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Inspection ReportBarry MiltonProperty Address:

4 Ferry LaneJuniper MA 02141

Outlook Home Inspection, LLC

Mohan Singh MA License #28 Outlook Drive, Lexington MA 02421

Table of Contents

Cover Page.................................................................1

Table of Contents ........................................................2

Intro Page ...................................................................3

1 Roofing.....................................................................5

2 Exterior.....................................................................8

3 Garage...................................................................15

4 Structural Components ..........................................17

5 Heating / Central Air Conditioning..........................21

6 Plumbing System...................................................25

7 Electrical System ...................................................33

8 Interiors ..................................................................41

9 Fireplaces and Wood Stoves .................................44

10 Insulation and Ventilation .....................................45

Major Deficiencies.....................................................48

Future Repair ............................................................50

Safety Issues ............................................................51

In Need of Repair......................................................54

Outlook Home Inspection, LLC Milton

4 Ferry Lane Page 2 of 57

Date: 12/4/2016 Start Time: 08:30 AM-11:30 AM Report ID: 120416MS

Property:4 Ferry LaneJuniper MA 02141

Customer:Barry Milton

Real Estate Professional:

Report Overview

Comments in this inspection report are categorized as noted below. All comments by the inspector should be consideredbefore purchasing this home. Any recommendation by the inspector for further investigation suggests immediate action. Allcosts associated with further inspection and repair or replacement of systems and components should be considered beforepurchasing this property.

Inspected: The inspector visually observed the system or component, and the system or component appeared to befunctioning, 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 scopeand cost to remedy, or may adversely affect the habitability of the dwelling. Items in this category are shown in blue font andtagged 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 needto be addressed within the next five years. Items in this category are shown in green font and are included in the FutureRepair 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 summaryat 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 ahammer symbol and are included in the In Need of Repair summary at the end of the report (unless the item is otherwisecategorized as a Safety Issue).

Not Readily Accessible or Visible: The system or component could not be reached quickly for visual inspection withoutrequiring the inspector to climb over or move personal property, dismantle systems, components, or structures, or use anykind 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 codesand sound construction practices. Repairs should be completed by properly licensed or qualified tradesman, such aselectricians, plumbers, contractors, masons, chimney sweeps, etc.

For information on the scope of this home inspection, please consult the Commonwealth of Massachusetts Standards ofPractice 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 issuesfound. There will be issues documented in this report that do not have a picture, and in some cases only one or a fewpictures 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 asubstitute for the entire report. After the summaries are Massachusetts mandated attachments, 266 CMR. The report is bestviewed online as there are many pictures and these attachments. If you decide to print the report, think about which sectionsyou want to print.

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http://jbsinspections.com/wp-content/uploads/2015/11/MA-sop.pdf

The house inspected was roughly 50-60 years old. All directional information given in this report is from the streetperspective.

Two radon kits were left in the house. The test kit vial numbers were 3284138 and 3284139. Outlook Home Inspection, LLC.holds no responsibility for the tests once they have been placed. The results can be obtained by visitingwww.accustarlabs.com.

I recommend information be obtained regarding the pulling of any and all building permits for any work completed at theproperty. 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:YesTest ID : 3284133 & 3284134



1. Roofing

Styles & Materials

Roof-Type:Gable

Roof Covering:Architectural style - asphalt

Viewed roof covering from:GroundWalked roofBinoculars

Sky Light(s):Two

Chimney (exterior):Brick with stainless steel cap

Roof Drainage (gutters & downspouts):Aluminum

Roof Drainage (extensions):Plastic

I MD FR S INR NRA NP

1.0 ROOF COVERINGS •

1.1 FLASHINGS •

1.2 SKYLIGHTS, CHIMNEYS AND ROOF PENETRATIONS •

1.3 ROOF DRAINAGE SYSTEMS •

I MD FR S INR NRA NPI= Inspected, MD= Major Deficiency, FR= Future Repair, S= Safety Issue, INR= In Need of Repair, NRA= Not Readily Accessible or Visible, NP= NotPresent

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 ina shorter life span. This roof appeared to be roughly 10-15 years old.

1.0 (2) There was moss/mildew growing on the rear of roof. If desired, the roof can be treated and powerwashed by a qualified professional. It is important to set the power-washer on a low setting and direct the water fromthe top down along the shingles so that water is not forced up under the shingles.



1.2 (1) Spalling has occurred at the heating system terracotta flue liner at the top of the chimney . This happenswhen moisture gets into the masonry, freezes, and causes the outer layer of the masonry to chip off. The inner softerportion 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, andcauses the outer layer of the masonry to chip off. The inner softer portion of the masonry is then exposed to theelements. 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 thatthe gutters be cleaned out twice a year. One cleaning should occur late in the spring and the other late in the fall.



Our inspectors endeavor to find leaks or evidence of leaks but sometimes cannot. Some leaks do not become apparent until after an extended periodof heavy rain or melting snow. Leaks can develop after the inspection due to continued wear in roof or skylight materials.

1.3 (2) There were missing downspout extensions. Downspouts carry roof water to the ground and should haveextensions that direct the water to an appropriate distance, 5 or 6 feet, from the foundation. If there are no downspoutextensions, or if the extensions are too short, the roof water may eventually end up in the basement. Splash guardsmay not be as effective as downspout extensions. I recommend that downspout extensions be installed to carry thewater to an appropriate distance from the house.



2. Exterior

Styles & Materials

Siding:VinylBrick

Exterior Entry Doors:Wood

Decks Balconies & Porches:Wood

Railings:WoodSteel

Driveway:Asphalt


2.0 TRIM AND SIDING •

2.1 EAVES, SOFFITS AND FASCIAS •

2.2 EXPOSED EXTERIOR FOUNDATION •

2.3 DOORS (Exterior) •

2.4 WINDOWS •

2.5 FLASHING •

2.6DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES AND APPLICABLERAILINGS

•

2.7VEGETATION, GRADING, DRAINAGE (with respect to their effect on the condition ofthe building)

•

2.8 DRIVEWAYS, WALKWAYS, PATIOS •

2.9 RETAINING WALLS •

2.10 OTHER •




Comments:

2.0 (1) Wood was in contact with soil at the rear of the house. Wood in contact with soil decays and is easyaccess for wood destroying insects. I recommend that the earth be cleared away from this area. If found to bedifficult due to grading, planting beds etc. plastic or cement based trim/siding can be used that will not deteriorate asreadily 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 dependsprimarily on the prep-work. The decayed areas should be scraped, caulked and a full coat of primer applied beforethe finish coat. I recommend that the decayed areas be properly prepped and re-painted.



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 thenexposed to the elements. I recommend that a mason repair or replace this masonry.



2.4 The lintels on this building were rusting. When lintels rust they expand and can crack the masonry. If theselintels deteriorate further they will need to be replaced, which will be costly. I recommend that the lintels be properlyprepped, caulked and repainted.

2.6 (1) The hand railings at the back deck were not graspable. These hand railings were constructed of pieces of2x4's turned on their sides. All hand railings should be graspable for safety. I recommend that these hand railings berepaired or replaced.



2.6 (2) There were open risers at the stairs to the rear deck. There is the potential for someone to get their footcaught 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 aninadequate connection. I recommend that joist hangers be installed.



2.6 (4) The joist hangers at the rear deck did not have all the nail holes filled. The manufacturers of joist hangersrequire that all the nail holes be filled with appropriate sized nails. In the current state the joists are not adequatelysupported. 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-offpost anchors. Water will wick up into these posts from the concrete. There is the potential for decay in the posts. Irecommend keeping dirt and debris clear from around the base of the posts, to allow them to dry out. I recommendmonitoring 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 attachesthe deck to the house and should be flashed to prevent water from getting behind the board and causing dampconditions and rot. I recommend that flashing be installed at this location.



Lead paint can be an issue at the interior and exterior of older homes built before 1978. A licensed lead paint inspector can determine if lead ispresent. If lead is found, remediation in accordance with EPA guidelines is recommended. Lead paint that has been scraped off the exterior of abuilding collects along the foundation. Children should not be allowed to play in this area.

2.10 There was irrigation system plumbing at the right side of the house. It is important that a irrigation systemcompany blow water out of the lines before the ground freezes. This irrigation system was out of scope for this homeinspection and was not inspected.



3. Garage

Styles & Materials

Garage Door Type:Two automatic

Garage Door Material:Fiberglass


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 •

3.6GARAGE DOOR OPERATORS (Report whether or not doors will reverse when met withresistance)

•

3.7 EXTERIOR OF GARAGE •


Comments:

3.0 Due to all the homeowner storage the garage was not visible. I recommend that upon final walk-through thegarage be inspected very carefully. If any questions arise please feel free to contact Outlook Home Inspection, LLC.



3.5 The door from the garage into the house did not close automatically. The spring loaded hinges were notadjusted. All doors between the interior of a house and a garage should be fire rated and have closers to ensure thatthe 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 atthe base of the garage door may be mis-aligned. All garage doors should have two means of safety reverse; one apressure switch in the opener and the 2nd a beam along the bottom of the door opening. I recommend that anoverhead door company repair or replace the door as needed.



4. Structural Components

Styles & Materials

Foundation:Poured concrete

Basement Floor:Concrete

Sump Pump:Not present

Dehumidifier:Present

Columns/ Piers:Steel lally columns

Beams/Girders:Finished space - - not visible

Sills:Wood

Joists:Wood joists

Sub-floor:Plywood

Wall Structure:Wood

Ceiling Structure:Wood Joists

Roof Structure:RaftersCollar TiesPlywood

Attic/Eaves info:Light in atticPull Down stairsPartial floor in attic

Method used to observe attic/eaves:Crawled

Method used to observe Crawlspace:No crawlspace


4.0FOUNDATIONS, BASEMENTS AND CRAWLSPACES (Report signs of abnormal orharmful water penetration into the building or signs of abnormal or harmful condensationon 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= Inspected, MD= Major Deficiency, FR= Future Repair, S= Safety Issue, INR= In Need of Repair, NRA= Not Readily Accessible or Visible, NP= NotPresent

Comments:

4.0 (1) At the time of inspection the basement was dry. It is very difficult to locate the water table from a visualinspection. Furthermore it is very difficult to determine whether the basement will get wet under certain weatherconditions. 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 belowthe exterior grade level. When basements are damp and finished there are problems with mold and mildew. Irecommend that a dehumidifier be used in the summer months. When the dehumidifier is running it is important tokeep the exterior windows and doors shut so that the dehumidifier is not working to dry the exterior. The goal is tokeep the relative humidity below 50%. For quality dehumidifiers see: www.thermastor.com

4.0 (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 potentialfor concealed termite damage. I recommend that information be obtained from the seller as to any knowledge of thepest damage and any treatments or contracts that the house may have. I recommend entering into a contract with apest control company for treatment if needed and ongoing monitoring to ensure that the house stays pest free. Irecommend that a qualified contractor repair the damage.



http://www.thermastor.com

4.5 (1) There was rust at the base of the concrete filled steel column in the garage. If there is too much rust theconcrete will be exposed and the column will lose its lateral strength. I recommend that these columns be monitoredfor 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 fixturesand should be replaced with lally columns with appropriate footings. I recommend that a licensed contractor make thisrepair.



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



5. Heating / Central Air Conditioning

Styles & Materials

Heating System Equipment:Forced Hot WaterPressure relief valve present

Energy Source:Natural gas

Heat Distribution:Copper pipeBasebaord Convectors

Heat System Brand:UTICA

Heat System Age:20-30 Yrs

Filter Type:Pleated PaperDisposable

Heating System Vent Pipe Thimble:Present

Cooling Equipment Type:Split System (cooling only)

Cooling Equipment Energy Source:Electricity

Cooling Distribution:Galvanized SteelFlex DuctInsulatedThrough wall units

Central Air Manufacturer:CARRIER

Central Air System Age:5-10 Yrs

Refridgerant Line Insulation:Insulation Present

Service Receptacle and Disconnect:Service Receptacle PresentService Disconnect Present


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 •

5.6DISTRIBUTION SYSTEMS - HEATING/COOLING (including fans, pumps, ducts, pipingand 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 •


Comments:

5.0 The boiler was manufactured in 1994. This is for your information.



5.1 An old manual thermostat was used for the heating control. Money and energy can be saved by updatingthis unit to a programmable thermostat. See www.masssave.com for more details.

5.3 The insulation on the flue pipe may contain asbestos. This is a safety hazard. If this insulation becomesfriable, the asbestos can become airborne making it dangerous. I recommend that this insulation be tested forasbestos. If the insulation tests positive, I recommend removal by a licensed asbestos abatement contractor.



http://www.masssave.com/

5.6 (1) The piping for the baseboard convectors at the basement ran in the concrete slab. (Hot water didcirculate through this zone at the time of inspection, heating the area.) When piping is run under a slab it is verydifficult to repair should there be a leak. Generally if/when issues occur the piping in the concrete slab is abandonedand new piping is run through ceilings and down walls to feed the baseboard convectors. This work can beexpensive. I recommend consulting with a licensed and qualified plumber as to what this fully entails and to determinethe 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 pleatedpaper filter. The filter should be changed twice a year.

5.7 (1) The air conditioning exterior compressor condenser unit was manufactured in 2008. This is for yourinformation.

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 toavoid damage to the compressor. I recommend that information be obtained from the seller regarding the functionalityof the air conditioning system.



A home inspection is not technically exhaustive. Inspection of the heat exchanger and other internal components of the heating system requiredismantling of the system by a heating system technician. The system was not dismantled and the internal components were not inspected. Annualinspection and servicing of the heating system by a heating system technician is recommended.

5.7 (3) The insulation on the refrigerant lines was decayed at the exterior. This will reduce the efficiency of thesystem and produce condensation. I recommend that the refrigerant line insulation be repaired or replaced by aqualified technician.

5.7 (4) There were through wall AC units at the rear of the house. These AC units produce cool air veryinefficiently and installed in holes in the house that create heat loss issues in the winter. I recommend that these beremoved, the hole in the house insulated and patched at interior and exterior and the AC replaced with a centralsystem or ductless mini-spilt system.

5.8 The air temperature was too cold to turn on the air conditioning system.



6. Plumbing System

Styles & Materials

Plumbing Water Supply (water main):Copper

Water Main Shut Off Valve Location:Right-hand side of basement

Plumbing Water Distribution (insidehome):Copper

Plumbing Drain Waste and Vent Piping:Cast ironPVC

Water Heating Equipment:GasPressure/temperature relief valve presentVacuum relief valve present

Water Heater Capacity:40 Gallon

Water Heater Brand:A.O. SMITH

Water heater Age:6-10 years

Water Heater Vent Pipe Thimble:Present


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) •

6.10FUEL STORAGE AND DISTRIBUTION SYSTEMS (Interior fuel storage, piping,venting, supports, leaks)

•

6.11 SUMP PUMP •




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 yourinformation.

6.0 (2) The main shut off for the water supply was an old gate valve that could fail when used. I recommend thata 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 theslab. There is the potential for deteriorated pipes in concealed areas of the building. I recommend further investigationby a licensed plumber. I recommend replacement of the water supply pipes as needed.



6.1 (2) There were corroded water supply valves at various areas of the house. There is the potential for leaks atthese 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 licensedplumber replace this saddle valve with a T and a proper shut off valve.



6.2 (1) The washing machine was located in finished space. There was no catch pan under the washingmachine. When a washing machine is located in a finished space there should be a catch pan. This pan should havea drain plumbed into it to prevent flooding should the washing machine overflow. I recommend that a catch pan anddrain 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 constantpressure. Many people do not turn off the valve between loads of laundry. To prevent a burst hose and flooding, Irecommend that these lines be upgraded to braided stainless steel lines.



6.2 (3) The exterior hose bibs (outdoor faucets) did not have back flow preventers that remove the potential forcross connections. If a hose is hooked up to the spigot a cross connection is present. Cross-connections in aplumbing system are a safety issue. A cross-connection is a condition that allows waste water to be siphoned backinto 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 preventfreezing and the potential of bursting pipes.



6.2 (5) The basement bathroom shower head leaked. I recommend that the shower head be repaired orreplaced.

6.2 (6) There was a cross-connection at the master bath tub. The hand-held shower head could hang into thebathtub. Cross-connections in a plumbing system are a safety issue. A cross-connection is a condition that allowswaste water to be siphoned back into the potable water system. I recommend that a licensed plumber remedy thisproblem.



6.2 (7) The disposal in the basement bar was not working during the inspection. I recommend repair or replacementbe 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 waterin the tub with this pop-up. I recommend that a licensed plumber repair or replace the sink pop-up.



Obstructed pipes and pipes concealed behind finished areas of the building were not accessible and could not be inspected. If iron waste pipes werepresent, the surface of accessible areas of these pipes was inspected. Corrosion on the inside of these pipes was not visible and could not beinspected. Iron pipes deteriorate over time. Planning for replacement of these pipes is recommended. The exterior of the oil tank was inspected. Oiltanks 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 inspectthe tank with an ultrasound measuring device that measures the tank's thickness. If an oil tank is present in the building, this inspection isrecommended.

6.5 The water heater was 9 years old and reaching the end of its serviceable life. Water heaters either start todrip or they burst and cause basement flooding. I recommend that this water heater be replaced soon to avoidproblems.

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.

6.10 The gas service had a pressure regulator. This may dump gas outside if the pressure is too great. It isimportant that this remain clear of debris and snow. Care should be taken to keep this exterior gas pipe clear.



7. Electrical System

Styles & Materials

Electrical Service Entry:Below ground servicePVC Conduit

Main Conductor:Aluminum without anti-oxidant pasteOvercurrent device identified for use withaluminum

Main Panel:Circuit breakersNeutral and ground terminal bars bondedto panel enclosure

Sub Panel:Circuit BreakersNeutral terminal bars isolated from panelground

Main Panel Capacity:200 AMP120/240 Volts

Interior Wire:CopperPlastic sheathed

Electrical System:Grounded to water main with no jumperwire


7.0 SERVICE ENTRANCE CONDUCTORS •

7.1SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAINAND DISTRIBUTION PANELS

•

7.2BRANCH CIRCUIT CONDUCTORS, OVERCURRENT DEVICES AND COMPATIBILITYOF THEIR AMPERAGE AND VOLTAGE

•

7.3CONNECTED DEVICES AND FIXTURES (Observed from a representative numberoperation of ceiling fans, lighting fixtures, switches and receptacles located inside thehouse, garage, and on the dwelling's exterior walls)

•

7.4

POLARITY, GROUNDING, AND GROUND FAULT PROTECTION (GFCI) OFRECEPTACLES WITHIN 6 FEET OF INTERIOR PLUMBING FIXTURES, AND ALLRECEPTACLES IN GARAGE, CARPORT, EXTERIOR WALLS, UNFINISHED AREASOF BASEMENT

•

7.5 ARC FAULT CIRCUIT INTERUPPTERS (AFCI) •

7.6 LOCATION OF MAIN AND DISTRIBUTION PANELS •


Comments:

7.1 (1) Breaker manufactures suggest that breakers be exercised on a regular basis. This is simply flipping thebreakers off and then on again. This ensures that they are operable and will trip if needed. I recommend that thebreakers be exercised on a regular basis.



7.1 (2) There was no anti-oxidant paste on the aluminum wires that feed the main panel. Because aluminumexpands and contracts as it heats and cools, a paste is used to ensure a safe connection. I recommend that alicensed 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 anelectrical system without installing a new breaker. This can be dangerous because two wires cannot be properlytightened and may cause arcing and a fire. I recommend that a licensed electrician correct this problem.



7.1 (4) Some of the screws that attach the electric sub panel cover in place were missing. The cover to the panelshould be securely attached in place. I recommend that a licensed electrician install additional screws in the panelcover.

7.1 (5) There was inadequate room in front and at the side of the electric panel in the basement. There shouldbe at least 36 inches in front of electric panels. I recommend that the shelving used for storage be removed oradjusted 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 jumperwire over the water meter.

7.1 (7) The breakers were not marked at the panels. This makes it very hard to determine what breaker suppliesthe wiring to different parts of the house. I recommend an electrician label all breakers inside of the panel.



7.2 There were open junction boxes at the garage and attic. There were live wires exposed at these openjunction 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 andpotentially cause fires in tight areas such as closets. I recommend that these light bulbs be replaced with LED lightbulbs.



7.3 (2) There were loose electric receptacles throughout the house. All receptacles should be properly affixed tothe 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. Irecommend that a cover plate be installed.



7.3 (4) The electric receptacle at the garage tested for an open ground. A device plugged into this receptacle willnot 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 ashock hazard. I recommend that a licensed electrician repair these receptacles.



7.4 The electric receptacles at the basement bar, kitchen and master bathroom were not GFCI. All receptacleswithin 6 feet of water, in the garage, in unfinished areas of the basement, and on the exterior of the house should beequipped with ground fault circuit interrupters (GFCI). GFCI’s detect the amperage flow going in and out of thereceptacle. If this flow varies by as little as .005 amps, the receptacle will trip. These receptacles should be tested ona 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 protectedwith Arc Fault Circuit Interrupter breakers, AFCI. AFCI's detect arcing in the circuit that they are feeding. If an arc isdetected the breaker will trip. Arcing in a circuit is a safety hazard. These breakers should be tested on a monthlybasis. I recommend that a licensed electrician install AFCI breakers where needed.



Obstructed electrical receptacles and wires concealed behind finished areas of the building were not accessible and could not be inspected. Lowvoltage systems such as security systems, internet routers, intercoms, etc. were out of scope for this home inspection and were not inspected. Thelocal fire department is responsible for inspecting smoke and carbon monoxide detectors and issuing a certificate of compliance. Installation of smokeand carbon monoxide detectors and scheduling of the inspection by the fire department is the responsibility of the seller. Smoke detectors should bereplaced every 10 years, and carbon monoxide detectors should be replaced every 5-7 years. Fire departments do not always check the dates on theback of the smoke and carbon monoxide detectors when inspecting them. Replacement of old smoke and carbon monoxide detectors isrecommended.

7.6 The main and sub panels were located at the right side of the basement. This is for your information.



8. Interiors

Styles & Materials

Ceiling Materials:Drywall

Wall Materials:Drywall

Floor Covering(s):Hardwood T&GTileCarpet

Window Types:Double-hung


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 •


Comments:

8.2 (1) There was no hand railing at the basement stairs. All stairs with three risers or more should have ahandrail. I recommend that a handrail be installed.



8.2 (2) The stair stringers for the basement stairs were connected to a board hung from the deck structure by stripsof wood. One of these wood strips was beginning to come loose from the deck structure, with a gap between thewood strip and the deck structure. I recommend that a licensed contractor install steel brackets to connect the stairsto the deck structure.

8.5 The bay windows did not lock as the locks were not engaging to keep the windows closed securely makingthem more efficient. I recommend that the window locks be repaired or replaced.



Areas obstructed by furniture or other items, and floors obstructed by carpets, were not readily accessible and were not inspected. Lead paint can bean issue at the interior and exterior of older homes built before 1978. A licensed lead paint inspector can determine if lead is present. If lead is found,remediation in accordance with EPA guidelines is recommended.

8.7 There were mouse bait stations in the house. I recommend that a pest control company treat the house formice as needed.



9. Fireplaces and Wood Stoves

Styles & Materials

Types of Fireplaces:Solid Fuel

Operable Fireplaces:One

Number of Woodstoves:One

Damper:Pop-top

Flue Liner:TerracottaStainless steel


9.0 FIREBOX •

9.1 VISIBLE FLUE •

9.2 DAMPER •

9.3 CLEARANCE •

9.4 HEARTH •

9.5 DOOR/SCREEN •


Comments:

9.1 I recommend a level 2 chimney inspection be performed by a qualified chimney sweep. Level 2 inspections usea camera that runs into the flues to inspect the condition of the interior of the flues, liners, liner joints etc. Damagedflues can lead to costly repairs. Recommended accreditations for chimney sweeps; CSIA Chimney Sweep Institute ofAmerica 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 thepop top damper be adjusted or replaced so that it closes properly.



10. Insulation and Ventilation

Styles & Materials

Attic Ventilation:Gable ventsSoffit VentsThermostatically controlled fan

Attic Insulation:BlownBattFiberglassCellulose

Floor System Insulation:Not visible

Bathroom Exhaust Fans:Fan with light

Dryer Fuel Source:Gas Connection

Dryer Vent:Flexible MetalRigid Metal


10.0 INSULATION IN ATTIC •

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) •


Comments:

10.0 (1) The roof penetrations may not be sealed in some areas where they penetrate the attic floor. For anefficient building envelope the top floor ceiling should be sealed. Air from the finished space can flow up into the atticaround plumbing pipes, electrical wires, and the top plates of walls below the attic. I recommend that all attic floorpenetrations be sealed with a foam to reduce air flow into the attic. Air sealing is work that a Mass Save contractorwould do as part of energy improvements to the house.

10.0 (2) There was less insulation in some parts of the attic than required for optimal energy efficiency. There willbe heat loss in the cold weather. Today’s standards call for r-37-r-49 in the attic. This is roughly 12-18 inches offiberglass or cellulose insulation. Proper insulation increases the energy efficiency of the house, keeps the housecooler in summer, and reduces the chance of ice dams. I recommend that more insulation be added to the attic. Irecommend a Mass Save energy audit (masssave.com). The Mass Save program provides significant rebates forwork to improve the energy efficiency of a home.

10.3 The gable vents in the attic were clogged with debris. This will restrict the air flow into the attic. I recommendthat the gable vents be kept clean.



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.

10.4 (2) Part of the dryer vent was flexible metal. This material is prone to clogging. I recommend that the dryervent be replaced with stiff metal pipe to reduce lint build up and to increase the efficiency of the dryer.



10.4 (3) The dryer vent was screwed together. Lint can catch on the screws in the vent. This can eventually clogthe dryer vent, leading to reduced efficiency and the potential for a fire. I recommend that the screws be removed andthe seams in the dryer vent be taped with metal based vent tape.

10.5 The thermostatically controlled attic ventilation fan was not running. It was not possible to determinewhether or not the fan works, and if it does, at what temperature the fan turns on. I recommend obtaininginformation from the seller as to whether or not this fan works properly.



Major Deficiencies


28 Outlook Drive, Lexington MA 02421

CustomerBarry Milton

Address4 Ferry Lane

Juniper MA 02141

These summaries are not the entire report. The complete report may include additional information of concern. It isrecommended that you read the complete report.


4.1 SILLSMajor DeficiencyThere was wood boring insect damage at the basement sill under the front entry stairs. There is the potential forconcealed termite damage. I recommend that information be obtained from the seller as to any knowledge of thepest damage and any treatments or contracts that the house may have. I recommend entering into a contract with apest control company for treatment if needed and ongoing monitoring to ensure that the house stays pest free. Irecommend that a qualified contractor repair the damage.


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 circulatethrough this zone at the time of inspection, heating the area.) When piping is run under a slab it is very difficult torepair should there be a leak. Generally if/when issues occur the piping in the concrete slab is abandoned and newpiping is run through ceilings and down walls to feed the baseboard convectors. This work can be expensive. Irecommend consulting with a licensed and qualified plumber as to what this fully entails and to determine theurgency of running the pipes above ground.



6. Plumbing System

6.1 PLUMBING WATER SUPPLY PIPING, MATERIALS, SUPPORTS AND INSULATIONMajor 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 bya licensed plumber. I recommend replacement of the water supply pipes as needed.

6.5 WATER HEATER - EQUIPMENTMajor DeficiencyThe water heater was 9 years old and reaching the end of its serviceable life. Water heaters either start to drip orthey burst and cause basement flooding. I recommend that this water heater be replaced soon to avoid problems.

Prepared Using HomeGauge http://www.HomeGauge.com : Licensed To Mohan Singh



http://www.HomeGauge.com

Future Repair




Address4 Ferry Lane

Juniper MA 02141


4.5 COLUMNS OR PIERSFuture Repair(1) There was rust at the base of the concrete filled steel column in the garage. If there is too much rust theconcrete will be exposed and the column will lose its lateral strength. I recommend that these columns bemonitored for future decay and the columns be replaced by a licensed contractor when needed .

9. Fireplaces and Wood Stoves

9.1 VISIBLE FLUEIn Need of RepairI recommend a level 2 chimney inspection be performed by a qualified chimney sweep. Level 2 inspections use acamera that runs into the flues to inspect the condition of the interior of the flues, liners, liner joints etc. Damagedflues can lead to costly repairs. Recommended accreditations for chimney sweeps; CSIA Chimney Sweep Instituteof America and NFI National Fire Place Institute.





Safety Issues




Address4 Ferry Lane

Juniper MA 02141

2. Exterior

2.6 DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES AND APPLICABLE RAILINGSSafety Issue(1) The hand railings at the back deck were not graspable. These hand railings were constructed of pieces of 2x4'sturned on their sides. All hand railings should be graspable for safety. I recommend that these hand railings berepaired or replaced.(2) There were open risers at the stairs to the rear deck. There is the potential for someone to get their foot caughtin 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 HOMESafety IssueThe 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 doorstays 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 IssueThe right hand garage door did not close unless the key pad was kept pushed. The safety reverse beam at thebase of the garage door may be mis-aligned. All garage doors should have two means of safety reverse; one apressure switch in the opener and the 2nd a beam along the bottom of the door opening. I recommend that anoverhead door company repair or replace the door as needed.


5.3 CHIMNEYS, FLUES, VENTS AND THIMBLES




Safety IssueThe insulation on the flue pipe may contain asbestos. This is a safety hazard. If this insulation becomes friable, theasbestos can become airborne making it dangerous. I recommend that this insulation be tested for asbestos. If theinsulation tests positive, I recommend removal by a licensed asbestos abatement contractor.

6. Plumbing System

6.2 PLUMBING SUPPLY FIXTURES AND FAUCETSIn Need of Repair(3) The exterior hose bibs (outdoor faucets) did not have back flow preventers that remove the potential for crossconnections. If a hose is hooked up to the spigot a cross connection is present. Cross-connections in a plumbingsystem are a safety issue. A cross-connection is a condition that allows waste water to be siphoned back into thepotable 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 wastewater to be siphoned back into the potable water system. I recommend that a licensed plumber remedy thisproblem.

6.10 FUEL STORAGE AND DISTRIBUTION SYSTEMS (Interior fuel storage, piping, venting, supports, leaks)Safety IssueThe gas service had a pressure regulator. This may dump gas outside if the pressure is too great. It is importantthat this remain clear of debris and snow. Care should be taken to keep this exterior gas pipe clear.


7.1 SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTIONPANELSSafety Issue(2) There was no anti-oxidant paste on the aluminum wires that feed the main panel. Because aluminum expandsand contracts as it heats and cools, a paste is used to ensure a safe connection. I recommend that a licensedelectrician 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 electricalsystem without installing a new breaker. This can be dangerous because two wires cannot be properly tightenedand 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 panelshould be securely attached in place. I recommend that a licensed electrician install additional screws in the panelcover.(5) There was inadequate room in front and at the side of the electric panel in the basement. There should be atleast 36 inches in front of electric panels. I recommend that the shelving used for storage be removed or adjusted toaccommodate 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, orground, a jumper wire is required over the water meter. I recommend that a licensed electrician install a jumper wireover the water meter.

7.2 BRANCH CIRCUIT CONDUCTORS, OVERCURRENT DEVICES AND COMPATIBILITY OF THEIR AMPERAGEAND VOLTAGESafety IssueThere were open junction boxes at the garage and attic. There were live wires exposed at these open junctionboxes. I recommend that proper sized cover plates be installed at these locations.




7.3 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 exteriorwalls)Safety Issue(1) There were incandescent light bulbs in the closets. These bulbs can generate significant heat and potentiallycause fires in tight areas such as closets. I recommend that these light bulbs be replaced with LED light bulbs.(2) There were loose electric receptacles throughout the house. All receptacles should be properly affixed to thewall. I recommend that a licensed electrician properly secure these receptacles.(3) There was a missing cover plate in the mechanical room. There were live wires exposed at this location. Irecommend that a cover plate be installed.(4) The electric receptacle at the garage tested for an open ground. A device plugged into this receptacle will not begrounded and is a safety hazard. I recommend that a licensed electrician repair this receptacle.(5) The electric receptacles at the kitchen tested for reverse polarity. A receptacle with reverse polarity is a shockhazard. I recommend that a licensed electrician repair these receptacles.

7.4 POLARITY, GROUNDING, AND GROUND FAULT PROTECTION (GFCI) OF RECEPTACLES WITHIN 6 FEETOF INTERIOR PLUMBING FIXTURES, AND ALL RECEPTACLES IN GARAGE, CARPORT, EXTERIORWALLS, UNFINISHED AREAS OF BASEMENTSafety IssueThe electric receptacles at the basement bar, kitchen and master bathroom were not GFCI. All receptacles within 6feet of water, in the garage, in unfinished areas of the basement, and on the exterior of the house should beequipped with ground fault circuit interrupters (GFCI). GFCI’s detect the amperage flow going in and out of thereceptacle. If this flow varies by as little as .005 amps, the receptacle will trip. These receptacles should be testedon a monthly basis. I recommend that a licensed electrician install GFCI’s where needed.

7.5 ARC FAULT CIRCUIT INTERUPPTERS (AFCI)Safety IssueThere were no AFCI breakers installed in the electrical panel. All bedroom receptacles should be protected with ArcFault Circuit Interrupter breakers, AFCI. AFCI's detect arcing in the circuit that they are feeding. If an arc is detectedthe breaker will trip. Arcing in a circuit is a safety hazard. These breakers should be tested on a monthly basis. Irecommend that a licensed electrician install AFCI breakers where needed.

8. Interiors

8.2 STEPS, STAIRWAYS, BALCONIES AND RAILINGSSafety Issue(1) There was no hand railing at the basement stairs. All stairs with three risers or more should have a handrail. Irecommend that a handrail be installed.


10.4 VENTING SYSTEMS (Kitchens, baths and laundry)Safety Issue(1) The basement bathroom fan was noisy. The fan was also low quality. When bathroom fan motors fail, they canoverheat and start a fire. I recommend that a licensed electrician replace the bathroom fans.(3) The dryer vent was screwed together. Lint can catch on the screws in the vent. This can eventually clog thedryer vent, leading to reduced efficiency and the potential for a fire. I recommend that the screws be removed andthe seams in the dryer vent be taped with metal based vent tape.





In Need of Repair




Address4 Ferry Lane

Juniper MA 02141

1. Roofing

1.0 ROOF COVERINGSIn Need of Repair(2) There was moss/mildew growing on the rear of roof. If desired, the roof can be treated and power washed by aqualified professional. It is important to set the power-washer on a low setting and direct the water from the topdown along the shingles so that water is not forced up under the shingles.

1.2 SKYLIGHTS, CHIMNEYS AND ROOF PENETRATIONSIn Need of Repair(1) Spalling has occurred at the heating system terracotta flue liner at the top of the chimney . This happens whenmoisture gets into the masonry, freezes, and causes the outer layer of the masonry to chip off. The inner softerportion of the masonry is then exposed to the elements. I recommend that a mason repair or replace this masonry.(2) Spalling has occurred at the chimney. This happens when moisture gets into the masonry, freezes, and causesthe outer layer of the masonry to chip off. The inner softer portion of the masonry is then exposed to the elements. Irecommend that a mason repair or replace this masonry.

1.3 ROOF DRAINAGE SYSTEMSIn Need of Repair(1) There were trees hanging over the house. The gutters will clog with leaves and sticks. I recommend that thegutters be cleaned out twice a year. One cleaning should occur late in the spring and the other late in the fall.(2) There were missing downspout extensions. Downspouts carry roof water to the ground and should haveextensions that direct the water to an appropriate distance, 5 or 6 feet, from the foundation. If there are nodownspout 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 beinstalled to carry the water to an appropriate distance from the house.



2. Exterior

2.0 TRIM AND SIDINGIn Need of Repair(1) Wood was in contact with soil at the rear of the house. Wood in contact with soil decays and is easy access forwood destroying insects. I recommend that the earth be cleared away from this area. If found to be difficult due tograding, planting beds etc. plastic or cement based trim/siding can be used that will not deteriorate as readily whenin contact with soil.(2) The paint was chipping and peeling at the garage door trim. The longevity of a paint job depends primarily onthe prep-work. The decayed areas should be scraped, caulked and a full coat of primer applied before the finishcoat. I recommend that the decayed areas be properly prepped and re-painted.

2.2 EXPOSED EXTERIOR FOUNDATIONIn Need of Repair(1) There was a crack in the foundation at the back of the house. The crack appeared to be from settlement. Irecommend that this crack be repaired by a qualified mason and then monitored for further movement.(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 theelements. I recommend that a mason repair or replace this masonry.

2.4 WINDOWSIn Need of RepairThe lintels on this building were rusting. When lintels rust they expand and can crack the masonry. If these lintelsdeteriorate further they will need to be replaced, which will be costly. I recommend that the lintels be properlyprepped, caulked and repainted.

2.6 DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES AND APPLICABLE RAILINGSSafety Issue(3) The joists were nailed into the framing in some parts of the rear deck. By today’s standards, this is aninadequate connection. I recommend that joist hangers be installed.(4) The joist hangers at the rear deck did not have all the nail holes filled. The manufacturers of joist hangersrequire that all the nail holes be filled with appropriate sized nails. In the current state the joists are not adequatelysupported. I recommend that all the nail holes be filled with the proper size nails.(5) The posts supporting the rear deck were set directly on top of concrete footings, instead of on stand-off postanchors. Water will wick up into these posts from the concrete. There is the potential for decay in the posts. Irecommend keeping dirt and debris clear from around the base of the posts, to allow them to dry out. I recommendmonitoring the posts for decay, and repair or replacement of the posts if needed by a licensed contractor.(6) There was no flashing at the ledger board at the rear deck. This structural member of the deck attaches thedeck to the house and should be flashed to prevent water from getting behind the board and causing dampconditions and rot. I recommend that flashing be installed at this location.


4.5 COLUMNS OR PIERSFuture Repair(2) There was a screw jack used as a permanent column in the garage. Screw jacks are temporary fixtures andshould be replaced with lally columns with appropriate footings. I recommend that a licensed contractor make thisrepair.

4.7 ROOF STRUCTURE AND ATTIC (Report signs of previous or active water penetration.)In Need of RepairThere was mold and mildew on the attic sheathing. This is caused by moisture from the house/basement rising upthrough the house and getting trapped in the attic. The mold then has a food source to grow on, the plywood, andfuel to grow, the elevated moisture. Sealing all 2nd floor ceiling penetrations in the attic will also help to keep themoisture out of the attic; this includes electrical boxes, recessed lights, plumbing penetrations, and the pull downstairs. After this work is complete the attic should be carefully monitored for further mold/mildew growth.




5.1 NORMAL OPERATING CONTROLS (HEATING)In Need of RepairAn old manual thermostat was used for the heating control. Money and energy can be saved by updating this unitto a programmable thermostat. See www.masssave.com for more details.

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(2) The air filter at the return for the AC was dirty. I recommend that the filter be replaced with a pleated paperfilter. The filter should be changed twice a year.

5.7 COOLING/HEAT PUMP EQUIPMENT (including condenser and air handler)In Need of Repair(3) The insulation on the refrigerant lines was decayed at the exterior. This will reduce the efficiency of the systemand produce condensation. I recommend that the refrigerant line insulation be repaired or replaced by a qualifiedtechnician.(4) There were through wall AC units at the rear of the house. These AC units produce cool air very inefficientlyand 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 orductless mini-spilt system.

6. Plumbing System

6.0 MAIN WATER SHUT-OFF VALVEIn Need of Repair(2) The main shut off for the water supply was an old gate valve that could fail when used. I recommend that alicensed plumber install a ball valve for ease of use in an emergency.

6.1 PLUMBING WATER SUPPLY PIPING, MATERIALS, SUPPORTS AND INSULATIONMajor Deficiency(2) There were corroded water supply valves at various areas of the house. There is the potential for leaks at thesevalves. I recommend that a licensed plumber repair or replace these valves.(3) There were saddle valves under the kitchen sink. These valves often leak. I recommend that a licensed plumberreplace this saddle valve with a T and a proper shut off valve.

6.2 PLUMBING SUPPLY FIXTURES AND FAUCETSIn Need of Repair(1) The washing machine was located in finished space. There was no catch pan under the washingmachine. When a washing machine is located in a finished space there should be a catch pan. This pan shouldhave a drain plumbed into it to prevent flooding should the washing machine overflow. I recommend that a catchpan and drain be installed under this washing machine.(2) Rubber lines supplied water to the washing machine. These lines are not rated to remain under constantpressure. Many people do not turn off the valve between loads of laundry. To prevent a burst hose and flooding, Irecommend that these lines be upgraded to braided stainless steel lines.(5) The basement bathroom shower head leaked. I recommend that the shower head be repaired or replaced.

6.4 PLUMBING DRAIN, WASTE AND VENT SYSTEMSIn Need of Repair(2) The master bath tub pop-up did not operate in the second floor bathroom. There is no way to hold water in thetub with this pop-up. I recommend that a licensed plumber repair or replace the sink pop-up.



http://www.masssave.com/


7.1 SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTIONPANELSSafety Issue(7) The breakers were not marked at the panels. This makes it very hard to determine what breaker supplies thewiring to different parts of the house. I recommend an electrician label all breakers inside of the panel.

8. Interiors

8.5 WINDOWS (REPRESENTATIVE NUMBER)In Need of RepairThe bay windows did not lock as the locks were not engaging to keep the windows closed securely making themmore efficient. I recommend that the window locks be repaired or replaced.

8.7 OTHERIn Need of RepairThere were mouse bait stations in the house. I recommend that a pest control company treat the house for mice asneeded.


10.0 INSULATION IN ATTICIn Need of Repair(1) The roof penetrations may not be sealed in some areas where they penetrate the attic floor. For an efficientbuilding envelope the top floor ceiling should be sealed. Air from the finished space can flow up into the attic aroundplumbing pipes, electrical wires, and the top plates of walls below the attic. I recommend that all attic floorpenetrations be sealed with a foam to reduce air flow into the attic. Air sealing is work that a Mass Save contractorwould 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 heatloss in the cold weather. Today’s standards call for r-37-r-49 in the attic. This is roughly 12-18 inches of fiberglass orcellulose insulation. Proper insulation increases the energy efficiency of the house, keeps the house cooler insummer, and reduces the chance of ice dams. I recommend that more insulation be added to the attic. Irecommend a Mass Save energy audit (masssave.com). The Mass Save program provides significant rebates forwork to improve the energy efficiency of a home.

10.4 VENTING SYSTEMS (Kitchens, baths and laundry)Safety Issue(2) Part of the dryer vent was flexible metal. This material is prone to clogging. I recommend that the dryer vent bereplaced with stiff metal pipe to reduce lint build up and to increase the efficiency of the dryer.

10.5 VENTILATION FANS AND THERMOSTATIC CONTROLS (ATTIC)In Need of RepairThe thermostatically controlled attic ventilation fan was not running. It was not possible to determine whether or notthe fan works, and if it does, at what temperature the fan turns on. I recommend obtaining information from theseller as to whether or not this fan works properly.





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