. Not Present: The system or component was not installed in this home or building. Items in need of repair or replacement should be repaired in compliance with applicable requirements of the governing codes and sound construction practices. Repairs should be completed by properly licensed or qualified tradesman, such as electricians, plumbers, contractors, masons, chimney sweeps, etc. For information on the scope of this home inspection, please consult the Commonwealth of Massachusetts Standards of Practice 266 CMR 6.00, embedded in the report here and the contract that you signed prior to the inspection. There are many pictures in this report. These pictures are intended to provide a graphical depiction of some of the issues found. There will be issues documented in this report that do not have a picture, and in some cases only one or a few pictures are provided for multiple occurrences of the same or similar issues. The summaries at the end of the report do not include all items discussed in the report and should not be considered a substitute for the entire report. After the summaries are Massachusetts mandated attachments, 266 CMR. The report is best viewed online as there are many pictures and these attachments. If you decide to print the report, think about which sections you want to print. ====================================================================== 4 Ferry Lane Page 3 of 57

4 The house inspected was roughly years old. All directional information given in this report is from the street perspective. Two radon kits were left in the house. The test kit vial numbers were and Outlook Home Inspection, LLC. holds no responsibility for the tests once they have been placed. The results can be obtained by visiting I recommend information be obtained regarding the pulling of any and all building permits for any work completed at the property. Information should be obtained from the building department in the town of Juniper. In Attendance: Customer and both agents Type of building: Single Family (2 story) Style of Home: Split Level Approximate age of building: Over 25 Years Home Faces: NE Temperature: Between 0-10 Weather: Clear Ground/Soil surface condition: Frozen Rain in last 3 days: No Radon Test: Yes Test ID : & Ferry Lane Page 4 of 57

5 1. Roofing Roof-Type: Gable Sky Light(s): Two Roof Drainage (extensions): Plastic 1.0 ROOF COVERINGS 1.1 FLASHINGS Styles & Materials Roof Covering: Architectural style - asphalt Chimney (exterior): Brick with stainless steel cap Viewed roof covering from: Ground Walked roof Binoculars Roof Drainage (gutters & downspouts): Aluminum I MD FR S INR NRA NP 1.2 SKYLIGHTS, CHIMNEYS AND ROOF PENETRATIONS 1.3 ROOF DRAINAGE SYSTEMS I MD FR S INR NRA NP I= Inspected, MD= Major Deficiency, FR= Future Repair, S= Safety Issue, INR= In Need of Repair, NRA= Not Readily Accessible or Visible, NP= Not Present Comments: 1.0 (1) The roof covering on this house was asphalt shingles, which typically last between 20 and 30 years. Variations in the quality of manufacture and installation of shingles, weather conditions, and other factors can result in a shorter life span. This roof appeared to be roughly years old. 1.0 (2) There was moss/mildew growing on the rear of roof. If desired, the roof can be treated and power washed by a qualified professional. It is important to set the power-washer on a low setting and direct the water from the top down along the shingles so that water is not forced up under the shingles. 4 Ferry Lane Page 5 of 57

6 1.2 (1) Spalling has occurred at the heating system terracotta flue liner at the top of the chimney. This happens when moisture gets into the masonry, freezes, and causes the outer layer of the masonry to chip off. The inner softer portion of the masonry is then exposed to the elements. I recommend that a mason repair or replace this masonry. 1.2 (2) Spalling has occurred at the chimney. This happens when moisture gets into the masonry, freezes, and causes the outer layer of the masonry to chip off. The inner softer portion of the masonry is then exposed to the elements. I recommend that a mason repair or replace this masonry. 1.3 (1) There were trees hanging over the house. The gutters will clog with leaves and sticks. I recommend that the gutters be cleaned out twice a year. One cleaning should occur late in the spring and the other late in the fall. 4 Ferry Lane Page 6 of 57

7 1.3 (2) There were missing downspout extensions. Downspouts carry roof water to the ground and should have extensions that direct the water to an appropriate distance, 5 or 6 feet, from the foundation. If there are no downspout extensions, or if the extensions are too short, the roof water may eventually end up in the basement. Splash guards may not be as effective as downspout extensions. I recommend that downspout extensions be installed to carry the water to an appropriate distance from the house. Our inspectors endeavor to find leaks or evidence of leaks but sometimes cannot. Some leaks do not become apparent until after an extended period of heavy rain or melting snow. Leaks can develop after the inspection due to continued wear in roof or skylight materials. 4 Ferry Lane Page 7 of 57

8 2. Exterior Siding: Vinyl Brick Railings: Wood Steel 2.0 TRIM AND SIDING Styles & Materials Exterior Entry Doors: Wood Driveway: Asphalt Decks Balconies & Porches: Wood I MD FR S INR NRA NP 2.1 EAVES, SOFFITS AND FASCIAS 2.2 EXPOSED EXTERIOR FOUNDATION 2.3 DOORS (Exterior) 2.4 WINDOWS 2.5 FLASHING 2.6 DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES AND APPLICABLE RAILINGS 2.7 VEGETATION, GRADING, DRAINAGE (with respect to their effect on the condition of the building) 2.8 DRIVEWAYS, WALKWAYS, PATIOS 2.9 RETAINING WALLS 2.10 OTHER I MD FR S INR NRA NP I= Inspected, MD= Major Deficiency, FR= Future Repair, S= Safety Issue, INR= In Need of Repair, NRA= Not Readily Accessible or Visible, NP= Not Present 4 Ferry Lane Page 8 of 57

9 Comments: 2.0 (1) Wood was in contact with soil at the rear of the house. Wood in contact with soil decays and is easy access for wood destroying insects. I recommend that the earth be cleared away from this area. If found to be difficult due to grading, planting beds etc. plastic or cement based trim/siding can be used that will not deteriorate as readily when in contact with soil. 2.0 (2) The paint was chipping and peeling at the garage door trim. The longevity of a paint job depends primarily on the prep-work. The decayed areas should be scraped, caulked and a full coat of primer applied before the finish coat. I recommend that the decayed areas be properly prepped and re-painted. 4 Ferry Lane Page 9 of 57

10 2.2 (1) There was a crack in the foundation at the back of the house. The crack appeared to be from settlement. I recommend that this crack be repaired by a qualified mason and then monitored for further movement. 2.2 (2) Spalling has occurred at exterior of the building. This happens when moisture gets into the masonry, freezes, and causes the outer layer of the masonry to chip off. The inner softer portion of the masonry is then exposed to the elements. I recommend that a mason repair or replace this masonry. 4 Ferry Lane Page 10 of 57

11 2.4 The lintels on this building were rusting. When lintels rust they expand and can crack the masonry. If these lintels deteriorate further they will need to be replaced, which will be costly. I recommend that the lintels be properly prepped, caulked and repainted. 2.6 (1) The hand railings at the back deck were not graspable. These hand railings were constructed of pieces of 2x4's turned on their sides. All hand railings should be graspable for safety. I recommend that these hand railings be repaired or replaced. 4 Ferry Lane Page 11 of 57

12 2.6 (2) There were open risers at the stairs to the rear deck. There is the potential for someone to get their foot caught in one of the steps while ascending the stairs. I recommend that risers be installed at these steps. 2.6 (3) The joists were nailed into the framing in some parts of the rear deck. By today s standards, this is an inadequate connection. I recommend that joist hangers be installed. 4 Ferry Lane Page 12 of 57

13 2.6 (4) The joist hangers at the rear deck did not have all the nail holes filled. The manufacturers of joist hangers require that all the nail holes be filled with appropriate sized nails. In the current state the joists are not adequately supported. I recommend that all the nail holes be filled with the proper size nails. 2.6 (5) The posts supporting the rear deck were set directly on top of concrete footings, instead of on stand-off post anchors. Water will wick up into these posts from the concrete. There is the potential for decay in the posts. I recommend keeping dirt and debris clear from around the base of the posts, to allow them to dry out. I recommend monitoring the posts for decay, and repair or replacement of the posts if needed by a licensed contractor. 2.6 (6) There was no flashing at the ledger board at the rear deck. This structural member of the deck attaches the deck to the house and should be flashed to prevent water from getting behind the board and causing damp conditions and rot. I recommend that flashing be installed at this location. 4 Ferry Lane Page 13 of 57

14 2.10 There was irrigation system plumbing at the right side of the house. It is important that a irrigation system company blow water out of the lines before the ground freezes. This irrigation system was out of scope for this home inspection and was not inspected. Lead paint can be an issue at the interior and exterior of older homes built before A licensed lead paint inspector can determine if lead is present. If lead is found, remediation in accordance with EPA guidelines is recommended. Lead paint that has been scraped off the exterior of a building collects along the foundation. Children should not be allowed to play in this area. 4 Ferry Lane Page 14 of 57

15 3. Garage Styles & Materials Garage Door Type: Two automatic Garage Door Material: Fiberglass I MD FR S INR NRA NP 3.0 GARAGE CEILINGS/STUCTURE 3.1 GARAGE WALLS (INCLUDING FIREWALL SEPARATION) 3.2 GARAGE FLOOR 3.3 GARAGE DOOR (S) 3.4 GARAGE WINDOWS 3.5 OCCUPANT DOOR FROM GARAGE TO INSIDE HOME 3.6 GARAGE DOOR OPERATORS (Report whether or not doors will reverse when met with resistance) 3.7 EXTERIOR OF GARAGE I MD FR S INR NRA NP I= Inspected, MD= Major Deficiency, FR= Future Repair, S= Safety Issue, INR= In Need of Repair, NRA= Not Readily Accessible or Visible, NP= Not Present Comments: 3.0 Due to all the homeowner storage the garage was not visible. I recommend that upon final walk-through the garage be inspected very carefully. If any questions arise please feel free to contact Outlook Home Inspection, LLC. 4 Ferry Lane Page 15 of 57

16 3.5 The door from the garage into the house did not close automatically. The spring loaded hinges were not adjusted. All doors between the interior of a house and a garage should be fire rated and have closers to ensure that the door stays closed. I recommend that these hinges be adjusted so that the door will close. 3.6 The right hand garage door did not close unless the key pad was kept pushed. The safety reverse beam at the base of the garage door may be mis-aligned. All garage doors should have two means of safety reverse; one a pressure switch in the opener and the 2nd a beam along the bottom of the door opening. I recommend that an overhead door company repair or replace the door as needed. 4 Ferry Lane Page 16 of 57

17 4. Structural Components Styles & Materials Foundation: Poured concrete Dehumidifier: Present Sills: Wood Wall Structure: Wood Attic/Eaves info: Light in attic Pull Down stairs Partial floor in attic Basement Floor: Concrete Columns/ Piers: Steel lally columns Joists: Wood joists Ceiling Structure: Wood Joists Method used to observe attic/eaves: Crawled Sump Pump: Not present Beams/Girders: Finished space - - not visible Sub-floor: Plywood Roof Structure: Rafters Collar Ties Plywood Method used to observe Crawlspace: No crawlspace I MD FR S INR NRA NP 4.0 FOUNDATIONS, BASEMENTS AND CRAWLSPACES (Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.) 4.1 SILLS 4.2 BEAMS/GIRDERS 4.3 WALLS (Structural) 4.4 FLOORS (Structural) 4.5 COLUMNS OR PIERS 4.6 CEILINGS (structural) 4.7 ROOF STRUCTURE AND ATTIC (Report signs of previous or active water penetration.) I MD FR S INR NRA NP 4 Ferry Lane Page 17 of 57

18 I= Inspected, MD= Major Deficiency, FR= Future Repair, S= Safety Issue, INR= In Need of Repair, NRA= Not Readily Accessible or Visible, NP= Not Present Comments: 4.0 (1) At the time of inspection the basement was dry. It is very difficult to locate the water table from a visual inspection. Furthermore it is very difficult to determine whether the basement will get wet under certain weather conditions. I recommend that the seller be asked to disclose any information of the history of water in the basement. 4.0 (2) This house had a finished space in the basement. Basements are by nature damp because they are below the exterior grade level. When basements are damp and finished there are problems with mold and mildew. I recommend that a dehumidifier be used in the summer months. When the dehumidifier is running it is important to keep the exterior windows and doors shut so that the dehumidifier is not working to dry the exterior. The goal is to keep the relative humidity below 50%. For quality dehumidifiers see: (3) The entire basement was finished. The structure in these areas was not visible and could not be inspected. 4.1 There was wood boring insect damage at the basement sill under the front entry stairs. There is the potential for concealed termite damage. I recommend that information be obtained from the seller as to any knowledge of the pest damage and any treatments or contracts that the house may have. I recommend entering into a contract with a pest control company for treatment if needed and ongoing monitoring to ensure that the house stays pest free. I recommend that a qualified contractor repair the damage. 4 Ferry Lane Page 18 of 57

19 4.5 (1) There was rust at the base of the concrete filled steel column in the garage. If there is too much rust the concrete will be exposed and the column will lose its lateral strength. I recommend that these columns be monitored for future decay and the columns be replaced by a licensed contractor when needed. 4.5 (2) There was a screw jack used as a permanent column in the garage. Screw jacks are temporary fixtures and should be replaced with lally columns with appropriate footings. I recommend that a licensed contractor make this repair. 4 Ferry Lane Page 19 of 57

20 4.7 There was mold and mildew on the attic sheathing. This is caused by moisture from the house/basement rising up through the house and getting trapped in the attic. The mold then has a food source to grow on, the plywood, and fuel to grow, the elevated moisture. Sealing all 2nd floor ceiling penetrations in the attic will also help to keep the moisture out of the attic; this includes electrical boxes, recessed lights, plumbing penetrations, and the pull down stairs. After this work is complete the attic should be carefully monitored for further mold/mildew growth. 4 Ferry Lane Page 20 of 57

21 5. Heating / Central Air Conditioning Styles & Materials Heating System Equipment: Forced Hot Water Pressure relief valve present Heat System Brand: UTICA Heating System Vent Pipe Thimble: Present Cooling Distribution: Galvanized Steel Flex Duct Insulated Through wall units Refridgerant Line Insulation: Insulation Present Energy Source: Natural gas Heat System Age: Yrs Cooling Equipment Type: Split System (cooling only) Central Air Manufacturer: CARRIER Service Receptacle and Disconnect: Service Receptacle Present Service Disconnect Present Heat Distribution: Copper pipe Basebaord Convectors Filter Type: Pleated Paper Disposable Cooling Equipment Energy Source: Electricity Central Air System Age: 5-10 Yrs I MD FR S INR NRA NP 5.0 HEATING EQUIPMENT 5.1 NORMAL OPERATING CONTROLS (HEATING) 5.2 AUTOMATIC SAFETY CONTROLS 5.3 CHIMNEYS, FLUES, VENTS AND THIMBLES 5.4 PRESENCE OF INSTALLED HEAT SOURCE IN EACH ROOM 5.5 INSULATION ON EXPOSED SUPPLY DUCTWORK 5.6 DISTRIBUTION SYSTEMS - HEATING/COOLING (including fans, pumps, ducts, piping and supports, dampers, insulation, air filters, registers, radiators, fan coil units, convectors) 5.7 COOLING/HEAT PUMP EQUIPMENT (including condenser and air handler) 5.8 NORMAL OPERATING CONTROLS (COOLING) 5.9 PRESENCE OF INSTALLED COOLING SOURCE IN EACH ROOM I MD FR S INR NRA NP I= Inspected, MD= Major Deficiency, FR= Future Repair, S= Safety Issue, INR= In Need of Repair, NRA= Not Readily Accessible or Visible, NP= Not Present Comments: 5.0 The boiler was manufactured in This is for your information. 4 Ferry Lane Page 21 of 57

22 5.1 An old manual thermostat was used for the heating control. Money and energy can be saved by updating this unit to a programmable thermostat. See for more details. 5.3 The insulation on the flue pipe may contain asbestos. This is a safety hazard. If this insulation becomes friable, the asbestos can become airborne making it dangerous. I recommend that this insulation be tested for asbestos. If the insulation tests positive, I recommend removal by a licensed asbestos abatement contractor. 4 Ferry Lane Page 22 of 57

23 5.6 (1) The piping for the baseboard convectors at the basement ran in the concrete slab. (Hot water did circulate through this zone at the time of inspection, heating the area.) When piping is run under a slab it is very difficult to repair should there be a leak. Generally if/when issues occur the piping in the concrete slab is abandoned and new piping is run through ceilings and down walls to feed the baseboard convectors. This work can be expensive. I recommend consulting with a licensed and qualified plumber as to what this fully entails and to determine the urgency of running the pipes above ground. 5.6 (2) The air filter at the return for the AC was dirty. I recommend that the filter be replaced with a pleated paper filter. The filter should be changed twice a year. 5.7 (1) The air conditioning exterior compressor condenser unit was manufactured in This is for your information. 5.7 (2) Due to the exterior air temperature the air conditioning system was not operated during the inspection. Temperatures must be at least 60 degrees Fahrenheit for the previous 24 hours prior to turning on the system to avoid damage to the compressor. I recommend that information be obtained from the seller regarding the functionality of the air conditioning system. 4 Ferry Lane Page 23 of 57

24 5.7 (3) The insulation on the refrigerant lines was decayed at the exterior. This will reduce the efficiency of the system and produce condensation. I recommend that the refrigerant line insulation be repaired or replaced by a qualified technician. 5.7 (4) There were through wall AC units at the rear of the house. These AC units produce cool air very inefficiently and installed in holes in the house that create heat loss issues in the winter. I recommend that these be removed, the hole in the house insulated and patched at interior and exterior and the AC replaced with a central system or ductless mini-spilt system. 5.8 The air temperature was too cold to turn on the air conditioning system. A home inspection is not technically exhaustive. Inspection of the heat exchanger and other internal components of the heating system require dismantling of the system by a heating system technician. The system was not dismantled and the internal components were not inspected. Annual inspection and servicing of the heating system by a heating system technician is recommended. 4 Ferry Lane Page 24 of 57

25 6. Plumbing System Plumbing Water Supply (water main): Copper Plumbing Drain Waste and Vent Piping: Cast iron PVC Water Heater Brand: A.O. SMITH Styles & Materials Water Main Shut Off Valve Location: Right-hand side of basement Water Heating Equipment: Gas Pressure/temperature relief valve present Vacuum relief valve present Water heater Age: 6-10 years Plumbing Water Distribution (inside home): Copper Water Heater Capacity: 40 Gallon Water Heater Vent Pipe Thimble: Present I MD FR S INR NRA NP 6.0 MAIN WATER SHUT-OFF VALVE 6.1 PLUMBING WATER SUPPLY PIPING, MATERIALS, SUPPORTS AND INSULATION 6.2 PLUMBING SUPPLY FIXTURES AND FAUCETS 6.3 FUNCTIONAL FLOW (water pressure) 6.4 PLUMBING DRAIN, WASTE AND VENT SYSTEMS 6.5 WATER HEATER - EQUIPMENT 6.6 WATER HEATER - NORMAL OPERATING CONTROLS 6.7 WATER HEATER - AUTOMATIC SAFETY CONTROLS 6.8 WATER HEATER - CHIMNEYS, FLUES, VENTS AND THIMBLES 6.9 MAIN FUEL SHUT OFF (Describe Location) 6.10 FUEL STORAGE AND DISTRIBUTION SYSTEMS (Interior fuel storage, piping, venting, supports, leaks) 6.11 SUMP PUMP I MD FR S INR NRA NP I= Inspected, MD= Major Deficiency, FR= Future Repair, S= Safety Issue, INR= In Need of Repair, NRA= Not Readily Accessible or Visible, NP= Not Present 4 Ferry Lane Page 25 of 57

26 Comments: 6.0 (1) The main water shut off was located at the water meter at the right side of the basement. This is for your information. 6.0 (2) The main shut off for the water supply was an old gate valve that could fail when used. I recommend that a licensed plumber install a ball valve for ease of use in an emergency. 6.1 (1) There were corroded water supply pipes throughout the house. Some of these pipes also ran under the slab. There is the potential for deteriorated pipes in concealed areas of the building. I recommend further investigation by a licensed plumber. I recommend replacement of the water supply pipes as needed. 4 Ferry Lane Page 26 of 57

27 6.1 (2) There were corroded water supply valves at various areas of the house. There is the potential for leaks at these valves. I recommend that a licensed plumber repair or replace these valves. 6.1 (3) There were saddle valves under the kitchen sink. These valves often leak. I recommend that a licensed plumber replace this saddle valve with a T and a proper shut off valve. 4 Ferry Lane Page 27 of 57

28 6.2 (1) The washing machine was located in finished space. There was no catch pan under the washing machine. When a washing machine is located in a finished space there should be a catch pan. This pan should have a drain plumbed into it to prevent flooding should the washing machine overflow. I recommend that a catch pan and drain be installed under this washing machine. 6.2 (2) Rubber lines supplied water to the washing machine. These lines are not rated to remain under constant pressure. Many people do not turn off the valve between loads of laundry. To prevent a burst hose and flooding, I recommend that these lines be upgraded to braided stainless steel lines. 4 Ferry Lane Page 28 of 57

29 6.2 (3) The exterior hose bibs (outdoor faucets) did not have back flow preventers that remove the potential for cross connections. If a hose is hooked up to the spigot a cross connection is present. Cross-connections in a plumbing system are a safety issue. A cross-connection is a condition that allows waste water to be siphoned back into the potable water system. I recommend installation of back flow prevention fittings on the existing hose bibs. 6.2 (4) It is important that every fall the exterior hose bibs are shut off in the basement and drained. This will prevent freezing and the potential of bursting pipes. 4 Ferry Lane Page 29 of 57

30 6.2 (5) The basement bathroom shower head leaked. I recommend that the shower head be repaired or replaced. 6.2 (6) There was a cross-connection at the master bath tub. The hand-held shower head could hang into the bathtub. Cross-connections in a plumbing system are a safety issue. A cross-connection is a condition that allows waste water to be siphoned back into the potable water system. I recommend that a licensed plumber remedy this problem. 4 Ferry Lane Page 30 of 57

31 6.2 (7) The disposal in the basement bar was not working during the inspection. I recommend repair or replacement be a licensed and qualified plumber. 6.4 (1) The main plumbing clean out was located in the garage. This is for your information. 6.4 (2) The master bath tub pop-up did not operate in the second floor bathroom. There is no way to hold water in the tub with this pop-up. I recommend that a licensed plumber repair or replace the sink pop-up. 4 Ferry Lane Page 31 of 57

32 6.5 The water heater was 9 years old and reaching the end of its serviceable life. Water heaters either start to drip or they burst and cause basement flooding. I recommend that this water heater be replaced soon to avoid problems. 6.9 The main gas shut off was located at the gas meter at the right side of the house. This is for your information The gas service had a pressure regulator. This may dump gas outside if the pressure is too great. It is important that this remain clear of debris and snow. Care should be taken to keep this exterior gas pipe clear. Obstructed pipes and pipes concealed behind finished areas of the building were not accessible and could not be inspected. If iron waste pipes were present, the surface of accessible areas of these pipes was inspected. Corrosion on the inside of these pipes was not visible and could not be inspected. Iron pipes deteriorate over time. Planning for replacement of these pipes is recommended. The exterior of the oil tank was inspected. Oil tanks rust on the inside as well as the outside. The only way to fully determine the condition of an oil tank is for a heating system technician to inspect the tank with an ultrasound measuring device that measures the tank's thickness. If an oil tank is present in the building, this inspection is recommended. 4 Ferry Lane Page 32 of 57

33 7. Electrical System Electrical Service Entry: Below ground service PVC Conduit Sub Panel: Circuit Breakers Neutral terminal bars isolated from panel ground Electrical System: Grounded to water main with no jumper wire Styles & Materials Main Conductor: Aluminum without anti-oxidant paste Overcurrent device identified for use with aluminum Main Panel Capacity: 200 AMP 120/240 Volts Main Panel: Circuit breakers Neutral and ground terminal bars bonded to panel enclosure Interior Wire: Copper Plastic sheathed I MD FR S INR NRA NP 7.0 SERVICE ENTRANCE CONDUCTORS SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELS BRANCH CIRCUIT CONDUCTORS, OVERCURRENT DEVICES AND COMPATIBILITY OF THEIR AMPERAGE AND VOLTAGE CONNECTED DEVICES AND FIXTURES (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls) POLARITY, GROUNDING, AND GROUND FAULT PROTECTION (GFCI) OF RECEPTACLES WITHIN 6 FEET OF INTERIOR PLUMBING FIXTURES, AND ALL RECEPTACLES IN GARAGE, CARPORT, EXTERIOR WALLS, UNFINISHED AREAS OF BASEMENT 7.5 ARC FAULT CIRCUIT INTERUPPTERS (AFCI) 7.6 LOCATION OF MAIN AND DISTRIBUTION PANELS I MD FR S INR NRA NP I= Inspected, MD= Major Deficiency, FR= Future Repair, S= Safety Issue, INR= In Need of Repair, NRA= Not Readily Accessible or Visible, NP= Not Present Comments: 7.1 (1) Breaker manufactures suggest that breakers be exercised on a regular basis. This is simply flipping the breakers off and then on again. This ensures that they are operable and will trip if needed. I recommend that the breakers be exercised on a regular basis. 4 Ferry Lane Page 33 of 57

34 7.1 (2) There was no anti-oxidant paste on the aluminum wires that feed the main panel. Because aluminum expands and contracts as it heats and cools, a paste is used to ensure a safe connection. I recommend that a licensed electrician install this paste. 7.1 (3) There was a double tap in the electric panel. Double taps in the electrical system are a safety hazard; one wire, not two, should connect the circuit to the breaker or fuse lug. People double tap to add more circuits to an electrical system without installing a new breaker. This can be dangerous because two wires cannot be properly tightened and may cause arcing and a fire. I recommend that a licensed electrician correct this problem. 4 Ferry Lane Page 34 of 57

35 7.1 (4) Some of the screws that attach the electric sub panel cover in place were missing. The cover to the panel should be securely attached in place. I recommend that a licensed electrician install additional screws in the panel cover. 7.1 (5) There was inadequate room in front and at the side of the electric panel in the basement. There should be at least 36 inches in front of electric panels. I recommend that the shelving used for storage be removed or adjusted to accommodate proper access to the panels. 7.1 (6) There was no jumper wire over the water meter. To properly bond the plumbing pipes to the water main, or ground, a jumper wire is required over the water meter. I recommend that a licensed electrician install a jumper wire over the water meter. 7.1 (7) The breakers were not marked at the panels. This makes it very hard to determine what breaker supplies the wiring to different parts of the house. I recommend an electrician label all breakers inside of the panel. 4 Ferry Lane Page 35 of 57

36 7.2 There were open junction boxes at the garage and attic. There were live wires exposed at these open junction boxes. I recommend that proper sized cover plates be installed at these locations. 7.3 (1) There were incandescent light bulbs in the closets. These bulbs can generate significant heat and potentially cause fires in tight areas such as closets. I recommend that these light bulbs be replaced with LED light bulbs. 4 Ferry Lane Page 36 of 57

37 7.3 (2) There were loose electric receptacles throughout the house. All receptacles should be properly affixed to the wall. I recommend that a licensed electrician properly secure these receptacles. 7.3 (3) There was a missing cover plate in the mechanical room. There were live wires exposed at this location. I recommend that a cover plate be installed. 4 Ferry Lane Page 37 of 57

38 7.3 (4) The electric receptacle at the garage tested for an open ground. A device plugged into this receptacle will not be grounded and is a safety hazard. I recommend that a licensed electrician repair this receptacle. 7.3 (5) The electric receptacles at the kitchen tested for reverse polarity. A receptacle with reverse polarity is a shock hazard. I recommend that a licensed electrician repair these receptacles. 4 Ferry Lane Page 38 of 57

39 7.4 The electric receptacles at the basement bar, kitchen and master bathroom were not GFCI. All receptacles within 6 feet of water, in the garage, in unfinished areas of the basement, and on the exterior of the house should be equipped with ground fault circuit interrupters (GFCI). GFCI s detect the amperage flow going in and out of the receptacle. If this flow varies by as little as.005 amps, the receptacle will trip. These receptacles should be tested on a monthly basis. I recommend that a licensed electrician install GFCI s where needed. 7.5 There were no AFCI breakers installed in the electrical panel. All bedroom receptacles should be protected with Arc Fault Circuit Interrupter breakers, AFCI. AFCI's detect arcing in the circuit that they are feeding. If an arc is detected the breaker will trip. Arcing in a circuit is a safety hazard. These breakers should be tested on a monthly basis. I recommend that a licensed electrician install AFCI breakers where needed. 4 Ferry Lane Page 39 of 57

40 7.6 The main and sub panels were located at the right side of the basement. This is for your information. Obstructed electrical receptacles and wires concealed behind finished areas of the building were not accessible and could not be inspected. Low voltage systems such as security systems, internet routers, intercoms, etc. were out of scope for this home inspection and were not inspected. The local fire department is responsible for inspecting smoke and carbon monoxide detectors and issuing a certificate of compliance. Installation of smoke and carbon monoxide detectors and scheduling of the inspection by the fire department is the responsibility of the seller. Smoke detectors should be replaced every 10 years, and carbon monoxide detectors should be replaced every 5-7 years. Fire departments do not always check the dates on the back of the smoke and carbon monoxide detectors when inspecting them. Replacement of old smoke and carbon monoxide detectors is recommended. 4 Ferry Lane Page 40 of 57

41 8. Interiors Ceiling Materials: Drywall Window Types: Double-hung Wall Materials: Drywall Styles & Materials Floor Covering(s): Hardwood T&G Tile Carpet I MD FR S INR NRA NP 8.0 CEILING AND WALLS 8.1 FLOORS 8.2 STEPS, STAIRWAYS, BALCONIES AND RAILINGS 8.3 COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETS 8.4 DOORS (REPRESENTATIVE NUMBER) 8.5 WINDOWS (REPRESENTATIVE NUMBER) 8.6 FIRE SEPERATION WALLS, CEILINGS, AND DOORS 8.7 OTHER I MD FR S INR NRA NP I= Inspected, MD= Major Deficiency, FR= Future Repair, S= Safety Issue, INR= In Need of Repair, NRA= Not Readily Accessible or Visible, NP= Not Present Comments: 8.2 (1) There was no hand railing at the basement stairs. All stairs with three risers or more should have a handrail. I recommend that a handrail be installed. 4 Ferry Lane Page 41 of 57

42 8.2 (2) The stair stringers for the basement stairs were connected to a board hung from the deck structure by strips of wood. One of these wood strips was beginning to come loose from the deck structure, with a gap between the wood strip and the deck structure. I recommend that a licensed contractor install steel brackets to connect the stairs to the deck structure. 8.5 The bay windows did not lock as the locks were not engaging to keep the windows closed securely making them more efficient. I recommend that the window locks be repaired or replaced. 4 Ferry Lane Page 42 of 57

43 8.7 There were mouse bait stations in the house. I recommend that a pest control company treat the house for mice as needed. Areas obstructed by furniture or other items, and floors obstructed by carpets, were not readily accessible and were not inspected. Lead paint can be an issue at the interior and exterior of older homes built before A licensed lead paint inspector can determine if lead is present. If lead is found, remediation in accordance with EPA guidelines is recommended. 4 Ferry Lane Page 43 of 57

44 9. Fireplaces and Wood Stoves Styles & Materials Types of Fireplaces: Solid Fuel Damper: Pop-top 9.0 FIREBOX 9.1 VISIBLE FLUE 9.2 DAMPER 9.3 CLEARANCE 9.4 HEARTH Operable Fireplaces: One Flue Liner: Terracotta Stainless steel Number of Woodstoves: One I MD FR S INR NRA NP 9.5 DOOR/SCREEN I MD FR S INR NRA NP I= Inspected, MD= Major Deficiency, FR= Future Repair, S= Safety Issue, INR= In Need of Repair, NRA= Not Readily Accessible or Visible, NP= Not Present Comments: 9.1 I recommend a level 2 chimney inspection be performed by a qualified chimney sweep. Level 2 inspections use a camera that runs into the flues to inspect the condition of the interior of the flues, liners, liner joints etc. Damaged flues can lead to costly repairs. Recommended accreditations for chimney sweeps; CSIA Chimney Sweep Institute of America and NFI National Fire Place Institute. 9.2 The pop top damper for the fireplace did not close tightly. This is a source of heat loss. I recommend that the pop top damper be adjusted or replaced so that it closes properly. 4 Ferry Lane Page 44 of 57

45 10. Insulation and Ventilation Styles & Materials Attic Ventilation: Gable vents Soffit Vents Thermostatically controlled fan Bathroom Exhaust Fans: Fan with light 10.0 INSULATION IN ATTIC Attic Insulation: Blown Batt Fiberglass Cellulose Dryer Fuel Source: Gas Connection Floor System Insulation: Not visible Dryer Vent: Flexible Metal Rigid Metal I MD FR S INR NRA NP 10.1 INSULATION UNDER FLOOR SYSTEM (above crawl space or in basement ceiling) 10.2 VAPOR RETARDERS (On ground in crawl space or basement) 10.3 VENTILATION OF ATTIC AND FOUNDATION AREAS 10.4 VENTING SYSTEMS (Kitchens, baths and laundry) 10.5 VENTILATION FANS AND THERMOSTATIC CONTROLS (ATTIC) I MD FR S INR NRA NP I= Inspected, MD= Major Deficiency, FR= Future Repair, S= Safety Issue, INR= In Need of Repair, NRA= Not Readily Accessible or Visible, NP= Not Present Comments: 10.0 (1) The roof penetrations may not be sealed in some areas where they penetrate the attic floor. For an efficient building envelope the top floor ceiling should be sealed. Air from the finished space can flow up into the attic around plumbing pipes, electrical wires, and the top plates of walls below the attic. I recommend that all attic floor penetrations be sealed with a foam to reduce air flow into the attic. Air sealing is work that a Mass Save contractor would do as part of energy improvements to the house (2) There was less insulation in some parts of the attic than required for optimal energy efficiency. There will be heat loss in the cold weather. Today s standards call for r-37-r-49 in the attic. This is roughly inches of fiberglass or cellulose insulation. Proper insulation increases the energy efficiency of the house, keeps the house cooler in summer, and reduces the chance of ice dams. I recommend that more insulation be added to the attic. I recommend a Mass Save energy audit (masssave.com). The Mass Save program provides significant rebates for work to improve the energy efficiency of a home The gable vents in the attic were clogged with debris. This will restrict the air flow into the attic. I recommend that the gable vents be kept clean. 4 Ferry Lane Page 45 of 57

46 10.4 (1) The basement bathroom fan was noisy. The fan was also low quality. When bathroom fan motors fail, they can overheat and start a fire. I recommend that a licensed electrician replace the bathroom fans (2) Part of the dryer vent was flexible metal. This material is prone to clogging. I recommend that the dryer vent be replaced with stiff metal pipe to reduce lint build up and to increase the efficiency of the dryer. 4 Ferry Lane Page 46 of 57

47 10.4 (3) The dryer vent was screwed together. Lint can catch on the screws in the vent. This can eventually clog the dryer vent, leading to reduced efficiency and the potential for a fire. I recommend that the screws be removed and the seams in the dryer vent be taped with metal based vent tape The thermostatically controlled attic ventilation fan was not running. It was not possible to determine whether or not the fan works, and if it does, at what temperature the fan turns on. I recommend obtaining information from the seller as to whether or not this fan works properly. 4 Ferry Lane Page 47 of 57

48 Major Deficiencies Outlook Home Inspection, LLC 28 Outlook Drive, Lexington MA Customer Barry Address 4 Ferry Lane Juniper MA These summaries are not the entire report. The complete report may include additional information of concern. It is recommended that you read the complete report. 4. Structural Components 4.1 SILLS Major Deficiency There was wood boring insect damage at the basement sill under the front entry stairs. There is the potential for concealed termite damage. I recommend that information be obtained from the seller as to any knowledge of the pest damage and any treatments or contracts that the house may have. I recommend entering into a contract with a pest control company for treatment if needed and ongoing monitoring to ensure that the house stays pest free. I recommend that a qualified contractor repair the damage. 5. Heating / Central Air Conditioning 5.6 DISTRIBUTION SYSTEMS - HEATING/COOLING (including fans, pumps, ducts, piping and supports, dampers, insulation, air filters, registers, radiators, fan coil units, convectors) Major Deficiency (1) The piping for the baseboard convectors at the basement ran in the concrete slab. (Hot water did circulate through this zone at the time of inspection, heating the area.) When piping is run under a slab it is very difficult to repair should there be a leak. Generally if/when issues occur the piping in the concrete slab is abandoned and new piping is run through ceilings and down walls to feed the baseboard convectors. This work can be expensive. I recommend consulting with a licensed and qualified plumber as to what this fully entails and to determine the urgency of running the pipes above ground. 4 Ferry Lane Page 48 of 57

49 6. Plumbing System 6.1 PLUMBING WATER SUPPLY PIPING, MATERIALS, SUPPORTS AND INSULATION Major Deficiency (1) There were corroded water supply pipes throughout the house. Some of these pipes also ran under the slab. There is the potential for deteriorated pipes in concealed areas of the building. I recommend further investigation by a licensed plumber. I recommend replacement of the water supply pipes as needed. 6.5 WATER HEATER - EQUIPMENT Major Deficiency The water heater was 9 years old and reaching the end of its serviceable life. Water heaters either start to drip or they burst and cause basement flooding. I recommend that this water heater be replaced soon to avoid problems. Prepared Using HomeGauge : Licensed To Mohan Singh 4 Ferry Lane Page 49 of 57

50 Future Repair Outlook Home Inspection, LLC 28 Outlook Drive, Lexington MA Customer Barry Address 4 Ferry Lane Juniper MA Structural Components 4.5 COLUMNS OR PIERS Future Repair (1) There was rust at the base of the concrete filled steel column in the garage. If there is too much rust the concrete will be exposed and the column will lose its lateral strength. I recommend that these columns be monitored for future decay and the columns be replaced by a licensed contractor when needed. 9. Fireplaces and Wood Stoves 9.1 VISIBLE FLUE In Need of Repair I recommend a level 2 chimney inspection be performed by a qualified chimney sweep. Level 2 inspections use a camera that runs into the flues to inspect the condition of the interior of the flues, liners, liner joints etc. Damaged flues can lead to costly repairs. Recommended accreditations for chimney sweeps; CSIA Chimney Sweep Institute of America and NFI National Fire Place Institute. Prepared Using HomeGauge : Licensed To Mohan Singh 4 Ferry Lane Page 50 of 57

51 Safety Issues Outlook Home Inspection, LLC 28 Outlook Drive, Lexington MA Customer Barry Address 4 Ferry Lane Juniper MA Exterior 2.6 DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES AND APPLICABLE RAILINGS Safety Issue (1) The hand railings at the back deck were not graspable. These hand railings were constructed of pieces of 2x4's turned on their sides. All hand railings should be graspable for safety. I recommend that these hand railings be repaired or replaced. (2) There were open risers at the stairs to the rear deck. There is the potential for someone to get their foot caught in one of the steps while ascending the stairs. I recommend that risers be installed at these steps. 3. Garage 3.5 OCCUPANT DOOR FROM GARAGE TO INSIDE HOME Safety Issue The door from the garage into the house did not close automatically. The spring loaded hinges were not adjusted. All doors between the interior of a house and a garage should be fire rated and have closers to ensure that the door stays closed. I recommend that these hinges be adjusted so that the door will close. 3.6 GARAGE DOOR OPERATORS (Report whether or not doors will reverse when met with resistance) Safety Issue The right hand garage door did not close unless the key pad was kept pushed. The safety reverse beam at the base of the garage door may be mis-aligned. All garage doors should have two means of safety reverse; one a pressure switch in the opener and the 2nd a beam along the bottom of the door opening. I recommend that an overhead door company repair or replace the door as needed. 5. Heating / Central Air Conditioning 5.3 CHIMNEYS, FLUES, VENTS AND THIMBLES 4 Ferry Lane Page 51 of 57

52 5. Heating / Central Air Conditioning Safety Issue The insulation on the flue pipe may contain asbestos. This is a safety hazard. If this insulation becomes friable, the asbestos can become airborne making it dangerous. I recommend that this insulation be tested for asbestos. If the insulation tests positive, I recommend removal by a licensed asbestos abatement contractor. 6. Plumbing System 6.2 PLUMBING SUPPLY FIXTURES AND FAUCETS In Need of Repair (3) The exterior hose bibs (outdoor faucets) did not have back flow preventers that remove the potential for cross connections. If a hose is hooked up to the spigot a cross connection is present. Cross-connections in a plumbing system are a safety issue. A cross-connection is a condition that allows waste water to be siphoned back into the potable water system. I recommend installation of back flow prevention fittings on the existing hose bibs. (6) There was a cross-connection at the master bath tub. The hand-held shower head could hang into the bathtub. Cross-connections in a plumbing system are a safety issue. A cross-connection is a condition that allows waste water to be siphoned back into the potable water system. I recommend that a licensed plumber remedy this problem FUEL STORAGE AND DISTRIBUTION SYSTEMS (Interior fuel storage, piping, venting, supports, leaks) Safety Issue The gas service had a pressure regulator. This may dump gas outside if the pressure is too great. It is important that this remain clear of debris and snow. Care should be taken to keep this exterior gas pipe clear. 7. Electrical System 7.1 SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELS Safety Issue (2) There was no anti-oxidant paste on the aluminum wires that feed the main panel. Because aluminum expands and contracts as it heats and cools, a paste is used to ensure a safe connection. I recommend that a licensed electrician install this paste. (3) There was a double tap in the electric panel. Double taps in the electrical system are a safety hazard; one wire, not two, should connect the circuit to the breaker or fuse lug. People double tap to add more circuits to an electrical system without installing a new breaker. This can be dangerous because two wires cannot be properly tightened and may cause arcing and a fire. I recommend that a licensed electrician correct this problem. (4) Some of the screws that attach the electric sub panel cover in place were missing. The cover to the panel should be securely attached in place. I recommend that a licensed electrician install additional screws in the panel cover. (5) There was inadequate room in front and at the side of the electric panel in the basement. There should be at least 36 inches in front of electric panels. I recommend that the shelving used for storage be removed or adjusted to accommodate proper access to the panels. (6) There was no jumper wire over the water meter. To properly bond the plumbing pipes to the water main, or ground, a jumper wire is required over the water meter. I recommend that a licensed electrician install a jumper wire over the water meter. 7.2 BRANCH CIRCUIT CONDUCTORS, OVERCURRENT DEVICES AND COMPATIBILITY OF THEIR AMPERAGE AND VOLTAGE Safety Issue There were open junction boxes at the garage and attic. There were live wires exposed at these open junction boxes. I recommend that proper sized cover plates be installed at these locations. 4 Ferry Lane Page 52 of 57