Friendly Inspection Services

Friendly Inspection ServicesProperty Inspection Report

Cover Page

Sample reportInspection prepared for: Sample Report

Date of Inspection: 4/15/2015 Time: 12:30 Start, 3:15 finish Age of Home: 1986

Weather: Sunny, 66 degreesSample report

1986 home

Inspector: Harvey SansoucyMA License #28 NH License #258 VT License #143.0113065Friendly Inspection Services, 67 Mt. Gardner Rd., Bath, NH 03740

Email: [email protected]

Friendly Inspection Services Sample report

Page 1 of 26

Roof

Please understand that we cannot see through walls or enter crawl spaces that are less than 3 feet, nor can we enterattics that are not designed for safe passage. This inspection is not an assessment of building or electrical codes. This report does not guarantee the absence of wood boring insects. It is a visual, non destructive investigation forevidence of past or present wood boring insect activity. We are not responsible for insect damage that was concealed ornot accessible at the time of the inspection. If wood boring activity is discovered during the interior or exterior inspection itwill be noted on the report. No evaluation will be made regarding air, soil, lead, water, asbestos, formaldehyde, lead paint, molds, radon, pipingoutside the foundation or gas fittings or regulators. This report is not an engineering or building code study, and becauseof that we are not responsible for repairs to bring the building in compliance with current building codes. Only those components specifically mentioned in this report have been inspected and any other components notinspected are not part of this report and as such we make no statement regarding the condition of these un inspectedareas. You should evaluate and act on any comments before continuing with your purchase. This report is exclusive to you and is not transferable. LegendS = Satisfactory, component condition is functional and is consistent with its original purpose but may show signs ofnormal wear or deterioration.A= Acceptable, recommend upgrade, maintenance or may require repair or replacement within a short time.C= Concern, component is an area of concern or requires repair now.H= Hidden, component is not viewable using reasonable effort.NA = Does not apply to this inspection Basis of inspection This report is based on observations of the condition of the inspected building and components at the listed date andtime of the inspection. FRIENDLY INSPECTION does not give any warranty or guaranty. This report is made using thebest of our ability and judgement. Recommended action The summary at the end consists of potentially significant findings. These findings can be a safetyhazard, a deficiency requiring a major expenses to correct or items I would like to draw extraattention to. The summary is not a complete listing of all the findings in the report, and reflects theopinion of the inspector. Please review all of the pages of the report as the summary alone does notexplain all the issues. All repairs should be done by a licensed or bonded trade or profession. Irecommend obtaining a copy of all receipts, warranties and permits for the work done.

Roof ConditionS A C N/A H

XType of roof: GableMaterials: Asphalt shinglesBinocular inspection from ground • Multiple layers of roofing material present

ChimneyS A C N/A H

XChimney type: BrickRecommend applying a breathable masonry water repellent • Some spalling brick observed• Cracks observed at back side of chimney • Recommend increasing pitch of mortar cap andwash to better shed water • Consult a mason contractor


Page 2 of 26

Exterior Areas

Roof penetrationsS A C N/A H

XRoof penetrations appeared to be in good condition

FlashingS A C N/A H

X

GuttersS A C N/A H

XGutter type: AluminumLoose gutter nails at right side of garage

Loose gutter nails at right side of garage

Entryway doors & WindowsS A C N/A H

X

Eaves & FaciaS A C N/A H

XLoose fascia observed at right side rake trim


Page 3 of 26

Loose fascia observed at right side rake trimSoffits

S A C N/A H

X

Siding ConditionS A C N/A H

XSiding type: Wood clapboardDeteriorated at roof contact points • Recommend sealing holes & gaps around wallpenetrations with polyurethane caulking

Deteriorated at roof contact points Recommend sealing holes & gaps around wallpenetrations with polyurethane caulking

Corner boards and trimS A C N/A H

XRotted cupola


Page 4 of 26

Grounds

Rotted cupolaExterior Paint

S A C N/A H

X

Bulkhead / walkoutS A C N/A H

XDamaged door latch, should be straightened to work properly

Exterior faucetS A C N/A H

XNot freeze resistant, should be shut off and drained each winter

Exterior electricalS A C N/A H

X

Exterior lightingS A C N/A H

XObserved in place

Grading & vegetationS A C N/A H

X

Driveway / walkwayS A C N/A H

XWalkway: PaversDriveway: Asphalt


Page 5 of 26

Garage

Stairs and railingsS A C N/A H

XLocation & type: Front of building has concrete steps and landing

PatioS A C N/A H

XType: Covered patioCracked and settled floor slab

Garage typeType of garage: Attached

Siding & trim conditionS A C N/A H

XSiding type: Wood clapboard

Window conditionS A C N/A H

XWindow type: Double hung

Foundation & floorS A C N/A H

XFoundation wall type: ConcreteFloor type: ConcreteCrack observed at right side rear corner

Crack observed at right side rear cornerSills

S A C N/A H

XHidden by interior finish


Page 6 of 26

Foundation / basement

Walls, ceilings / firewallsS A C N/A H

XType: Wood frame hidden by drywallWall surface type: DrywallCracks observed

ElectricalS A C N/A H

X

Garage doors & openerS A C N/A H

XType of door: Automatic door opener present • overhead doorsToo much down force at left door, needs adjustment • Electric eye safety system improperlyinstalled • Electric eye units too high, manufacturers recommend 6" from floor or less

Electric eye units too high, manufacturers recommend 6" from floor or lessExterior Door

S A C N/A H

X

Fire DoorS A C N/A H

X

Rafters & CeilingS A C N/A H

XBeneath living space

Roof ConditionS A C N/A H

X


Page 7 of 26

FoundationS A C N/A H

XType of foundation: ConcreteObserved from outside, inside mostly concealed by insulation

Basement floorS A C N/A H

XFloor type: Concrete

Basement windowsS A C N/A H

X

ColumnsS A C N/A H

XType: Concrete filled steel

GirdersS A C N/A H

XType: Wood

SillsS A C N/A H

XType of sills: Wood

Floor joistsS A C N/A H

XType of joists: WoodBroken joist observed but appeared to be sound because of additional joist along side

Broken joist observed but appeared to be sound because of additional joist along sideSubfloor

S A C N/A H

XType of subfloor: Plywood


Page 8 of 26

Electrical

Interior chimneyS A C N/A H

XChimney type: Metal

Bulkhead / walk out doorS A C N/A H

X

Water penetration and dampnessS A C N/A H

XMoisture: Efflorescence: no • Water stains: noBasement was dry at time of inspection

Sump pump & dehumidifierS A C N/A H

XNone present

Environmental hazardsS A C N/A H

XEnvironmental issues: None observed at time of inspection


XMissing electrical box cover

Missing electrical box cover

Cable FeedsS A C N/A H

XService: Type: Aluminum, overhead service, drip loop, weatherhead, service entry cable,meter, inspected


Page 9 of 26

Plumbing

Service panelS A C N/A H

XAmperage: 60 amp • 200 ampLocation: BasementPanel and sub panel inspected • Improper installation sub panel • Ground wire attached toneutral bus in sub panel • Consult a licensed electrician

Ground wire attached to neutral bus in sub panelBreakers / fuses

S A C N/A HType: Circuit breakersAmperage: 15 Amp • 20 Amp • 30 Amp • 60 AmpBreakers are listed for aluminum cable • Corrosion inhibitor observed

Number of breakersS A C N/A H

XVaries • Panels appear to be at or below their rated capacity

Branch circuitsS A C N/A H

XConductor materials: Copper • Multi strand aluminumWiring type: Non metallic sheathed cable

System groundS A C N/A H

XDriven rod • Bonded to building water piping

Water pipingS A C N/A H

XWater supply: Well supplies water • Plastic water service supply pipeType of pipe: CopperShut off located at well equipment

Condition of waste lines and supportsS A C N/A H

XType of piping: Plastic, ABS


Page 10 of 26

Water Heater

Heat/AC

Water Heater ConditionS A C N/A H

XType: Indirect firedLocation: Basement

Water capacityRated capacity: 60 gallons

MakeMake: SuperStore

T & P valve and vacuum breakerS A C N/A H

XT & P valve and vacuum breaker observed in place

Exposed exhaust flueS A C N/A H

X

Heater EnclosureS A C N/A H

X

ThermostatsS A C N/A H

XFunctional • 2nd Floor thermostat loose on wall

Heating systemS A C N/A H

XHeating system type: Air handler for air conditioner • Oil fired hot water boilerDistribution method: Copper piping • Galvanized ductwork • Partly insulated

Flue pipe and damperS A C N/A H

XGalvanized flue pipe • Thimble observed

Fuel tankS A C N/A H

XOil tank, fill & vent pipes and feed pipe / filter inspected • End outlet tank, recommend thattank additive be used to remove any potential water

Air conditioningS A C N/A H

XLocation: Left side of buildingType: Electric2 Units inspected


Page 11 of 26

Kitchen / dining area

AC service pipingS A C N/A H

XCompressor, service piping, electrical disconnect, compressor slab and condensate draininspected

Ceiling ConditionS A C N/A H

XType of ceiling: Gypsum board

Wall ConditionS A C N/A H

XType of walls: Gypsum board

Floor ConditionS A C N/A H

XType of flooring: Tile

Window ConditionS A C N/A H

XType of window: Casement • Stationary

Water temperatureS A C N/A H

XWater temperature: 138 degrees • Recommend lowering temperature for safety andeconomy reasons

Sink observationsS A C N/A H

X

PlumbingS A C N/A H

XIrregular materials used

CountersS A C N/A H

X

CabinetsS A C N/A H

X


X


Page 12 of 26

Laundry

GFCIS A C N/A H

XSome non GFCI receptacles, recommend that all kitchen receptacles be GFCI protected toreduce shock hazard

HVACS A C N/A H

XHeat source: Diffuser

Cook top conditionS A C N/A H

X

Oven & RangeS A C N/A H

X

Vent ConditionS A C N/A H

XType: Hood with fan

DishwasherS A C N/A H

X

RefrigeratorS A C N/A H

X






XType of flooring: Concrete • VinylCracks observed in concrete floor


Page 13 of 26

Interior Spaces

Cracks observed in concrete floorDoors

S A C N/A H

X


X

HeatS A C N/A H

XHeat source: Hot water baseboard

Dryer VentS A C N/A H

X

Cross connectionsCross connections? No

PlumbingS A C N/A H

XRecommend using armored water supply hoses

Exterior doorS A C N/A H

X

Basement stairsS A C N/A H

XNot child safe, require proper railings


Page 14 of 26

1/2 Bath

Stairs, railings & handrailsS A C N/A H

X

Alternate fuel heatersS A C N/A H

XType of heater: Propane fireplaceLocation of heater: Family room

Smoke DetectorsS A C N/A H

XSmoke and carbon monoxide detectors will be inspected by fire dept. prior to transfer ofproperty

Ceiling conditionS A C N/A H


Wall conditionS A C N/A H


Floor conditionS A C N/A H


Door conditionS A C N/A H

X

SinksS A C N/A H

XWater temperature: 155 degrees • Recommend lowering temperature for safety andeconomy reasons

Plumbing conditionS A C N/A H

X

Counter conditionS A C N/A H

X

Cabinet conditionS A C N/A H

X


Page 15 of 26

1st Floor bath

Toilet conditionS A C N/A H

X

Electrical conditionS A C N/A H

X

GFCIS A C N/A H

X

Bath exhaust fanS A C N/A H

X

HVACS A C N/A H


Ceiling conditionS A C N/A H


Wall conditionS A C N/A H


Floor conditionS A C N/A H

XType of floor: Tile

Window conditionS A C N/A H

XType of wiindows: Double hung

Door conditionS A C N/A H

X


X


Page 16 of 26

Master bath

GFCIS A C N/A H

X

SinksS A C N/A H

XWater temperature: 135 degrees

PlumbingS A C N/A H

X

CountersS A C N/A H

X

CabinetsS A C N/A H

X

Tub / ShowerS A C N/A H

XWater temperature: 135 degreesTemperature at tub / shower should not excceed 111 degrees

Shower wallsS A C N/A H

XType: Fiberglass tub walls

Toilet conditionS A C N/A H

X

Bath exhaust fanS A C N/A H

X

HVACS A C N/A H





Page 17 of 26






XType of window: Double hung

DoorsS A C N/A H

X

SinksS A C N/A H

XWater temperature: 134 degrees

PlumbingS A C N/A H

X

CountersS A C N/A H

X

CabinetsS A C N/A H

X

Tub / ShowerS A C N/A H

XWater temperature: 134 degreesTemperature at tub / shower should not excceed 111 degrees

Shower wallsS A C N/A H

XType: Fiberglass tub walls

ToiletsS A C N/A H

X


X


Page 18 of 26

Master bedroom

GFCIS A C N/A H

X

Exhaust FanS A C N/A H

XNone • Recommend that an exhaust fan be installed

HVACS A C N/A H

XHeat source: Diffuser • Hot water baseboard






XType of flooring: Carpet



DoorsS A C N/A H

X

ClosetsS A C N/A H

X


X

HVACS A C N/A H

XHeat source: Diffusers • Hot water baseboard


Page 19 of 26

Left front bedroom

Left rear bedroom






XType of floor: Carpet


XType of windows: Double hung

DoorsS A C N/A H

X

ClosetsS A C N/A H

X


X

HVACS A C N/A H



XType of Ceiling: Gypsum board




Type of floor: TileCracked grout


Page 20 of 26

Middle bedroom


XType of windows: Double hung

DoorsS A C N/A H

X

ClosetsS A C N/A H

X


X

HVACS A C N/A H







XType of flooring: Carpet



DoorsS A C N/A H

X

ClosetsS A C N/A H

X


Page 21 of 26

Living room

Dining room


X

HVACS A C N/A H







XType of flooring: Wood




X

HVACS A C N/A H







XType of flooring: Wood


Page 22 of 26

Family room




X

HVACS A C N/A H











XHot & neutral reversed • Consult a licensed electrician


Page 23 of 26

Attic

Hot & neutral reversedHVAC

S A C N/A H


Exterior doorS A C N/A H

X

Screen DoorsS A C N/A H

X

AccessS A C N/A H

XType of access: Door • ScuttleFlat attic inspected from access only, walked in area over family room • Recommendinsulating and air sealing scuttle cover and door to attic

Attic structureS A C N/A H

XFraming type: Ceiling joists • Collar ties • RafterSheathing material: Plywood

ChimneyS A C N/A H

XNot visible

Attic PlumbingS A C N/A H

X


Page 24 of 26

Duct WorkS A C N/A H

XInsulated ductwork


XAttic light observed • Missing electrical box covers

Missing electrical box coversExhaust fan outlets

S A C N/A H Hidden by insulation

Whole house fanS A C N/A H

XNot working at time of inspection, covered

FlashingS A C N/A H

XLocations: Step flashing • Valleys • Vent pipes

Insulation ConditionS A C N/A H

XInsulation type: Blown fiberglass • Fiberglass battsThickness: 4" • 10"Recommend upgrade to R50 • Displaced insulation observed

VentilationS A C N/A H

XType: Gable louver • Ridge vent • Soffit venting

Environmental issuesS A C N/A H

XNone observed at time of inspection


Page 25 of 26

Water penetrationS A C N/A H

XNone visible or accessible at time of inspection


Page 26 of 26

Report SummaryReport Summary

RoofPage 2 Chimney • Some spalling brick observed • Cracks observed at back side of

chimney • Recommend increasing pitch of mortar cap and wash to bettershed water • Consult a mason contractor

Page 2 Gutters • Loose gutter nails at right side of garage

Exterior AreasPage 2 Eaves & Facia • Loose fascia observed at right side rake trim

Page 3 Siding Condition • Recommend sealing holes & gaps around wall penetrations withpolyurethane caulking

Page 3 Corner boards andtrim

• Rotted cupola

Page 4 Bulkhead / walkout • Damaged door latch, should be straightened to work properly

GaragePage 6 Garage doors &

opener • Too much down force at left door, needs adjustment • Electric eye safetysystem improperly installed • Electric eye units too high, manufacturersrecommend 6" from floor or less

Foundation / basementPage 8 Sump pump &

dehumidifier • None present

Page 8 Electrical • Missing electrical box cover

ElectricalPage 9 Service panel • Improper installation sub panel • Ground wire attached to neutral bus in

sub panel • Consult a licensed electricianLaundryPage 12 Floor Condition • Cracks observed in concrete floor

Family roomPage 22 Electrical • Hot & neutral reversed • Consult a licensed electrician

AtticPage 24 Electrical • Missing electrical box covers

Page 24 InsulationCondition

• Displaced insulation observed

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Friendly Inspection Services