Your Property Inspection Report Cover Page Inspection prepared for: Real Estate Agent: - Date of Inspection: 6/22/2016 Size: 6921 SQFT Additional Inspector: Gina Sullivan Inspector: Chris Sullivan 57 Windsor St, Randolph 04346 Phone: 207-312-2827 Email: pphbi@roadrunner.com
We appreciate the opportunity to conduct this inspection for you! Please carefully read your entire Inspection Report. Call us after you have reviewed your report, so we can go over any questions you may have. Remember, when the inspection is completed and the report is delivered, we are still available to you for any questions you may have, throughout the entire closing process. Properties being inspected do not "Pass" or "Fail. - The following report is based on an inspection of the visible portion of the structure; inspection may be limited by vegetation and possessions. Depending upon the age of the property, some items like GFI outlets may not be installed; this report will focus on safety and function, not current code. This report identifies specific noncode, non-cosmetic concerns that the inspector feels may need further investigation or repair. For your safety and liability purposes, we recommend that licensed contractors evaluate and repair any critical concerns and defects. Note that this report is a snapshot in time. We recommend that you or your representative carry out a final walk-through inspection immediately before closing to check the condition of the property, using this report as a guide. Page 1 of 81
Summary of Items of Concern Summary of Items of Concern On this page you will find, in RED, a brief summary of any concerns of the inspection, as they relate to Safety and Function. Examples would be bare electrical wires, or active drain leaks. The complete list of items noted is found throughout the body of the report, including Normal Maintenance items. Be sure to read your entire report! For your safety and liability, we recommend that you hire only licensed contractors when having any work done. If the living area has been remodeled or part of an addition, we recommend that you verify the permit and certificate of occupancy. This is important because our inspection does not tacitly approve, endorse, or guarantee the integrity of any work that was done without a permit, and latent defects could exist. Depending upon your needs and those who will be on this property, items listed in the body of the report may also be a concern for you; be sure to read your Inspection Report in its entirety. Note: If there are no comments in RED below, there were no system or safety concerns with this property at the time of inspection. Exterior Page 7 Item: 1 Roof Roof shingles appear to be near the end of their serviceable life. Recommend further evaluation and or repair/ replacement by a certified roofing contractor. Page 12 Item: 5 Decks & Steps Railing loose or damaged at steps. Suggest securing for safety. Railing loose or damaged at deck side. Suggest repair/ replacement or proper securing for safety. Interior Page 17 Item: 1 Laundry Washing machine over commercial space with no catch pan and drain installed. Page 18 Item: 3 Interior Electric Outlet(s) need new cover plates. Suggest repair. Shock Hazard. Utilities Shop Page 29 Item: 2 Heating Flue vent pipe needs proper high heat resistant sealant. Possible source of CO leak. Suggest having repaired for life safety reasons. Page 31 Item: 3 Water Heater Temperature Pressure drain line: more than 6" from floor. One should be installed to terminate within six inches of the floor to minimize personal injury which may be caused by scalding water, in the event of a pressure blow off. Interior Unit 1 Page 32 Item: 1 Kitchen Dishwasher door springs failed or damaged allowing door to fall open. Possible risk of injury. Recommend repair for safety reasons. Page 35 Item: 5 Laundry Unused laundry over finished living space with no catch pan and drain installed. Page 35 Item: 6 Smoke and CO Detectors Some smoke detectors inoperable. Strongly recommend to install or replace for life safety reasons. Utilities Unit 1 Page 38 Item: 1 Electrical Panel Over current electrical panels not to be located in closet near combustibles. Interior Unit 2 Page 2 of 81
Page 40 Item: 3 Bedrooms Smoke detectors missing in bedrooms which is common for homes of this age as they may not have been required by code when home was built. Today's code requires hardwired/interconnected detectors be placed in each bedroom and in areas outside bedrooms. Installation strongly recommended for life safety reasons. This should be done by licensed electrician. Page 41 Item: 5 Smoke and CO Detectors CO detector mounted too high above sleeping level. Suggest installation at proper level for life safety reasons. Utilities Unit 2 Page 44 Item: 2 Water Heater Electrical wires are not properly secured. Shock hazard. Hot water tank lacks overflow catch pan and drain over a living space. Recommend installation to prevent the possibility of water damage at below living space. Interior Unit 3 Page 45 Item: 1 Kitchen GFCI trip test failed to the outlets to the right of the sink. Recommend electrical contractor for repair. Outlet inoperable. Shock hazard. Suggest Repair. Page 47 Item: 4 Smoke and CO Detectors CO detector mounted too high above sleeping level. Suggest installation at proper level for life safety reasons. Utilities Unit 3 Page 50 Item: 2 Water Heater Hot water tank lacks overflow catch pan and drain over a living space. Recommend installation to prevent the possibility of water damage at below living space. Interior Unit 4 Page 53 Item: 3 Bedrooms Smoke detectors missing in bedrooms which is common for homes of this age as they may not have been required by code when home was built. Today's code requires hardwired/interconnected detectors be placed in each bedroom and in areas outside bedrooms. Installation strongly recommended for life safety reasons. This should be done by licensed electrician. Page 53 Item: 4 Smoke and CO Detectors Some smoke detectors inoperable. Strongly recommend to install or replace for life safety reasons. Utilities Unit 4 Page 56 Item: 1 Electrical Panel Double tapped breaker inside panel box (more than one electrical conductor attached).this is not standard practice, and may cause overheating or even an electrical fire. Recommend evaluation by an electrician. Double tapping and lugging can create hot spots on breakers and neutral bars because they are not tightened to the correct torque--especially if two different size conductors are used. Because the hot [black] and neutral [white]wires are both current carrying conductors, the chance is then greater for potential hot spots. If the double tap or lug becomes loose, it begins to arc. As it arcs it builds up carbon. Carbon is then resistance and with more carbon buildup the more difficult it is for the conductor to make contact, thus increasing the current. The end result can be the breaker tripping because of the loose connection [current exceeding the rating of the breaker], or signs of overheating such as discolored wires, melted wires, etc, or even fire. Page 3 of 81
Page 56 Item: 2 Water Heater Hot water tank lacks overflow catch pan and drain over a living space. Recommend installation to prevent the possibility of water damage at below living space. Temperature Pressure drain line is missing. One should be installed to terminate within six inches of the floor to minimize personal injury which may be caused by scalding water, in the event of a pressure blow off. Interior Unit 5 Page 58 Item: 1 Kitchen GFCI trip test failed. Recommend electrical contractor for repair. Page 60 Item: 3 Bedrooms Smoke detectors missing in bedrooms which is common for homes of this age as they may not have been required by code when home was built. Today's code requires hardwired/interconnected detectors be placed in each bedroom and in areas outside bedrooms. Installation strongly recommended for life safety reasons. This should be done by licensed electrician. Page 60 Item: 4 Smoke and CO Detectors No smoke/ CO detector was noted at time of inspection. Recent state law requires buyer insure the installation of a carbon monoxide detector at the time of any real estate transaction. Strongly recommend installation for life safety reasons. Page 61 Item: 7 Interior Electric Outlet needs new cover. Suggest repair. Shock Hazard. Utilities Unit 5 Page 63 Item: 1 Electrical Panel Double tapped breaker(s) inside panel box (more than one electrical conductor attached).this is not standard practice, and may cause overheating or even an electrical fire. Recommend evaluation by an electrician. Double tapping and lugging can create hot spots on breakers and neutral bars because they are not tightened to the correct torque--especially if two different size conductors are used. Because the hot [black] and neutral [white]wires are both current carrying conductors, the chance is then greater for potential hot spots. If the double tap or lug becomes loose, it begins to arc. As it arcs it builds up carbon. Carbon is then resistance and with more carbon buildup the more difficult it is for the conductor to make contact, thus increasing the current. The end result can be the breaker tripping because of the loose connection [current exceeding the rating of the breaker], or signs of overheating such as discolored wires, melted wires, etc, or even fire. Page 63 Item: 2 Water Heater Electrical wires are not properly secured. Shock hazard. Hot water tank lacks overflow catch pan and drain over a living space. Recommend installation to prevent the possibility of water damage at below living space. Interior Unit 6 Page 65 Item: 1 Kitchen GFCI trip test failed at the far left outlet. Recommend electrical contractor for repair. Page 67 Item: 4 Utilities Unit 6 Smoke and CO Detectors Some smoke detectors inoperable. Strongly recommend to install or replace for life safety reasons. Page 4 of 81
Page 70 Item: 1 Electrical Panel Double tapped breaker(s) inside panel box (more than one electrical conductor attached).this is not standard practice, and may cause overheating or even an electrical fire. Recommend evaluation by an electrician. Double tapping and lugging can create hot spots on breakers and neutral bars because they are not tightened to the correct torque--especially if two different size conductors are used. Because the hot [black] and neutral [white]wires are both current carrying conductors, the chance is then greater for potential hot spots. If the double tap or lug becomes loose, it begins to arc. As it arcs it builds up carbon. Carbon is then resistance and with more carbon buildup the more difficult it is for the conductor to make contact, thus increasing the current. The end result can be the breaker tripping because of the loose connection [current exceeding the rating of the breaker], or signs of overheating such as discolored wires, melted wires, etc, or even fire. Page 70 Item: 3 Water Heater Hot water tank lacks overflow catch pan and drain over a living space. Recommend installation to prevent the possibility of water damage at below living space. Interior Unit 7 Page 74 Item: 3 Bedrooms Bedroom does not have proper egress window. An egress window must satisfy four International Residential Code (IRC) criteria: Minimum width of opening: 20 in. Minimum height of opening: 24 in. Minimum net clear opening: 5.7 sq. ft. (5.0 sq. ft. for ground floor). Maximum sill height above floor: 44 in. Smoke detectors missing in bedrooms which is common for homes of this age as they may not have been required by code when home was built. Today's code requires hardwired/interconnected detectors be placed in each bedroom and in areas outside bedrooms. Installation strongly recommended for life safety reasons. This should be done by licensed electrician. Page 74 Item: 4 Smoke and CO Detectors Some smoke detectors missing/ inoperable. Strongly recommend to install or replace for life safety reasons. Utilities Unit 7 Page 77 Item: 1 Electrical Panel Double tapped breaker(s) inside panel box (more than one electrical conductor attached).this is not standard practice, and may cause overheating or even an electrical fire. Recommend evaluation by an electrician. Double tapping and lugging can create hot spots on breakers and neutral bars because they are not tightened to the correct torque--especially if two different size conductors are used. Because the hot [black] and neutral [white]wires are both current carrying conductors, the chance is then greater for potential hot spots. If the double tap or lug becomes loose, it begins to arc. As it arcs it builds up carbon. Carbon is then resistance and with more carbon buildup the more difficult it is for the conductor to make contact, thus increasing the current. The end result can be the breaker tripping because of the loose connection [current exceeding the rating of the breaker], or signs of overheating such as discolored wires, melted wires, etc, or even fire. Page 77 Item: 2 Water Heater Temperature Pressure drain line is missing. One should be installed to terminate within six inches of the floor to minimize personal injury which may be caused by scalding water, in the event of a pressure blow off. Page 5 of 81
Exterior As with all areas of the house, we recommend that you carefully examine the roof immediately prior to closing the deal. Note that walking on a roof voids some manufacturer s warranties. Adequate attic ventilation, solar / wind exposure, and organic debris all affect the life expectancy of a roof (see www.gaf.com for roof info). Always ask the seller about the age and history of the roof. On any home that is over 3 years old, experts recommend that you obtain a roof certification from an established local roofing company to determine its serviceability and the number of layers on the roof. We certainly recommend this for any roof over 5 years of age. Metal roofs in snow areas often do not have gutters and downspouts, as there is a concern that snow or ice cascading off the roof may tear gutters from the house. Likewise, be advised that such cascading may cause personal injury or even death. If this house has a metal roof, consult with qualified roofers or contractors regarding the advisability of installing a damming feature which may limit the size and amount of snow / ice sliding from the roof. Grading and drainage are probably the most significant aspects of a property, simply because of the direct and indirect damage that moisture can have on structures. More damage has probably resulted from moisture and expansive soils than from most natural disasters. Also, there should be gutters and downspouts with splash blocks that discharge away from the building. We have discovered evidence of moisture intrusion inside structures when it was raining that would not have been apparent otherwise. In addition, we recommend that downspouts do not terminate over paved areas such as walks or driveways, as they can contribute to icy slip and fall hazards in winter. Minor settlement or hairline cracks in drives, walks or even foundations are are normal to properties of any age. They should, however, be monitored for expansion and sealed as necessary. Note that any siding, but especially composition or hardboard siding must be closely monitored. A classic example is the older style Louisiana Pacific siding, where the failure and deterioration provided grounds for a class action lawsuit. Even modern composition siding and, especially, trim, is particularly vulnerable to moisture damage. All seams be must remain sealed and paint must be applied periodically (especially the lower courses at ground level). It is imperative that continued moisture be kept from it, especially from sprinklers, rain splash back or wet grass. Swelling and deterioration may otherwise result. Vegetation too close to the home can contribute to damage through root damage to the foundation, branches abrading the roof and siding, and leaves providing a pathway for moisture and insects into the home. Although rails are not required around drop-offs less than 30, consider your own personal needs and those of your family and guests. By today s standards, spindles at decks and steps should be spaced no more than 4 apart for the safety of children. Open window wells should have either grates or, preferably, a weatherproof shield installed over them. This will keep rain and snow from building up inside the well and possibly leaking into the home, as well as minimizing your liability from children and non-residents falling inside them. An egress ladder should also be installed within the well, especially at below-grade bedrooms. Page 6 of 81
1. Roof Materials: Roof Material - Composition Shingle Roof Material - Rubber Inspection Method - Traversed Shingles tabs pitting. Shingles tabs deteriorated. Exposed nail(s) at roof top. Suggest sealing/ caulking to prevent potential water intrusion. Debris noted at roof. Suggest cleaning. Moss present at roof, as moss tends to hold moisture this can accelerate shingle deterioration. Suggest removal, you can use a non toxic oxygen bleach powder mixed with water. If you keep the roof surface wet with the solution for just 20 minutes, and then lightly scrub the roof surface, the algae almost always comes off. Use caution at roof top. Introduction of copper at the roof can help the growth of moss. Visit a roofing supply store. Drip edge/ flashing damaged/ missing. The drip edge is to keep the rain water from soaking up under the roofing shingles and causing dry rot of the plywood under the felt paper. It also diverts water into the gutter instead of going behind the gutter, which could also dryrot of the wood behind the gutter. This can cause the gutter to come loose and even make it pull away from the fascia board or rafter tails. Recommend repair or replacement. Roof deck sagging or buckling. Semi flat roof noted. Suggest monitor for snow loads and clear as needed. Building permits are generally designed to carry snow loads of 40lbs per square foot. Roof has many peaks and valleys. Suggest clearing of gathered debris and snow loads to extend the life of the roof/ shingles. Damaged/ deteriorated flashing at plumbing vent. Suggest repair or replacement to prevent water penetrating underneath shingles. Multiple layered shingles. Maximum amount shingle layers is two. Recommend repair or replacement. Flashing/ caulk needs repair back semi flat roof. Roof shingles appear to be near the end of their serviceable life. Recommend further evaluation and or repair/ replacement by a certified roofing contractor. Composite shingled roof Roof has many peaks and valleys Page 7 of 81
Shingles tabs pitting Exposed nail(s) at roof top Rubber membrane Debris at rubber membrane Multiple layered shingles Drip edge/ flashing damaged/ missing Page 8 of 81
Shingles tabs deteriorated Flashing/ caulk needs repair back semi flat roof Exposed nail heads Missing shingles Composite shingle roof Shingle tabs loose Page 9 of 81
2. Chimney Moss present on the roof Plumbing vent needs caulk repair Chimney Material - Brick Chimney mortar shows sign of deterioration. Recommend having repaired as necessary. Chimney crown is damaged. Chimney has 1 flue. 3. Foundation Chimney mortar shows sign of deterioration No major system safety or function concerns noted at time of inspection. Page 10 of 81
4. Siding Concrete block foundation Information: Wood/ vinyl siding, wood frame construction, Concrete block foundation. Areas of eaves (Fascia) are in need of paint, repairs or replacement. Caulk and seal all gaps, cracks and openings. Dryer vent cover needs cleaning. Vinyl siding damage noted. Recommend repair or replacement of damaged sections to keep moisture and insects from harming structure. Some siding missing/ damage noted. Have repaired as necessary. Areas of eaves (Fascia) are in need of repairs Siding missing in areas Page 11 of 81
Clear dryer vent Seal all gaps/ cracks 5. Decks & Steps Vinyl siding missing Steps are deteriorated and should be evaluated for repair or replacement. Deck support posts/ girder improperly constructed, as the support relies strictly on the shear strength of nails. Damaged/ deteriorated steps. Possibly trip hazard. Suggest repair for safety reasons. Seal steps: Recommend treating with a waterproof sealant claiming to waterproof, block ultraviolet light, and stop mildew. Stairways physically shake. Recommend evaluation/ repair by contractor. Railing loose or damaged at steps. Suggest securing for safety. Railing loose or damaged at deck side. Suggest repair/ replacement or proper securing for safety. Page 12 of 81
Deck support posts/ girder improperly constructed Damage steps at front entry Handrails missing Railing loose Stairways physically shake Page 13 of 81
6. Electrical, Exterior Overhead service noted. Main service breaker noted at electrical meter. Suggest caulking around where service cable enters the house to prevent water intrusion into the interior panel. Overhead main electric service 100 amp main breakers 7. Window Condition Suggest caulking around where service cable enters the house Some window screens missing. Check with seller to determine if they are on the property. Window frame(s) need painting and or sealing. Page 14 of 81
8. Gutters Window frames need paint Information: No gutters or downspouts. Installation recommended, at least over entranceways and walks, to keep water away from structure. Water can weaken the foundation and deteriorate the siding. Be sure to install splashblocks or extensions to carry water away, and keep water from areas such as driveways or walks where it can be an ice hazard in winter 9. Grading Information Grading appears to be adequate to shed water away from foundation. 10. Exterior Fuel Tanks Kerosene/ oil tank noted. 11. Exterior Misc Kerosene/ oil tank noted Heat pumps noted at the exterior. Monitor heater direct vent does not meet clearance standard from roof. Monitor for snow loads and proper venting. Page 15 of 81
Heat pumps noted at the exterior Monitor heater direct vent does not meet clearance Page 16 of 81
Interior This inspection does not include testing for radon, mold or other hazardous materials unless specifically requested. Plumbing is an important concern in any structure. Moisture in the air and leaks can cause mildew, wallpaper 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. Note that if in a rural location, sewer service and/or water service might be provided by private waste disposal system and/or well. Inspection, testing, analysis, or opinion of condition and function of private waste disposal systems and wells is not within the scope of a home inspection. Recommend consulting with seller concerning private systems and inspection, if present, by appropriate licensed professional familiar with such private systems. If a Septic System is on the property, pumping is generally recommended prior to purchase, and then every three years. Interior areas consist of bedrooms, baths, kitchen, laundry, hallways, foyer, and other open areas. All exposed walls, ceilings and floors will be inspected. Doors and windows will also be investigated for damage and normal operation. Although excluded from inspection requirements, we will inform you of obvious broken gas seals in windows. Please realize that they are not always visible, due to temperature, humidity, window coverings, light source, etc. Your inspection 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, as the inspector will not move personal items. An inspection does not include the identification of, or research for, appliances and other items that may have been recalled or have had a consumer safety alert issued about it. Any comments made in the report are regarding well known notices and are provided as a courtesy only. Product recalls and consumer product safety alerts are added almost daily by the Consumer Product Safety Commission. We recommend visiting the following Internet site if recalls are a concern to you: http://www.cpsc.gov. 1. Laundry Coin operated laundry. Washing machine over commercial space with no catch pan and drain installed. 2. Smoke and CO Detectors Washing machine over commercial space This building has a smoke/fire/security system installed. Inspection of this system is beyond the scope of this inspection. Suggest having seller demonstrate use. Functioning combination smoke and CO detector noted in building. Page 17 of 81
This building has a smoke/fire/security system installed 3. Interior Electric Outlet(s) need new cover plates. Suggest repair. Shock Hazard. Functioning smoke/co Detectors Outlets needs covers Page 18 of 81
Utilities Electric: Note that only actual GFCI outlets are tested and tripped. Some baths may have non- GFCI outlets which are protected by a GFCI outlet in a remote area (garage, another bath, etc.). Confirm with owner that apparent non-gfci outlets within 6 of wet areas are thus protected. Also, note that most electricians agree that smoke detectors are good for about 5 years, and the breakers in your panel box have an expected life of about 20 years. Therefore, if this home was built before 1990, consider having the panel box and breakers evaluated by a licensed electrician, as an overheated breaker can result in a structural fire. If your home does not have a carbon monoxide detector (few do!), we recommend making that investment. Any home that has a Bulldog Pushmatic, Zinsco, Sylvania Zinsco or Federal Pacific Electric panel should have it evaluated by a licensed electrician, as these older types of panels and breakers have been known to overheat and cause house fires. Heat: The heating, ventilation, 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 test the heating and air conditioner using the thermostat or other controls. A more thorough investigation of the system, including the heat ( firebox ) exchanger, should be conducted by a licensed HVAC service person every year. Failure to do so may result in carbon monoxide escaping through cracks in a heat exchanger or flue pipe, resulting in death. 1. Electrical Panel Materials: Service Entrance - Overhead Service Panel Amperage - 100 Amp Service Main disconnect at exterior meter Panel box located at laundry room. Panel Manufacturer - Siemens No major system safety or function concerns noted at time of inspection at main panel box. 2. Water Supply Main water shutoff/ meter located in Basement. Electrical panel Page 19 of 81
Main water shutoff/ meter Page 20 of 81
1. Comments Basement Materials: Basement Traversed Support Beam Wood Support Post Wood/ Steel Insulation noted at - ceiling Lack of insulation at rim joist. Suggest installation. Two 275 gal oil tanks appear to be good condition. Tanks not fully visible due to obstruction. Wood soil contact recommend concrete footer to protect wood. Wood beam needs replacing as soon as possible. Concrete block damage/ movement. Monitor for any further movement and repair as needed. Support joist deteriorated/ damaged noted. Suggest installation of sister joist or remove and replace of damaged joist. Twisting at main beam. Plumbing in unconditioned space should be insulated/ heat taped. Two 275 gal oil tanks appear to be good condition Support post is deteriorated Wood joist damage above beam Twisting at main beam Page 21 of 81
Plumbing in unconditioned space should be insulated View of crawlspace/ basement Wood soil contact recommend concrete footer Concrete block damage/ movement Page 22 of 81
1. Comments Attic Materials: Attic access through - Hallway Inspection Method - Viewed from hatch Insulation Material - Fiberglass No ventilation for the attic Attic hatch is not insulated over. Suggest insulating and even sealing attic hatch to reduce energy costs. Compressed insulation noted in attic. Compressed insulation will not provide its full rated R- value. If adding insulation in an older, the electrical system should be checked by an electrician if the wiring is degraded, overloaded, or uses knob- and- tube wiring. It is hazardous to add insulation when conditions such as these exist. Adding thermal insulation within a closed cavity around wires could cause the wires to overheat. Code does not allow the installation of loose- fill, rolled or foam- in- place insulation around knoband- tube wiring. Drop ceiling space Drop ceiling space Drop ceiling space Attic access Page 23 of 81
Limited access in the attic Lack of ventilation in the attic Exhaust vent terminates out the roof Page 24 of 81
1. Kitchen Interior Shop No evidence of active leaking at kitchen sink at the time of the inspection GFCI trip test operated properly at time of inspection. 2. Half Bath Utility room Toilet functioned properly at time of inspection. No evidence of active leaking at sink at time of inspection. GFCI trip test operated properly at time of inspection. 3. Half Bath 1 Half bathroom Toilet functioned properly at time of inspection. GFCI trip test operated properly at time of inspection. Sink drain plug missing. Suggest installation. Sink drain line leaks. Recommend repair by professional plumber. Water temperature Page 25 of 81
Half bathroom 1 4. Smoke and CO Detectors Sink drain line leaks This space has a smoke/fire/security system installed. Inspection of this system is beyond the scope of this inspection. Suggest having seller demonstrate use. 5. Floors, Ceilings & Walls Fire suppressant system Past or present water stains, dry at time of inspection. Normal wear and tear damage to walls and ceilings noted. This is a cosmetic issue and not a material defect. Numerous wall and floor surfaces were obscured by large amounts of furniture and/or stored items, preventing a full evaluation of some areas. Sloping floor, bulges and or dips in floor. Determining the exact cause of any sloping/bulges/dips would require removal of the floor covering or other destructive testing, which is not within the scope of the home inspection. Note that this phenomena is common for a house of this age, but a structural engineer or contractor should be consulted to verify integrity of structure. Potential trip hazards at entrances to different floor levels, throughout house. Use caution. Wear to floor finish materials noted. This is not a structural issue but you may want to consider repair. Page 26 of 81
Dry ceiling stains Foor damage is not structural concern 6. Heating Interior of the shop Baseboard heat throughout home functioned properly at time of inspection. Forced hot air heat/ cooling throughout home functioned properly at time of inspection. Heat did not function in shop at time of inspection. Suggest having seller demonstrate proper functioning heater before closing. Page 27 of 81
Air conditioning functioned properly Heat functioned properly Heat functioned properly Heat did not function Page 28 of 81
1. Electrical Panel Utilities Shop Materials: Service Entrance - Overhead Service Panel Amperage - 100 Amp Service Main disconnect at exterior meter Panel box located at wall Panel Manufacturer - Cutler Hammer Cutler hammer panel in shop storage glued/ sealed shut. 2. Heating Cutler hammer panel in shop storage glued/ sealed shut Information: Manufacturer - Buderus Location - Utility room Oil fired boiler Heating in shop - Hot water baseboard Emergency shutoff in utility room. Boiler was tested and run for minimum of 10 minutes and was found to function properly at time of inspection. Oil Tank are two 275 gallon tank and appears to be in good condition. The oil line is properly sleeved to protect from damage. While not required, it is suggested the oil filter be protected to prevent damage from items falling and hitting it which can cause oil leaks. No fire resistant ceiling below a finished living area. Suggest installation of.26 gauge sheet metal. Chimney cleanout door deteriorated/ damaged. Unable to verify if chimney flue is properly lined. Suggest further evaluation by a certified chimney contractor. Flue vent pipe needs proper high heat resistant sealant. Possible source of CO leak. Suggest having repaired for life safety reasons. Page 29 of 81
Oil fired boiler No fire resistant ceiling below a finished living area High heat sealant needs repair Chimney cleanout door deteriorated/ damaged Emergency shutoff in utility room Page 30 of 81
3. Water Heater Information: Location - Utility Closet Location - Bathroom Bradford White Manufacturer - GE Capacity unknown Type - Electric water heater (Shutoff is located at panel box) No major system safety or function concerns noted at time of inspection Bradford White. Temperature Pressure drain line: more than 6" from floor. One should be installed to terminate within six inches of the floor to minimize personal injury which may be caused by scalding water, in the event of a pressure blow off. Temperature Pressure drain line: more than 6" from floor Electric hot water tank Page 31 of 81
1. Kitchen Interior Unit 1 No evidence of active leaking at kitchen sink at the time of the inspection Range top functioning properly at time of inspection. Oven/ broiler functioning properly at time of inspection. Microwave functioning properly at time of inspection. Refrigerator/ Freezer functioning properly at time of inspection. Dishwasher was checked for power and water, but was not run for a full cycle without owner present. GFCI trip test operated properly at time of inspection. Water Temperature checked and it held constant between 100-110+/- degrees F. Water staining noted at sink cabinet bottom. Possible past leaking or stored cleaning products residue. Dishwasher door springs failed or damaged allowing door to fall open. Possible risk of injury. Recommend repair for safety reasons. Unit 1 Kitchen Hot water temperature Prong stuck in an outlet Page 32 of 81
2. Main Bath Oven functioned properly Double trap under the kitchen sink Toilet needs a new assembly. Tub and shower function properly at time of inspection. No evidence of active leaking at sink at time of inspection. GFCI trip test operated properly at time of inspection. No operable exhaust fan in bathroom with shower. Recommend installing properly vented bathroom exhaust fan. Main bathroom Hot water temperature Page 33 of 81
3. Bath 2 Leaking from toilet tank Toilet needs a new assembly Toilet functioned properly at time of inspection. Tub and shower function properly at time of inspection. No evidence of active leaking at sink at time of inspection. GFCI trip test operated properly at time of inspection. No operable exhaust fan in bathroom with shower. Recommend installing properly vented bathroom exhaust fan. Tub drain plug damaged/ missing. Tub drains slowly. Recommend clearing drain. Sink drain plug damaged. 4. Bedrooms Bathroom 2 No major system safety or function concerns noted at time of inspection. Hot water temperature Page 34 of 81
5. Laundry Bedroom(s) Washing machine water supply lines lack water hammer protection. This is common in houses of this age but todays code require this feature. It is a minor cost and I suggest adding water hammers to the supply lines. Unused laundry over finished living space with no catch pan and drain installed. Laundry supply lack water hammer protection 6. Smoke and CO Detectors Laundry over a finished living space No CO detector was noted at time of inspection. Recent state law requires buyer insure the installation of a carbon monoxide detector at the time of any real estate transaction. Strongly recommend installation for life safety reasons. Some smoke detectors inoperable. Strongly recommend to install or replace for life safety reasons. Page 35 of 81
Missing smoke detector 7. Floors, Ceilings & Walls Fire suppressant system Normal wear and tear damage to walls and ceilings noted. This is a cosmetic issue and not a material defect. Numerous wall and floor surfaces were obscured by large amounts of furniture and/or stored items, preventing a full evaluation of some areas. Sloping floor, bulges and or dips in floor. Determining the exact cause of any sloping/bulges/dips would require removal of the floor covering or other destructive testing, which is not within the scope of the home inspection. Note that this phenomena is common for a house of this age, but a structural engineer or contractor should be consulted to verify integrity of structure. 8. Heating Sloping floors Loose floating floor Electric baseboard heat throughout home functioned properly at time of inspection. Page 36 of 81
Electric baseboard heat functioned properly Page 37 of 81
1. Electrical Panel Utilities Unit 1 Materials: Service Entrance - Overhead Service Panel Amperage - 100 Amp Service Panel box located in closet Panel Manufacturer - Siemens Access to panel box blocked. Panel box was not fully inspected internally. Over current electrical panels not to be located in closet near combustibles. 2. Water Heater Siemens sub panel not accessible Information: Location - Utility Closet Manufacturer - GE Type - Electric water heater (Shutoff is located at panel box) Size - 30 +/- gallons No major system safety or function concerns noted at time of inspection. Electric water heater Page 38 of 81
1. Kitchen Interior Unit 2 No evidence of active leaking at kitchen sink at the time of the inspection Range top functioning properly at time of inspection. Oven/ broiler functioning properly at time of inspection. Refrigerator/ Freezer functioning properly at time of inspection. GFCI trip test operated properly at time of inspection. Water Temperature checked and it held constant between 100-110+/- degrees F. 2. Main Bath Kitchen Hot water temperature Toilet functioned properly at time of inspection. Tub and shower function properly at time of inspection. No evidence of active leaking at sink at time of inspection. GFCI trip test operated properly at time of inspection. No operable exhaust fan in bathroom with shower.recommend installing properly vented bathroom exhaust fan. Shower surround needs caulk. Tub drain plug missing. Sink has no overflow drain, use with caution. Page 39 of 81
Main Bathroom Hot water temperature 3. Bedrooms Shower surround needs caulk Smoke detectors missing in bedrooms which is common for homes of this age as they may not have been required by code when home was built. Today's code requires hardwired/interconnected detectors be placed in each bedroom and in areas outside bedrooms. Installation strongly recommended for life safety reasons. This should be done by licensed electrician. Page 40 of 81
4. Stairways Smoke detector missing in the bedroom No major system safety or function concerns noted at time of inspection. 5. Smoke and CO Detectors Main stairway Functioning combination smoke and CO detector noted in home. This home has a smoke/fire/security system installed. Inspection of this system is beyond the scope of this inspection. Suggest having seller demonstrate use. CO detector mounted too high above sleeping level. Suggest installation at proper level for life safety reasons. Page 41 of 81
6. Doors Fire suppressant system No major system safety or function concerns noted at time of inspection. 7. Windows CO detector mounted too high above Some window screens missing. Check with seller to determine if they are on the property. 8. Interior Electric No major system safety or function concerns noted at time of inspection. 9. Floors, Ceilings & Walls Past or present water stains, dry at time of inspection. Normal wear and tear damage to walls and ceilings noted. This is a cosmetic issue and not a material defect. Numerous wall and floor surfaces were obscured by large amounts of furniture and/or stored items, preventing a full evaluation of some areas. Dry ceiling stains Page 42 of 81
10. Interior Misc Unit 2 11. Heating Unit 2 Forced hot air heat/ cooling throughout home functioned properly at time of inspection. Heat functioned properly Air conditioning functioned properly Page 43 of 81
1. Electrical Panel Utilities Unit 2 Materials: Service Entrance - Overhead Service Panel Amperage - 100 Amp Service Main disconnect at exterior meter Panel box located at hallway Panel Manufacturer - Murray Panel cover missing 1 screw. Panel not accessible sealed in frame. 2. Water Heater Panel not accessible sealed in frame Information: Location - Utility Closet Manufacturer - Bradford White Manufacturer and capacity unknown Type - Electric water heater (Shutoff is located at panel box) Electrical wires are not properly secured. Shock hazard. Hot water tank lacks overflow catch pan and drain over a living space. Recommend installation to prevent the possibility of water damage at below living space. Electrical wires are not properly secured Page 44 of 81
1. Kitchen Interior Unit 3 No evidence of active leaking at kitchen sink at the time of the inspection Range top functioning properly at time of inspection. Oven/ broiler functioning properly at time of inspection. Microwave functioning properly at time of inspection. Range hood light functioning properly at time of inspection. Range hood fan functioning properly at time of inspection. Refrigerator/ Freezer functioning properly at time of inspection. GFCI trip test operated properly at time of inspection. Water Temperature checked and it held constant between 120-130+/- degrees F. GFCI trip test failed to the outlets to the right of the sink. Recommend electrical contractor for repair. Outlet inoperable. Shock hazard. Suggest Repair. Unit 3 Kitchen GFCI trip failed/ outlets inoperable Hot water temperature Page 45 of 81
2. Main Bath Oven functioned properly Toilet gurgling noted when flushed. Shower function properly at time of inspection. No evidence of active leaking at sink at time of inspection. Exhaust fan noted and functioning properly. GFCI trip test operated properly at time of inspection. Sink faucet is poorly anchored. Main bathroom Hot water temperature Page 46 of 81
3. Bedrooms Faucet is loose No major system safety or function concerns noted at time of inspection. 4. Smoke and CO Detectors Bedroom Functioning combination smoke and CO detector noted in home. CO detector mounted too high above sleeping level. Suggest installation at proper level for life safety reasons. Page 47 of 81
Combination Smoke / CO 5. Floors, Ceilings & Walls Fire suppressant Past or present water stains, dry at time of inspection. Normal wear and tear damage to walls and ceilings noted. This is a cosmetic issue and not a material defect. Numerous wall and floor surfaces were obscured by large amounts of furniture and/or stored items, preventing a full evaluation of some areas. 6. Heating Dry bedroom ceiling stain Electric baseboard heat throughout home functioned properly at time of inspection. Forced hot air heat/ cooling throughout home functioned properly at time of inspection. Page 48 of 81
Electric baseboard heat Functioning air conditioning Forced hot air functioned properly Page 49 of 81
1. Electrical Panel Utilities Unit 3 Materials: Service Entrance - Overhead Service Panel Amperage - 100 Amp Service Main disconnect at exterior meter Panel box located in bedroom Panel Manufacturer - Siemens No major system safety or function concerns noted at time of inspection at main panel box. 2. Water Heater Electrical panel Information: Size - 40 +/- gallons Type - Electric water heater (Shutoff is located at panel box) Location - Utility Closet of unit 4 Manufacturer - Bradford - White Hot water tank lacks overflow catch pan and drain over a living space. Recommend installation to prevent the possibility of water damage at below living space. Electric water heater/ no catch pan Page 50 of 81
1. Kitchen Interior Unit 4 Range top functioning properly at time of inspection. Oven/ broiler functioning properly at time of inspection. Microwave functioning properly at time of inspection. Refrigerator/ Freezer functioning properly at time of inspection. GFCI trip test operated properly at time of inspection. Refrigerator handle damaged/ missing. Water Temperature checked and it held constant between 100-110+/- degrees F. Kitchen Refrigerator handle damaged/ missing Hot water temperature Page 51 of 81
2. Main Bath Toilet functioned properly at time of inspection. Tub and shower function properly at time of inspection. Sink drain/ trap not accessible due to personal items. GFCI trip test operated properly at time of inspection. No operable exhaust fan in bathroom with shower. Recommend installing properly vented bathroom exhaust fan. Shower surround needs caulk. Tub drain plug missing. Sink has no overflow drain, use with caution. Toilet loose and may need re-anchoring. Main Bathroom Hot water temperature 3. Bedrooms Shower surround needs caulk Smoke detectors missing in bedrooms which is common for homes of this age as they may not have been required by code when home was built. Today's code requires hardwired/interconnected detectors be placed in each bedroom and in areas outside bedrooms. Installation strongly recommended for life safety reasons. This should be done by licensed electrician. Page 52 of 81
4. Smoke and CO Detectors Smoke detector missing in the bedroom This home has a smoke/fire/security system installed. Inspection of this system is beyond the scope of this inspection. Suggest having seller demonstrate use. Some smoke detectors inoperable. Strongly recommend to install or replace for life safety reasons. 5. Doors Missing smoke detector No major system safety or function concerns noted at time of inspection. 6. Windows Fire suppressant system Some window screens missing. Check with seller to determine if they are on the property. Some window screens damaged. Page 53 of 81
7. Interior Electric Outlet did not function. Some window screens damaged 8. Floors, Ceilings & Walls Outlet did not function Normal wear and tear damage to walls and ceilings noted. This is a cosmetic issue and not a material defect. Numerous wall and floor surfaces were obscured by large amounts of furniture and/or stored items, preventing a full evaluation of some areas. Sloping floor, bulges and or dips in floor. Determining the exact cause of any sloping/bulges/dips would require removal of the floor covering or other destructive testing, which is not within the scope of the home inspection. Note that this phenomena is common for a house of this age, but a structural engineer or contractor should be consulted to verify integrity of structure. 9. Interior Misc Unit 4 Page 54 of 81
10. Heating Unit 4 Propane fired forced hot air heat throughout home functioned properly at time of inspection. Gas shutoff inline. Heat functioned properly Page 55 of 81
1. Electrical Panel Utilities Unit 4 Materials: Service Entrance - Overhead Service Panel Amperage - 100 Amp Service Main disconnect at exterior meter Panel box located at kitchen Panel Manufacturer - Murray Double tapped breaker inside panel box (more than one electrical conductor attached).this is not standard practice, and may cause overheating or even an electrical fire. Recommend evaluation by an electrician. Double tapping and lugging can create hot spots on breakers and neutral bars because they are not tightened to the correct torque--especially if two different size conductors are used. Because the hot [black] and neutral [white]wires are both current carrying conductors, the chance is then greater for potential hot spots. If the double tap or lug becomes loose, it begins to arc. As it arcs it builds up carbon. Carbon is then resistance and with more carbon buildup the more difficult it is for the conductor to make contact, thus increasing the current. The end result can be the breaker tripping because of the loose connection [current exceeding the rating of the breaker], or signs of overheating such as discolored wires, melted wires, etc, or even fire. 2. Water Heater Electrical panel Double tapped breaker(s) Information: Location - Unit 3 Utility Closet Size - 40 +/- gallons Type - Electric water heater (Shutoff is located at panel box) Manufacturer and capacity unknown visibly restricted. Hot water tank lacks overflow catch pan and drain over a living space. Recommend installation to prevent the possibility of water damage at below living space. Temperature Pressure drain line is missing. One should be installed to terminate within six inches of the floor to minimize personal injury which may be caused by scalding water, in the event of a pressure blow off. Page 56 of 81
Temperature Pressure drain line is missing/ no catch pan Page 57 of 81
1. Kitchen Interior Unit 5 No evidence of active leaking at kitchen sink at the time of the inspection Range top functioning properly at time of inspection. Oven/ broiler functioning properly at time of inspection. Microwave functioning properly at time of inspection. Refrigerator/ Freezer functioning properly at time of inspection. Range dials unreadable. GFCI trip test failed. Recommend electrical contractor for repair. Kitchen GFCI trip test failed Hot water temperature Range dials unreadable Page 58 of 81
2. Main Bath Toilet functioned properly at time of inspection. Tub and shower function properly at time of inspection. No evidence of active leaking at sink at time of inspection. GFCI trip test operated properly at time of inspection. No operable exhaust fan in bathroom with shower. Recommend installing properly vented bathroom exhaust fan. Tub drain plug missing. Sink faucet is loose at sink top. Sink has no overflow drain, use with caution. Toilet loose and may need re-anchoring. Main bathroom Sink faucet is loose at sink top 3. Bedrooms Hot water temperature Smoke detectors missing in bedrooms which is common for homes of this age as they may not have been required by code when home was built. Today's code requires hardwired/interconnected detectors be placed in each bedroom and in areas outside bedrooms. Installation strongly recommended for life safety reasons. This should be done by licensed electrician. Page 59 of 81
4. Smoke and CO Detectors Smoke detector missing in the bedroom This home has a smoke/fire/security system installed. Inspection of this system is beyond the scope of this inspection. Suggest having seller demonstrate use. No smoke/ CO detector was noted at time of inspection. Recent state law requires buyer insure the installation of a carbon monoxide detector at the time of any real estate transaction. Strongly recommend installation for life safety reasons. 5. Doors No smoke/ CO detector was noted at time of inspection No major system safety or function concerns noted at time of inspection. 6. Windows No major system safety or function concerns noted at time of inspection. Page 60 of 81
7. Interior Electric Outlet did not function. Outlet needs new cover. Suggest repair. Shock Hazard. Outlet did not function 8. Floors, Ceilings & Walls Outlet needs new cover Normal wear and tear damage to walls and ceilings noted. This is a cosmetic issue and not a material defect. Numerous wall and floor surfaces were obscured by large amounts of furniture and/or stored items, preventing a full evaluation of some areas. 9. Interior Misc Unit 5 10. Heating Unit 5 Electric baseboard heat throughout home functioned properly at time of inspection. Page 61 of 81
Electric heat functioned properly Page 62 of 81
1. Electrical Panel Utilities Unit 5 Materials: Service Entrance - Overhead Service Panel Amperage - 100 Amp Service Main disconnect at exterior meter Panel box located in kitchen Panel Manufacturer - Murray Double tapped breaker(s) inside panel box (more than one electrical conductor attached).this is not standard practice, and may cause overheating or even an electrical fire. Recommend evaluation by an electrician. Double tapping and lugging can create hot spots on breakers and neutral bars because they are not tightened to the correct torque--especially if two different size conductors are used. Because the hot [black] and neutral [white]wires are both current carrying conductors, the chance is then greater for potential hot spots. If the double tap or lug becomes loose, it begins to arc. As it arcs it builds up carbon. Carbon is then resistance and with more carbon buildup the more difficult it is for the conductor to make contact, thus increasing the current. The end result can be the breaker tripping because of the loose connection [current exceeding the rating of the breaker], or signs of overheating such as discolored wires, melted wires, etc, or even fire. 2. Water Heater Electrical panel Double tapped breakers Information: Location - Utility encased Manufacturer and capacity unknown Type - Electric water heater (Shutoff is located at panel box) Capacity unknown Electrical wires are not properly secured. Shock hazard. Hot water tank lacks overflow catch pan and drain over a living space. Recommend installation to prevent the possibility of water damage at below living space. Page 63 of 81
Electrical wires are not properly secured Page 64 of 81
1. Kitchen Interior Unit 6 No evidence of active leaking at kitchen sink at the time of the inspection Range top functioning properly at time of inspection. Oven/ broiler functioning properly at time of inspection. Refrigerator/ Freezer functioning properly at time of inspection. GFCI trip test operated properly at time of inspection. Water Temperature checked and it held constant between 90-100+/- degrees F. Water staining noted at sink cabinet bottom. Possible past leaking or stored cleaning products residue. GFCI trip test failed at the far left outlet. Recommend electrical contractor for repair. Unit 6 Kitchen GFCI trip failed Hot water temperature Page 65 of 81
2. Main Bath Oven functioned properly Toilet functioned properly at time of inspection. Shower function properly at time of inspection. No evidence of active leaking at sink at time of inspection. GFCI trip test operated properly at time of inspection. No operable exhaust fan in bathroom with shower. Recommend installing properly vented bathroom exhaust fan. Shower/ floor junction needs caulk. Main bathroom Hot water temperature Page 66 of 81
3. Bedrooms Shower/ floor junction needs caulk No major system safety or function concerns noted at time of inspection. 4. Smoke and CO Detectors Bedroom Smoke Detectors are hardwired but not interconnected. No CO detector was noted at time of inspection. Recent state law requires buyer insure the installation of a carbon monoxide detector at the time of any real estate transaction. Strongly recommend installation for life safety reasons. Some smoke detectors inoperable. Strongly recommend to install or replace for life safety reasons. Page 67 of 81
Smoke detector needs battery back up Smoke Detectors not hardwired 5. Heating Inoperable/ not connected Electric baseboard heat throughout home functioned properly at time of inspection. Page 68 of 81
Electric heat functioned properly Page 69 of 81
1. Electrical Panel Utilities Unit 6 Materials: Service Entrance - Overhead Service Panel Amperage - 100 Amp Service Main disconnect at exterior meter Panel box located in kitchen Panel Manufacturer - Murray Double tapped breaker(s) inside panel box (more than one electrical conductor attached).this is not standard practice, and may cause overheating or even an electrical fire. Recommend evaluation by an electrician. Double tapping and lugging can create hot spots on breakers and neutral bars because they are not tightened to the correct torque--especially if two different size conductors are used. Because the hot [black] and neutral [white]wires are both current carrying conductors, the chance is then greater for potential hot spots. If the double tap or lug becomes loose, it begins to arc. As it arcs it builds up carbon. Carbon is then resistance and with more carbon buildup the more difficult it is for the conductor to make contact, thus increasing the current. The end result can be the breaker tripping because of the loose connection [current exceeding the rating of the breaker], or signs of overheating such as discolored wires, melted wires, etc, or even fire. 2. Heating Electrical panel Information: Heating in home - Electric baseboard heaters Double tapped breakers 3. Water Heater Information: Location - Kitchen Manufacturer and capacity unknown visibly restricted. Hot water tank lacks overflow catch pan and drain over a living space. Recommend installation to prevent the possibility of water damage at below living space. Page 70 of 81
Electric water heater Page 71 of 81
1. Kitchen Interior Unit 7 No evidence of active leaking at kitchen sink at the time of the inspection Range top functioning properly at time of inspection. Oven/ broiler functioning properly at time of inspection. Refrigerator/ Freezer functioning properly at time of inspection. GFCI trip test operated properly at time of inspection. Water Temperature checked and it held constant between 100-110+/- degrees F. Unit 1 R Kitchen Hot water temperature Oven functioned properly Page 72 of 81
2. Main Bath Toilet functioned properly at time of inspection. Shower functioned properly at time of inspection. No evidence of active leaking at sink at time of inspection. Exhaust fan noted and functioning properly. GFCI trip test operated properly at time of inspection. Reset in the electric panel. Drop in water pressure noted when more than one water supply source was turned on. Recommend having a qualified plumbing contractor evaluate and repair. Sink drains slowly. Recommend clearing drain. Toilet loose and may need a new seal and re-anchoring. Main bathroom Toilet is loose Hot water temperature Page 73 of 81
3. Bedrooms Bedroom does not have proper egress window. An egress window must satisfy four International Residential Code (IRC) criteria: Minimum width of opening: 20 in. Minimum height of opening: 24 in. Minimum net clear opening: 5.7 sq. ft. (5.0 sq. ft. for ground floor). Maximum sill height above floor: 44 in. Smoke detectors missing in bedrooms which is common for homes of this age as they may not have been required by code when home was built. Today's code requires hardwired/interconnected detectors be placed in each bedroom and in areas outside bedrooms. Installation strongly recommended for life safety reasons. This should be done by licensed electrician. 4. Smoke and CO Detectors Non egress window (s) Some smoke detectors missing/ inoperable. Strongly recommend to install or replace for life safety reasons. Smoke Detectors missing Building fire suppressant Page 74 of 81
5. Floors, Ceilings & Walls Past or present water stains, dry at time of inspection. Normal wear and tear damage to walls and ceilings noted. This is a cosmetic issue and not a material defect. Numerous wall and floor surfaces were obscured by large amounts of furniture and/or stored items, preventing a full evaluation of some areas. Dry bathroom ceiling stain Dry ceiling stain in the living room 6. Heating Dry bedroom ceiling stain Forced hot air heat throughout home functioned properly at time of inspection. Air conditioning did not function at time of inspection. Page 75 of 81
Air conditioning did not function Heat functioned properly Page 76 of 81
1. Electrical Panel Utilities Unit 7 Materials: Service Entrance - Overhead Service Panel Amperage - 100 Amp Service Main disconnect at exterior meter Panel box located in bedroom Panel Manufacturer - Murray Double tapped breaker(s) inside panel box (more than one electrical conductor attached).this is not standard practice, and may cause overheating or even an electrical fire. Recommend evaluation by an electrician. Double tapping and lugging can create hot spots on breakers and neutral bars because they are not tightened to the correct torque--especially if two different size conductors are used. Because the hot [black] and neutral [white]wires are both current carrying conductors, the chance is then greater for potential hot spots. If the double tap or lug becomes loose, it begins to arc. As it arcs it builds up carbon. Carbon is then resistance and with more carbon buildup the more difficult it is for the conductor to make contact, thus increasing the current. The end result can be the breaker tripping because of the loose connection [current exceeding the rating of the breaker], or signs of overheating such as discolored wires, melted wires, etc, or even fire. 2. Water Heater Electrical panel Double tapped breakers Information: Location - Utility Closet Manufacturer - Whirlpool Size - 40 +/- gallons Type - Electric water heater (Shutoff is located at panel box) Temperature Pressure drain line is missing. One should be installed to terminate within six inches of the floor to minimize personal injury which may be caused by scalding water, in the event of a pressure blow off. Page 77 of 81
Electric water heater Page 78 of 81