Andrew Merriweather, NJ State License #24GI00200600
The Scope and Purpose of a Home Inspection
Purchasing Property Involves Risk
The purpose of a home inspection is to help reduce the risk associated with the purchase of a structure by providing a professional opinion about the overall condition of the structure. A home inspection is a limited visual inspection and it cannot eliminate this risk. Some homes present more risks than others. We cannot control this, but we try to help educate you about what we don’t know during the inspection process. This is more difficult to convey in a report and one of many reasons why we recommend that you attend the inspection in person.
A Home Inspection is Not a Guarantee, Warranty, or Insurance Policy
This report does not substitute for or serve as a warranty or guarantee of any kind regarding the operation, function, or future reliability of the home and its components, and it should not be relied upon as such. This report is only supplemental to the Sellers Disclosure and Pest (WDI) Inspection Report and should be used alongside these documents, along with quotes and advice from the tradespeople recommended in this report to gain a better understanding of the condition of the home and expected repair costs. Some risk is always involved when purchasing a property and unexpected repairs should be anticipated, as this is unfortunately, a part of home ownership. Home warranties can be purchased separately from insuring firms that provide this service, and are highly recommended as they may cover future repairs on major items and components of the home.
A Home Inspection is Not an Appraisal or Value Judgement
The inspection does not comment on the suitability of the property for any specialized use, the market value of the property or its marketability, the advisability or inadvisability of purchase of the property, or of the insurability of the structure or any of its items or components. It is an objective assessment of the condition of the property at the time of inspection.
A Home Inspection is Visual and Not Destructive
The descriptions and observations in this report are based on a visual inspection of the structure. We inspect the aspects of the structure that can be viewed without dismantling, damaging or disfiguring the structure and without moving furniture and interior furnishings. Areas that are concealed, hidden or inaccessible to view are not covered by this inspection. Some systems cannot be tested during this inspection as testing risks damaging the building. For example, overflow drains on bathtubs are generally not tested because if they were found to be leaking they could damage the finishes below. Our procedures involve non-invasive investigation and non-destructive testing which will limit the scope of the inspection.
This is Not an Inspection for Code Compliance
This inspection and report are not intended for city / local code compliance. During the construction process structures are inspected for code compliance by municipal inspectors. Framing is open at this time and conditions can be fully viewed. Framing is not open during inspections of finished homes, and this limits the inspection. All houses fall out of code compliance shortly after they are built, as the codes continually change. National codes are augmented at least every three years for all of the varying disciplines. Municipalities can choose to adopt and phase in sections of the codes on their own timetables. There are generally no requirements to bring older homes into compliance unless substantial renovation is being done.
A Home Inspection is Not Quantitative
A home inspection is not quantitative, when multiple or similar parts of a system, item, or component are found to have a deficiency, the deficiency will be noted in a qualitative manner such as "multiple present" etc. A specific number of deficient parts, pieces, or items will not be given as the repairing contractor will need to evaluate and ascertain the full amount or extent of the deficiency or damage. This is not a technically exhaustive inspection.
This Report is My Opinion
Construction techniques and standards vary. There is no one way to build a house or install a system in a house. The observations in this report my opinions based on my training and experience. Other inspectors and contractors are likely to have some differing opinions. You are welcome to seek opinions from other professionals.
The Scope of This Inspection
This inspection will include the following systems: exterior, roof, structure, drainage, foundation, attic, interior, plumbing, electrical and heating & cooling systems. The evaluation will be based on limited observations that are primarily visual and non-invasive. This inspection and report are qualitative and not quantitative and are not intended to be technically exhaustive.
When systems or components designated in the Standards of Practice were present but were not inspected, the reason(s) the item was not inspected will be stated.
There may be comments made in this report that exceed the required reporting of the NJ Standards of Practice, these comments (if present) were made as a courtesy to give you as much information as possible about the home. Exceeding the Standards of Practice will only happen when I feel I have the experience, knowledge, or evidence to do so. There should be no expectation that the Standards of Practice will be exceeded throughout the inspection, and any comments made that do exceed the standards will be followed by a recommendation for further evaluation and repairs by applicable tradespeople.
I inspect homes to today's safety and building standards. Therefore some recommendations made in this report may have not been required when the home was constructed. Building standards change and are improved for the safety and benefit of the occupants of the home and any repairs and/or upgrades mentioned should be considered for safety, performance, and the longevity of the homes items and components. Although I will address some recommended upgrades in the report, this should not be construed as a full listing of items that could potentially be upgraded.
There are items that are not inspected in a home inspection, including but not limited to: fences and gates, pools and spas, outbuildings or any other detached structure (with the exception of garages or carports), refrigerators, washers / dryers, storm doors and storm windows, screens, window AC units, gas furnace heat exchangers, central vacuum systems, water softeners, alarm and intercom systems, and any item that is not a permanent attached component of the home. Drop ceiling tiles are not removed, as they are easily damaged. Subterranean systems are also excluded, including but not limited to: sewer lines, septic tanks, water delivery systems, and underground fuel storage tanks.
In the report, there may be specific references to areas and items that were inaccessible or only partly accessible. I can make no representations regarding conditions that may be present in these areas that were concealed or inaccessible for review.
Water and fuel shut off valves are not operated under any circumstances. Circuit breakers are not tripped or reset. Any component or appliance that is unplugged or "shut off" is not turned on or connected for the sake of evaluation. I don't have knowledge of why a component may be shut down, and will not risk damage that may result from activating said components/appliances.
Also not reported on are the causes of the need for a repair; The methods, materials, and costs of corrections; any component or system that was not observed; or the strength, adequacy, design, or efficiency of any system or component.
Lastly, the inspector will not enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; operate any system or component that is shut down or otherwise inoperable; operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility.
Your Expectations
The overall goal of a home inspection is to help ensure that your expectations are appropriate with the house you are proposing to buy. To this end we assist with discovery by showing and documenting observations during the home inspection. This should not be mistaken for a technically exhaustive inspection designed to uncover every defect with a building. Such inspections are available but they are generally cost-prohibitive to most homebuyers.
This inspection is not equal to extended day-to-day exposure and will not reveal every concern or issue that may be present, but only those significant defects that were accessible and visible at the time of inspection. This inspection cannot predict future conditions, or determine if latent or concealed defects are present. The statements made in this report reflect the conditions existing at the time of inspection only. Time, seasonal changes, and differing weather conditions may reveal deficiencies that were not present at the time of inspection, including but not limited to: roof leaks, water infiltration into crawl spaces or basements, leaks beneath sinks, tubs, and toilets; additionally, the walls, doors, and flooring, may be damaged during moving, etc. Refer to the NJAC at the end of the report and the Inspection agreement regarding the scope and limitations of this inspection.
Your Participation is Requested
Your presence is requested during this inspection. A written report will not substitute for all the possible information that can be conveyed verbally by a shared visual observation of the conditions of the property.
Who Should Perform Repairs?
In my narrative observations, I may recommend evaluation, repair, or other actions be performed by "a qualified professional." The intention is that, for a trade that requires a license - electrical work, plumbing, HVAC, engineering, pest control application, general contractors, etc. - a licensed individual is contracted to perform the work. For work that does not require a professional license, the person hired should nonetheless be qualified to make the appropriate repairs. I encourage you to get multiple estimates for all repairs. Any suggested causes of damage, defects, or methods of repair mentioned in this report are included as courtesy to assist you in better understanding the condition of the home, and are my opinion only from the standpoint of a visual inspection. Contractors or other licensed professionals will have the final determination on the causes of damage/deficiencies, and the best methods of repairs, due to being invasive with their evaluation. Their evaluation supersedes the information found in this report.
Notice to Third Parties
This report is solely for the use of 2003 Split Level Sample (the Client). Unauthorized use or distribution to any third parties is prohibited. The report and its supporting inspection represent the state of the property at the time of inspection, and was created under contract for the sole use of the named Client. It should not be relied upon by any other parties for any other purposes. Liability under this report is limited to the party for whom it was originally prepared.
How to Read This Report
Getting the Information to You
This report is designed to deliver important and technical information in a way that is easy for anyone to access and understand. If you are in a hurry, you can take a quick look at our "Summary Page” and quickly get critical information for important decision making. However, we strongly recommend that you take the time to read the full Report, which includes digital photographs, captions, diagrams, descriptions, videos and hot links to additional information.
The best way to get the layers of information that are presented in this report is to read your report online (the HTML version), which will allow you to expand your learning about your house. You will notice some words or series of words highlighted in blue and underlined – clicking on these will provide you with a link to additional information. The HTML version of this report also contains streaming videos. Short video clips often contain important information and critical context and sounds that can be difficult to capture in words and still pictures.
For the most reliable viewing experience, I recommend viewing the report on as large a screen as practical, as much detail can be lost on small devices like smart phones. For similar reasons, reports should only be printed in color to retain as much detail as possible and minimize misinterpretation of photographs.
This report can also be printed on paper or to a PDF document.
Chapters and Sections
This report is divided into chapters that parcel the home into logical inspection components. Each chapter is broken into sections that relate to a specific system or component of the home. You can navigate between chapters with the click of a button on the left side margin.
Most sections will contain some descriptive information done in black font. Observation narrative, done in colored boxes, will be included if a system or component is found to be significantly deficient in some way or if we wish to provide helpful additional information about the system or the scope of our inspection. If a system or component of the home was deemed to be in satisfactory or serviceable condition for its age, there may be no narrative observation comments in that section and it may simply say “present,” or “inspected.”
Observation Labels
All narrative observations are colored, numbered and labeled to help you find, refer to, and understand the severity of the observation. Observation colors and labels used in this report are:
- Description:Detailed description of various aspects of the property noted during the inspection.
- Note:Refers to aside information and /or any comments elaborating on descriptions of systems in the home or limitations to the home inspection.
- Significant Defect:These items describe specific issues with a system or component of a residential property that may have a significant, adverse impact on the value of the property, or that pose an unreasonable risk to people or property. These items require a qualified contractor to address properly.
- Marginal Defect:These items may be considered defective, in need of repair or replacement, show obvious signs of concern and damage, or may be unsafe. If not addressed, these items will inevitably lead to or directly cause conditions that may adversely affect the value of the property or pose unreasonable safety risks. They require a qualified professional to address properly.
- Minor / Maintenance:This section includes routine maintenance items or handyman / do-it-yourself repairs. It may also include observations of normal wear and aging. These observations are informational in nature and represent more of a future to-do list rather than items of immediate concern. Neglecting these items in the long term, however, may lead to more serious conditions.
- Improve:Observations that are not necessarily defects, but which could be improved for safety, efficiency, or reliability reasons.
- Due Diligence:Observations such as recommending a Level II Chimney Inspection or signs of a buried oil tank that may require further investigation prior to the end of your contingency period to determine the severity and / or urgency of repair.
Pest Inspection
All items with the bug logo () are part of a structural pest inspection. If your inspector included a structural pest inspection as a part of the scope of your home inspection, you can distinguish pest inspection items by this logo. You can also go to the pest inspection summary page to see a summary of the items that are part of a pest inspection.
Summary Page
The Summary Page is designed as a bulleted overview of all the observations noted during inspection. This helpful overview is not a substitution for reading the entire inspection report. The entire report must be read to get a complete understanding of this inspection report as the Summary Page does not include photographs or photo captions.
Component Life Expectancy
Components may be listed as having no deficiencies at the time of inspection, but may fail at any time due to their age or lack of maintenance, that couldn't be determined by the inspector. A life expectancy chart is included in this report. Note that these are average life expectancies and that any component can fail unexpectedly at any time.
Photographs
Photographs are included in your inspection report. These photos are for informational and illustrative purposes only and do not attempt to show every instance or occurrence of a defect. For example, on a roof with damaged shingles, a representative photo or photos of the type of damage observed will be included - every damaged shingle will not be documented.
Moisture Meter Testing
Where moisture meter testing is indicated in this report a Klein ET140 Pinless Meter is used for initial assessments, with follow up by a Flir MR160 in pin mode if needed.
Thermal Images
Thermal images may be included in your report as a courtesy. Thermography exceeds the scope of a home inspection and these images (if present) are for illustrative and informational purposes only. They are intended to convey general information about systems or components and not quantitative analysis. Determining the effectiveness or calibration of any system is beyond the scope of a home inspection and requires evaluation by the appropriate professional.
Typographical Errors
This report is proofread before sending it out, but typographical errors may be present. If any errors are noticed, please feel free to contact me for clarification.
Your Job as a Homeowner
Now that you've bought your home and had your inspection, you may still have some questions about your new house and the items revealed in your report. I am always happy to speak with you, so please don't hesitate to contact me if you need anything.
Home maintenance is a primary responsibility for every homeowner, whether you've lived in several homes of your own or have just purchased your first one. Staying on top of a seasonal home maintenance schedule is important, and I can be a resource for you to help you figure out a maintenance checklist for your home so that you never fall behind. Don't let minor maintenance and routine repairs turn into expensive problems later due to neglect or simply because you aren't sure what needs to be done and when.
Your home inspection report is a great place to start. In addition to the written report, checklists, photos, and what the inspector said during the inspection, not to mention the seller's disclosure and what you noticed yourself, it's easy to become overwhelmed. However, it's likely that your inspection report included mostly maintenance recommendations, the life expectancy for the home's various systems and components, and minor imperfections. These are useful to know about.
The issues that really matter fall into four categories:
- major defects, such as a structural failure;
- things that can lead to major defects, such as a small leak due to a defective roof flashing;
- things that may hinder your ability to finance, legally occupy, or insure the home if not rectified immediately; and
- safety hazards, such as an exposed, live buss bar at the electrical panel.
Anything in these categories should be addressed as soon as possible. Often, a serious problem can be corrected inexpensively to protect both life and property (especially in categories 2 and 4).
Most sellers are honest and are often surprised to learn of defects uncovered during an inspection. It's important to realize that sellers are under no obligation to repair everything mentioned in your inspection report, and that a system or component being old is not in itself a defect. No house is perfect - even brand new homes have things that can be repaired or improved. Keep things in perspective as you move into your new home.
And remember that homeownership is both a joyful experience and an important responsibility, so be sure to call on your InterNACHI Certified Professional Inspector to help you devise an annual maintenance plan that will keep your family safe and your home in good condition for years to come.
Summary
Notes
- II-2 Inspection Information:
This home was occupied at the time of the inspection. Inspection of occupied homes presents some challenges as the occupant's belongings can obstruct visual inspection of and access to parts of the building, including but not limited to wall and floor surfaces, receptacles, air registers, closets, cabinet floor and wall surfaces, under sink plumbing, etc. We do our best during inspection to work around belongings to discover as much as possible about the house without moving or damaging personal property, however, the presence of personal items does limit the inspection. Furniture is not moved, rugs are not lifted, and cabinet and closet storage is not rearranged for the sake of visual accessibility. It is highly recommended that you evaluate areas where personal belongings were present for defects during your final walk-through or at some point after these belongings have been removed. If any concerns are noticed during your final walk-through, feel free to contact me.
- G-12 Grounds:
The determination of property lines is beyond the scope of a home inspection, and where a fence sits in relation to your property lines (solely on your property, solely on the neighboring property, or on the boundary) is the primary factor in determining who owns and is responsible for the fencing. Inquire with the seller for more detailed information about your responsibility to the fencing on this property.
- ARC-4 Attic and Roof Cavity:
I did not crawl the attic where there was no safe way to access the space. Crawling in the V of trusses or on top of framing risks damaging thermal barriers and ceiling finishes and is not a safe way to access an attic. This limited inspection of this space to what was visible from the central framing.
- ARC-12 Attic and Roof Cavity:
The accessible exhaust fan vents in the attic were noted to be correctly terminating to the exterior where visible.
- S-2 Structure:
Much of the basement / lower level of the home was finished, which concealed the foundation walls. The visible parts were in satisfactory condition, however concealed defects are a possibility.
- HC-3 Heating and Cooling:
Advanced features of digital or smart thermostats, such as programmed schedules, mobile app control, or internet connectivity are not evaluated or tested and are beyond the scope of this inspection. Inquire with the seller for any information or documentation on the full feature set of digital or smart thermostats, and make sure to request any PINs, codes, or logins required.
- HC-15 Heating and Cooling:
This AC was operating at the time of inspection but is at the end of its average expected service life of 20 years. Compressors have fairly unpredictable service lives that can range from as little as 7 to as many as 30 years or more. Keep the cooling system clean and well serviced to prolong the service life of this unit and budget to replace at any time. I recommend having this system serviced and have the refrigerant charged checked to ensure there are no leaks in the refrigerant system.
- ED1-4 Electric Distribution:
The current occupant's belongings are restricting access to some of the electric receptacles. This is inhibiting access to and testing of some of the electric receptacles.
- L-3 Laundry:
The washer and dryer were not tested, as they were not included with the sale.
- G1-2 Garage:
Storage in the garage inhibited the view of portions of the space and limited the inspection. No representation can be made as to the condition of any concealed or inaccessible materials or components and they are excluded from this report. Concealed defects are a possibility. It is highly recommended that you examine the concealed areas of the garage for defects during your final walk-through, or at some point after these belongings have been removed.
If any concerns are noticed during your final walk-through, please feel free to contact me.
- G1-8 Garage:
Typical cracks were noted in the concrete garage slab. No control joints were used in the pour here so the concrete will crack. You can fill the cracks with a masonry rated caulking, but no repair is needed at this time; this is a cosmetic defect.
Significant Defects
- ED-12 Exteriors and Decks:
Overall, this is an old deck. Numerous repairs are needed to the decking systems on this house to ensure safe and reliable performance. Some of these repairs can be made, while other issues simply are the way they are until the deck is rebuilt. I recommend additional inspection and repair of these decks by a qualified general contractor. Options include a full re-building or implementing repairs as are feasible to prolong the useful life of the deck. Examples of observations and defects noted during inspection include:
- Decay in the base of the posts of the upper level of the deck
- Carpenter ants were observed to be nesting in or around the western-most post of the upper deck
- Wood frass noted on the stairs up to the upper level of the deck, indicating wood destroying insect activity
- Posts in soil contact at the lower level of the deck
- Stringers and stairs in soil contact for the lower level of the deck
- Decay noted in several places of the decking, including stair treads and risers, at the base of the posts supporting hand and guardrails, which has weakened the guardrail system
- Loose handrails that may not support a falling adult
- Decay and visible apparent mold was observed under the carpet on the upper level - carpet on exterior wooden structures can hold moisture and promote mold and decay.
Marginal Defects
- G-4 Grounds:
Downspouts are discharging adjacent to the foundation. This can cause foundation settlement or basement moisture problems. Make sure all downspouts discharge into a proper tight-line system that diverts water at least 5 feet away from the foundation. Have the downspout discharge corrected as needed by a qualified professional.
- G-10 Grounds:
The wooden front stairs require several repairs and improvements to ensure a safe and reliable walking surface. Have the stairs evaluated by a qualified professional and corrected as needed. Examples of observations noted during inspection include:
- The bottom step is bowed and pitched forward, and flexes when stepped on.
- The stringers, bottom step, and posts are in contact with soils, which could degrade the wood and contribute to rot.
- The guard rail is pulling away from the corner post and is not fully secure, and may not support a falling adult.
- The carpet on the surface of landing may be concealing additional damage. Carpet is not ideal on wooden surfaces as it can hold moisture and promote mold growth and wood rot.
- G-13 Grounds:
The fencing on the property does not meet the standards required when a pool is present. This is a safety issue. General pool fence requirements in New Jersey include:
- The top of the pool fence shall be at least 48 inches above grade when measured on the side facing away from the pool.
- Gates must be self-closing and self-latching.
- Vertical clearance between the bottom of the pool fence and grade shall be 2 inches or less, measured on the side facing away from the pool.
- If a pool is above ground level, the fence shall be on ground level or mounted on top of the above-ground pool structure. If you do mount it, the gap between the two structures shall be less than 4 inches.
Observations noted during inspection include:
- The gates do not reliably self close or self latch
- Gaps larger than 4" in the fencing were present
The municipality may have other requirements. Consult with a qualified fencing contractor and correct the fence as needed for improved safety.
- ED-6 Exteriors and Decks:
The dryer vent did not have adequate clearances - it should be 12" from the nearest surface for proper air flow and to prevent damage to adjacent materials from the hot, moist air. Have the dryer vent evaluated and corrected as needed by a qualified professional.
- ED-8 Exteriors and Decks:
The left glass panel door leading from the deck to the dining room (as you are looking from the exterior) was not operable. It may have been purposely disabled - inquire with the seller about this door and its general functionality, or have it evaluated and corrected as needed by a qualified professional. Observations noted during inspection include:
- Damage to the bottom threshold
- Missing door hardware
- ED-9 Exteriors and Decks:
The interior handle of the sliding glass door to the patio was broken, and the door did not reliably latch. Have the door evaluated and corrected as needed by a qualified professional for reliable performance and improved security.
- RCG-4 Roof, Chimney, and Gutters:
Tune up repairs are recommended to prolong the reliable and useful service life of this roof. This is an older roof, but there appears to be useful remaining service life. The roofing material on this building is done in a three tab composition shingle. These shingles are often rated as 25 year shingles, though I find in practice, as a roof assembly, 18-22 years is more realistic depending on the quality of the installation, the amount of exposure and the pitch of the roof. Please note that roofs are not a shingle shingle, they are an assembly and they require regular maintenance to keep them performing reliably. Hire a licensed roofing contractor to further evaluate and repair this roof to ensure reliable roof performance. Examples of observations and repair items noted during inspection include:
- A torn shingle was noted at the lower end of the solar array. This could allow moisture intrusion.
- A missing shingle was noted on the western end of the front roof slope. This could allow moisture intrusion.
- General wear and granule loss was noted, consistent with the aging of an older roof.
- Vent flashing aprons were improperly installed under the shingles, which can allow moisture intrusion.
- Unsealed fasteners were noted on one of the plumbing vent flashings. This can allow corrosion of the fasteners and moisture intrusion.
- Moss build up was noted on the roof. This can hold moisture against the roof and degrade the affected areas.
- ARC-7 Attic and Roof Cavity:
Gaps were noted in the attic sheathing that could allow moisture or pest intrusion. Have the gaps closed by a qualified professional for reliable performance.
- ARC-16 Attic and Roof Cavity:
Condensation was noted on the AC condensate line. The condensation was dripping onto a wooden board that appeared to have been placed there to catch the drips. Dripping water could damage finishes below or allow organic growth. Have the condensate line evaluated by a qualified professional and corrected as needed to prevent condensation, or a better system implemented to address the resulting moisture.
- HC-6 Heating and Cooling:
A leak was noted in the backflow preventer valve of the boiler. Eventually the valve will fail altogether. Have the backflow preventer valve replaced by a qualified professional to ensure reliable perfomance.
- P-11 Plumbing:
The discharge tube for the water heater temperature and pressure relief valve (TPRV) is missing - see attached link. This is a potential safety hazard. Ideally, the discharge tube for a relief valve:
- Terminates to an exterior location or above a drain, though this is not always possible
- Terminates between 6 and 24-inches off the ground (UPC)
- Slopes to drain to prevent water pooling inside the discharge tube
- Is not made from pipe with an inside diameter less than 3/4 on an inch
- Terminates to a visible location that can be monitored for leaks and discharges
- Does not have a threaded termination point which would prevent accidental capping of this important discharge
- Does not terminate into a drain pan
I recommend having this relief valve discharge tube further investigated and repaired as recommended by a licensed plumber.
- ES-4 Electric Service:
The breaker for the garage sub-panel looks oversized. The garage is on a 50-amp breaker and the wire size does not appear adequate. This negates the protection of the breaker and can allow for overheating or arcing, or create a fire hazarad. Have this further investigated and repaired as needed by a qualified electrician.
- ED1-7 Electric Distribution:
Some of the exterior receptacles are missing their weatherproof covers - see the unused pool pump receptacle and the receptacle on the east side of the house. This can allow moisture into the receptacle and cause an unsafe condition. Have the receptacles fitted with proper enclosures for improved safety and reliability by a qualified electrician.
- I-13 Interior:
The wood laminate floors are peaking in places. This is when the floating floor system does not lay flat. This should be further evaluated to see if they can be better secured or adjusted for reliable performance and a stable walking surface. Sometimes this is indicative of inadequate space for expansion of the floating floor system.
- I-18 Interior:
Several of the interior doors were damaged or not latching properly. Have the doors repaired and hardware adjusted as needed by a qualified professional to ensure proper operation. See the bedrooms especially.
- I-20 Interior:
Several panes of glass were presenting with a cloudy appearance which could indicate a lost or failed seal. I recommend cleaning the glass. If cloudiness persists and cannot be cleaned, I recommend having the window glass further evaluated by a glass replacement specialist. Replace all glazing with lost seals as needed. A lost seal is a common term for when there is permanent cloudiness between the panes of glass or between the "insulated glass units," IGU's. This is a cosmetic defect that does not impact the short term performance of the window.
- B-7 Bathrooms:
The stopper to the family bathroom sink is disconnected - adjust / repair stopper as needed.
- B-8 Bathrooms:
The faucet to the family bathroom sink is loose and requires repair.
- B-9 Bathrooms:
The grout between the sink and tile wall in the family bathroom has localized failing grout. I recommend a cleaning, grout repair and sealing of the tile grout to ensure reliable performance.
- B-11 Bathrooms:
The stopper in the primary bath and family bath bathtubs are missing and require repair or replacement - or a rubber stopper can be used.
- B-15 Bathrooms:
The family bath fan is loud during operation. Reliable bath fans are important to help keep the bathroom dry. I would consider updating this fan here so it gets used when needed to keep the space dry.
- K-5 Kitchen:
Corrugated waste pipe was used to drain this sink. This is not a listed plumbing product and tends to indicate plumbing work that has not been done by a licensed plumber. Use smooth wall pipe only. Hire a licensed plumber to further evaluate and repair as needed.
- K-7 Kitchen:
Missing grout was noted at the junction of the countertop and back splash. This could allow moisture intrusion to the materials beneath. Repair all missing grout as needed.
- K-10 Kitchen:
An air gap is recommended to protect the dishwasher from accidental contamination if the sewer line were to back up. If an air gap cannot be installed, at least run the drain line above the level of the sink drain to create a high loop. Have this condition evaluated and corrected as needed by a qualified professional.
- G1-4 Garage:
Evidence of rodent entry was noted in the garage. All openings into the garage should be sealed to prevent rodent entry. All feces and contamination should be cleaned and a trapping program implemented to monitor sealing progress. See other sections of the report for more information on rodents.
- M-4 Miscellaneous:
The enclosure for the solar panel monitoring system is cracked. This could allow moisture intrusion and damage to the system. Contact the solar panel provider or other qualified electrician to repair and replace as needed.
- M-7 Miscellaneous:
The pool pump was noted to be powered via an extension cord. Additionally, the bonding wire was loose. Pumps of this nature are generally required to have a dedicated hardwired receptacle within 6 feet. Pool equipment is required to be bonded to prevent risk of electric shock. Have the pool pump and filtering equipment evaluated and corrected as needed by a qualified technician.
- PE-4 Pests and Environmental:
Carpenter ants were noted to be living at the base of the western-most post of the upper level of the deck in the rotting wood of the post. Carpenter ants often begin nesting in soft rotted wood but will move on to dry wood as the colony grows, causing damage as they excavate the material. Additional damage may exist further up the post on the interior. Consult with a pest control specialist for options for control of the ants and repair all damaged wood as needed.
- PE-10 Pests and Environmental:
Bird nests were noted under the deck. Nests can negatively impact the structure they are connected to by providing a habitat for other pests and by holding moisture against the structure. Bird droppings can harbor a variety of harmful fungi and bacteria. Have the nest removed and the droppings cleaned by a qualified professional.
- PE-11 Pests and Environmental:
Mud wasp nests were noted on the rear of the shed. These are common, but can be a nuisance in larger numbers. Remove the nests as needed.
- PE-12 Pests and Environmental:
Yellowjackets were noted to be flying in and out of the SW corner of the home. This is common but can be a nuisance and if they are nesting in the structure can allow moisture intrusion. Consult with a pest control specialist for treatment of the yellowjackets and remove any nests.
Minor / Maintenance Items
- G-6 Grounds:
Typical cracks were noted in driveway flatwork. No immediate repair appears necessary, though water will continue to deteriorate the surface until the driveway is repaired or replaced.
- G-8 Grounds:
All trees, branches and vegetation should be pruned at least six feet away from the building to eliminate a condition conducive to wood destroying organisms and a path for rodent entry - see the front of the house especially. Have the vegetation pruned as needed by a qualified professional.
- G-15 Grounds:
Minor mechanical damage was noted to the exterior of the shed. This could allow pest intrusion. Have the exterior repaired as desired.
- ARC-5 Attic and Roof Cavity:
The attic access hatch requires insulation and weather stripping to prevent heat loss and heat migration into the attic.
- S-4 Structure:
Typical small cracks were noted in the foundation - see the rear foundation wall. The purpose of the foundation is to connect the weight of the building to well-compacted soils below the house so that the house does not move or settle. Extensive cracking can indicate poorly compacted soils below the house which could require a repair, but small cracks such as these can be a result of minor settlement and are fairly typical. It is not possible to determine or verify the cause of these cracks during a visual inspection. The easiest way to prevent on-going settlement in buildings is by controlling roof runoff and site drainage to promote dry soils around the foundation; wet soils do not bear weight well. This will also help to prevent basement or crawl space moisture problems. In my experience, small cracks like these are common in foundations of this age. I would monitor these cracks and seal them to prevent moisture intrusion. If continued movement is noted, I would seek additional inspection by a structural engineer or qualified contractor to determine an accurate scope and urgency for repair to ensure a reliable connection between the foundation and well-compacted, weight-bearing soils.
- HC-7 Heating and Cooling:
Annual servicing is recommended for safe and reliable performance from this hot water boiler heating system. No service records were noted during the inspection today. The boiler was tested and was operational. Hire a licensed heating contractor to service and further evaluate the boiler.
- HC-12 Heating and Cooling:
The insulation for the refrigerant lines for the AC is incomplete and requires repair. This should be done to ensure reliable and efficient performance from this unit. .
- HC-13 Heating and Cooling:
The coils on the compressor are dirty and should be cleaned to ensure efficient and reliable operation.
- HC-14 Heating and Cooling:
Annual servicing of the AC system is recommended for safe and reliable performance of the cooling system. I could not find recent service records on the AC system, so servicing by a qualified professional is recommended. The system was tested during inspection and was operational.
- F-2 Fireplaces:
Damage was noted to the hearth of the pellet stove - a broken tile. Have the gap filled or the tile replaced to ensure a safe and reliable platform for the pellet stove.
- P-13 Plumbing:
Testing of the plumbing system today, the water tested as too hot - 155 degrees F. This is a scald hazard. To prevent scalding, standards recommend indoor hot water temperatures do not exceed 120 degrees. There is some evidence that hot water temperatures should be greater than 130 degrees to prevent Legionaries' disease from developing in the water heater. If this is a concern, you can heat the water in the tank to 140 degrees F and have a tempering valve installed at the hot water tank. Have this further evaluated and repaired by a licensed plumber or simply turn down the temperature as desired to eliminate a scald hazard. Please note that during inspection it is difficult to accurately test the water temperature as it can vary between fixtures. Testing is done in multiple locations during inspection and a median temperature is taken.
- ED1-5 Electric Distribution:
The loose switches in the primary bathroom should be secured to prevent accidental damage to the wiring connections. Repair as needed.
- ED1-6 Electric Distribution:
Multiple inoperative lights were noted: This is likely due to bulbs being burned out, but could be due to an inoperative fixture, circuit or switch. Replace bulbs or repair lights as needed. See the attic and the utility space under the stairs.
- I-14 Interior:
The wood laminate floors show gaps in several places. Hire a wood floor specialist to evaluate and refinish or replace the floors as desired.
- I-16 Interior:
Patches of old repairs, minor damage from doorknobs, and general scuffs, scrapes, and dings were noted throughout the home. These are typical of a lived in home. Repair as desired.
- I-21 Interior:
Damage was noted to the window frame in the living room. This is cosmetic and does not affect the operation of the window, though you should take care because of the sharp edges. Repair as desired.
- B-13 Bathrooms:
The toilet seat in the master bathroom is loose and requires adjustment or replacement for reliable performance.
- K-4 Kitchen:
Poor functional flow was noted at the kitchen sink faucet. This could be from localized restrictions in the aerator or angle stops of faucet or could be indicative of a larger supply piping problem. Have this further investigated and repaired as needed by a licensed plumber.
- K-8 Kitchen:
One of the kitchen drawers was noted to be damaged. Have it repaired as needed for reliable operation.
- K-12 Kitchen:
The griddle burner did not fully light - it may need cleaning or adjustment. Have it evaluated and corrected as needed for safe and reliable operation.
- PE-8 Pests and Environmental:
Evidence of minor rodent entry into the garage was discovered. It appeared to be old, but this is difficult to verify during a one-time inspection. I recommend inquiring with the seller regarding any history of rodent problems and/or treatment. A trapping and baiting program should be implemented to determine if these conditions are old. If rodents are trapped, additional exclusion and prevention work is needed: prune trees off the house, seal all openings to the exterior and implement a plan to rodent proof the house. Please note that minor rodent problems are very common and rodent control efforts are just a part of regular home ownership.
Improves
- ARC-9 Attic and Roof Cavity:
The attic insulation could be improved to modern standards, which recommend R-49 on the floor and R-21 on walls. R-value is the measure of resistance to heat loss; the higher the R-value the better the insulation. During insulation repairs it is best practices to implement any air seal-up repairs to seal air leakage. Also, be sure you have completed any wiring or other projects that are needed in the attic. Then, hire an insulation contractor to improve thermal barriers.
- L-5 Laundry:
A moisture alarm with water shut-off features is recommended under the washing machine to protect against accidental leaks in the supply hoses. Pans can be effective when there is a drain, but even these will not protect against a burst supply connector. A moisture alarm with automatic shut-off will. Watts is a brand I have seen installed: Link.
- G1-6 Garage:
You may want to install automatic garage door openers as none have been installed for the garage doors.
Due Diligences
- ARC-10 Attic and Roof Cavity:
Some clumped and discolored insulation was noted. No immediate cause was apparent - I did not see any staining on on the sheathing that indicates a leak. It may be from old rodent activity or from other work done in the attic. Inquire with the seller and / or have the clumped insulation removed and replaced as needed.
- P-3 Plumbing:
Water for this home appears to be supplied by a well system. Inspection of the well, water supply and water quality is beyond the scope of this inspection. I recommend hiring a well specialist to inspect and evaluate the well and well water. Well equipment: the pump and captive storage tank have limited service lives and often require updating on a 20-year schedule. There are other elements of a well system that should be evaluated as well, such as the well production, often tested in a draw down test, water quality and well depth.
- P-6 Plumbing:
Based on visible components, this property appears to have a private on-site septic system. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Generally, septic tanks should be pumped and inspected every 3 years. Depending on the type of system and municipal regulations, inspection and maintenance may be required more frequently, often annually. I recommend:
- Investigating any information about this system's maintenance and repair history
- Reviewing any documentation available for this system
- Learning inspection and maintenance requirements for this system
- Hire a qualified specialist to evaluate, perform maintenance and make repairs as needed
- P-7 Plumbing:
No cleanout was noted for the sewer line. It is possible there is an accessible cleanout for the sewer line that is concealed behind finishes or belongings. Sewer line cleanouts are necessary for clearing drain obstructions and for inspecting the building sewer with a sewer camera. While code allows cleanouts to be in crawl spaces, a preferred method is to extend them to an area that is more readily accessible. The UPC requires that underfloor cleanouts be no farther than 20 ft. from the access opening, with a 30 in. wide, 18 in. high path from the access to the cleanout. When those conditions cannot be met, the cleanout must be extended to the exterior. Inquire with the seller for additional information and install an adequate accessible cleanout as recommended by a qualified plumbing contractor. Please note that many older buildings do not have sewer line cleanouts; these are often added when sewer line work becomes necessary.
- ES-8 Electric Service:
This home has a transfer switch for a generator for back-up electric power supply. Generator systems are beyond the scope of this inspection. I recommend inquiring with the seller for more information regarding operation and maintenance of this system. Generators need to be run and serviced regularly to ensure reliable operation
- M-2 Miscellaneous:
A water softening system was noted in the house - see under the stairs near the well equipment. Evaluation of this system and water quality is beyond the scope of this inspection. I recommend inquiring with the seller for any additional information:
- Is this system generally functioning?
- Is there any documentation available, such as installation records, manuals, warranties, or service contracts?
- Are there extra supplies for the system on hand that can be left behind?
- Are there any other recommended maintenance or servicing tips for keeping the system clean and functioning?
- M-3 Miscellaneous:
This house has a solar photovoltaic system installed. Photovoltaic or PV systems convert the sun's energy into electricity. Inspection and evaluation of solar installations are beyond the scope of this inspection. I recommend inquiring with the seller for any additional maintenance, installer, and warranty information.
- M-5 Miscellaneous:
This house has a hot tub. These are beyond the scope of this inspection and not inspected or tested during inspection. I recommend inquiring with the seller for any additional information on this system.
- M-6 Miscellaneous:
An above ground pool was present in the backyard. Swimming pools are beyond the scope of this inspection and should not be considered to have been inspected or tested during inspection, though some casual observations of obvious defects may be included here as a courtesy. I recommend inquiring with the seller for any additional information on this system and having a qualified technician inspect the pool equipment.
- PE-5 Pests and Environmental:
Termite bait stations were noted on the exterior. Inquire with the owners for any information about past termite activity and treatment, and for any documentation, existing service contracts, etc. No live termites or damage from termites were observed during inspection.
- CC-1 Closing Comments:
Remember to ask the seller for:
- All keys and codes
- Paint chips / extra stored paint
- Manuals and warranty information
- Maintenance or repair records
- Permitting or renovation records
- Extra tile, carpet, or flooring set aside for future repairs
- CC-2 Closing Comments:
When you move into your new home, remember to:
- Change all locks and and keypad codes
- Reset any smart devices to factory defaults and / or change their access codes
- Check the ages of all smoke detectors - any more than 10 years old should be replaced, and all should get fresh batteries
- Check the ages of Carbon Monoxide detectors (and combo CO / smoke detectors) - any older than 5 years should be replaced, and all should get new batteries
- If you don't already have a safe place for your mortgage and other related documents, consider a fire-rated document safe or safe deposit box.
- Make sure you know where the main electrical, gas, and water shut-offs are, in case of emergency. Shutoff locations are noted in this report in the Utility Shutoff Locations section.
- CC-3 Closing Comments:
Here are some basic seasonal maintenance tips for your reference.
The Full Report
Grounds
General Notes and Limitations
General Grounds Photos
Grading, Drainage, and Site
Driveway, Walkways, and Flatwork
Trees, Vegetation, and Grounds
Exterior Stairs
Exterior Fencing
Outbuilding(s)
Exteriors and Decks
General Notes and Limitations
General Exterior Photos
Siding and Trim
Eaves
Exterior Vent and Exhaust Terminations
Exterior Doors
Exterior Window Frames
Deck
Roof, Chimney, and Gutters
General Notes and Limitations
General Roof Photos
Roof Materials
Chimneys
Skylights
Gutters and Downspouts
Attic and Roof Cavity
General Notes and Limitations
General Attic Photos
Attic Access
Roof Framing and Sheathing
Attic Insulation
Attic Fan Exhaust Vents
Attic and Roof Cavity Ventilation
Moisture Conditions
Structure
Scope, Purpose, and Limitations
Foundation
Floor, Wall and Ceiling Framing
Basement
Basement Moisture
Heating and Cooling
Scope, Purpose, and Limitations
Thermostat(s)
Heating System
Vents and Flues
Air Filters
Cooling System
Heating and Cooling Distribution Systems
Mechanical Ventilation Systems
Fuel Storage and Distribution
General Notes and Limitations
Gas, Propane and Oil Piping
Propane Storage
Plumbing
General Notes and Limitations
Water Meter
Water Service Supply
Distribution Pipe
Waste Pipe and Discharge
Water Heater
Water Temperature
Exterior Hose Bibs
Electric Service
General Notes and Limitations
Electric Service Voltage Tested
Electric Service Entrance
Electric Service Equipment
Sub Panel - Hot Tub
Sub Panel - Garage
Generator Equipment
Appliance Disconnects
Electrical Grounding System
Electrical Bonding System
Electric Distribution
General Notes and Limitations
Branch Wiring
Receptacles and Fixtures
Ceiling Fans
Smoke and Carbon Monoxide Alarm Systems
Interior
General Notes and Limitations
General Interior Condition
Bedroom 1 Overview
Bedroom 2 Overview
Bedroom 3 Overview
Living Room Overview
Dining Room Overview
Breakfast Room Overview
Family Room Overview
Office Overview
Common Area Photos
Floors and Floor Materials
Walls, Ceilings, Trim, Hallways and Closets
Interior Doors
Interior Windows
Stairs and Railings
Wall Insulation and Air Bypass
Bathrooms
General Notes and Limitations
Primary Bathroom Overview
Family Bathroom Overview
Half Bath Overview
Sinks and Cabinets
Shower / Bathtub
Toilets
Bathroom Ventilation
Kitchen
Scope, Purpose, and Limitations
Kitchen Overview
Kitchen Sink(s)
Cabinets and Countertops
Dishwasher
Disposers
Ranges, Ovens, and Cooktops
Microwave
Refrigerators
Ventilation Method
Miscellaneous
General Notes and Limitations
Water Softener
Solar / Photovoltaic Systems
Hot Tub
Swimming Pools
Pests and Environmental
Scope, Purpose, and Limitations
Wood Destroying Insects
Wood Decay, Mold, and Fungi
Rodents
Other Pests
Radon
Inspection Information
Building Characteristics, Conditions, and Limitations
Type of Building : Single Family (2-story)
Approximate Square Footage: 2400
Approximate Year of Original Construction: 2003
Attending the Inspection: Buyer and Buyer's Agent
Occupancy: Occupied
Animals Present: No
Weather during the inspection: Clear
Approximate temperature during the inspection: Over 70[F]
Rain in the Last 24 Hours: No
Ground/Soil surface conditions: Damp
For the Purposes of This Report, the Front Door Faces: South
The approximate square footage listed here is listed as a courtesy and is based off of public records and disclosure. An evaluation of square footage of the buildings and property lines is beyond the scope of this inspection.
This home was occupied at the time of the inspection. Inspection of occupied homes presents some challenges as the occupant's belongings can obstruct visual inspection of and access to parts of the building, including but not limited to wall and floor surfaces, receptacles, air registers, closets, cabinet floor and wall surfaces, under sink plumbing, etc. We do our best during inspection to work around belongings to discover as much as possible about the house without moving or damaging personal property, however, the presence of personal items does limit the inspection. Furniture is not moved, rugs are not lifted, and cabinet and closet storage is not rearranged for the sake of visual accessibility. It is highly recommended that you evaluate areas where personal belongings were present for defects during your final walk-through or at some point after these belongings have been removed. If any concerns are noticed during your final walk-through, feel free to contact me.
Utility Shutoff Locations
Electric Service Disconnect
Electric Main Disconnect Location: At Meter, Lower Level
The location of the main electrical service disconnect is shown here in orange for reference. It will shut off all power to the dwelling in case of emergency or for servicing.
Note that the home has a generator and interlock switch for generator power, and solar cells. The interlock and generator breaker are indicated by the blue arrow. Solar cell disconnects are located on the exterior.
Water Shutoff Valve
Main Water Shutoff Valve Location: Back of closet under stairs
Fuel Shutoff Valve
Main Gas Shutoff Valve Location: Exterior, North Side
Grounds
General Notes and Limitations
Grounds Inspection Information: The visible and accessible grounds and surfaces adjacent to the residence were inspected with respect to their immediate effect on the structure of the home and for functional and safety concerns. Any observed defects, such as negative grading, vegetation encroachment, significant cracking, displacement, pooling, or other damage will be reported on.
Outbuildings (except Garages or Carports, which are addressed separately), fences, geological and/or soil conditions, sea walls, break-walls, bulkheads, docks, erosion control or earth stabilization are beyond the scope and capacity of a general home inspection and are excluded by the New Jersey Standards of Practice. Any comments regarding excluded systems or components present on the grounds are our casual observations and opinions and are presented as a courtesy only.
General Limitations: The inspection of the grounds and surfaces adjacent to the residence is limited to conditions visible at the time of inspection. Typically, this includes inspection of the surfaces themselves. Concealed material defects are always a possibility. For example, areas concealed by heavy vegetation, sub-surface conditions, or the determination if settling is complete or ongoing cannot be observed in the course of a home inspection or reported on. Concealed or latent defects are excluded from a home inspection by the New Jersey Standards of Practice.
It is important that you inquire with the seller about any history of drainage issues or soil movement and read the Seller's Disclosure carefully.
General Grounds Photos
Grading, Drainage, and Site
Notation: Inspected
Clearance to Grade: Standard
Downspout Discharge: Next to Foundation, Above and below grade
Site Description: Moderate Slope
The grounds immediately around the home were inspected by examining them for any negative grading or for downspout discharge too close to the foundation. The grading and drainage were in satisfactory condition at the time of inspection unless otherwise noted in this report.
Downspouts are discharging adjacent to the foundation. This can cause foundation settlement or basement moisture problems. Make sure all downspouts discharge into a proper tight-line system that diverts water at least 5 feet away from the foundation. Have the downspout discharge corrected as needed by a qualified professional.
Driveway, Walkways, and Flatwork
Notation: Inspected
Driveway Material: Asphalt
Walkway Material: Stone
Flatwork Material: Pavers
The driveway, walkways, and other flatwork adjacent to the home were inspected by examining the visible surfaces for grading, cracks, spalling, tree root intrusion, and other damage or deficiencies. These surfaces were in satisfactory condition at the time of inspection unless otherwise noted in this report.
Typical cracks were noted in driveway flatwork. No immediate repair appears necessary, though water will continue to deteriorate the surface until the driveway is repaired or replaced.
Trees, Vegetation, and Grounds
Notation: Inspected
The trees and vegetation around the home were inspected by looking for adequate clearance to the structure and at their impact on the home, such as limbs overhanging the structure, damaged or dead trees near the home, and interference with other systems or components. The vegetation were in satisfactory condition at the time of inspection unless otherwise noted in this report.
NOTE: Plants and trees grow, age, and can become damaged or diseased, causing conditions around the home to change. A home inspection cannot predict future conditions. Care and maintenance of the plants and trees around the building is an important part of caring for your home.
All trees, branches and vegetation should be pruned at least six feet away from the building to eliminate a condition conducive to wood destroying organisms and a path for rodent entry - see the front of the house especially. Have the vegetation pruned as needed by a qualified professional.
Exterior Stairs
Notation: Inspected
The exterior stairs were inspected by examining their construction, attachment method, walking surfaces, and hand and guard rails. Stairs should be sturdy and level, with adequately sized treads and even risers. Stairs with more than 3 steps should have a graspable handrail, and landings or other surfaces more than 30" above grade should have a guardrail. Wooden components should not be in contact with the soil. The exterior stairs were in satisfactory condition at the time of inspection unless otherwise noted in this report.
The wooden front stairs require several repairs and improvements to ensure a safe and reliable walking surface. Have the stairs evaluated by a qualified professional and corrected as needed. Examples of observations noted during inspection include:
- The bottom step is bowed and pitched forward, and flexes when stepped on.
- The stringers, bottom step, and posts are in contact with soils, which could degrade the wood and contribute to rot.
- The guard rail is pulling away from the corner post and is not fully secure, and may not support a falling adult.
- The carpet on the surface of landing may be concealing additional damage. Carpet is not ideal on wooden surfaces as it can hold moisture and promote mold growth and wood rot.
Exterior Fencing
Notation: Present
The inspection and evaluation of exterior fencing is beyond the scope of a home inspection. As a courtesy to provide you with as much information about the home as possible, I will include my casual observations of the fencing here. I looked for any sagging or leaning sections, and for obvious rot or damage. The fencing appeared to be in satisfactory condition at the time of inspection unless otherwise noted in this report.
The determination of property lines is beyond the scope of a home inspection, and where a fence sits in relation to your property lines (solely on your property, solely on the neighboring property, or on the boundary) is the primary factor in determining who owns and is responsible for the fencing. Inquire with the seller for more detailed information about your responsibility to the fencing on this property.
The fencing on the property does not meet the standards required when a pool is present. This is a safety issue. General pool fence requirements in New Jersey include:
- The top of the pool fence shall be at least 48 inches above grade when measured on the side facing away from the pool.
- Gates must be self-closing and self-latching.
- Vertical clearance between the bottom of the pool fence and grade shall be 2 inches or less, measured on the side facing away from the pool.
- If a pool is above ground level, the fence shall be on ground level or mounted on top of the above-ground pool structure. If you do mount it, the gap between the two structures shall be less than 4 inches.
Observations noted during inspection include:
- The gates do not reliably self close or self latch
- Gaps larger than 4" in the fencing were present
The municipality may have other requirements. Consult with a qualified fencing contractor and correct the fence as needed for improved safety.
Outbuilding(s)
Notation: Present
Outbuilding Type(s): Storage Shed
With the exception of detached garages or carports (which are addressed in their own section) the inspection and evaluation of outbuildings including storage sheds, pergolas, greenhouses, trellises, or barns is beyond the scope of a home inspection. As a courtesy to provide you with as much information about the home as possible, I will include my casual observations of the outbuilding(s) here. I looked at its makeup and general condition, for evidence of animal or pest activity, and for obvious rot or damage. The outbuilding(s) appeared to be in satisfactory condition at the time of inspection unless otherwise noted in this report.
Exteriors and Decks
General Notes and Limitations
Exterior Inspection Information: The visible and accessible siding and other exterior surfaces of the structure, the exterior doors and windows, and the attached or adjacent decks, balconies, stoops, steps, porches, and their stairs and railings were inspected to determine the materials used, with respect to diverting water away from the home, for damage, and for functional and safety concerns. Any observed defects, such as improper materials, installation deficiencies, cracking or splitting, or other damage will be reported on.
Shutters, screens, awnings or other seasonal accessories, storm doors, storm windows, and structures not attached or adjacent to the home, are beyond the scope and capacity of a general home inspection and are excluded by the New Jersey Standards of Practice. Any comments regarding excluded systems or components of the exterior of the home are our casual observations and opinions and are presented as a courtesy in order to provide you with as much information about the home as possible.
General Limitations: Many components of the exterior wall systems are hidden behind the siding materials and are not accessible for visual inspection without invasive methods. Accessible exterior components typically include the outermost layer of siding material, the exterior of the eaves and soffits, the trim and visible flashings, and the surfaces and visible structures of decks, balconies, and porches. Because the inspection is limited to visual and non-invasive methods under the conditions present at the time of inspection, concealed defects are a possibility. For example, wall framing and sheathing behind the siding or the underside of decks or porches that have inadequate access cannot be observed in the course of a home inspection or reported on. Future conditions, severe weather, or seasonal changes may reveal issues that were not visible on the day of inspection. Concealed or latent defects are excluded from a home inspection by the New Jersey Standards of Practice.
It is important that you inquire with the seller about any history of damage or moisture intrusion and read the Seller's Disclosure carefully.
General Exterior Photos
Siding and Trim
Notation: Inspected
Siding Material: Vinyl
Trim Material: Plastic, Wood
The siding was inspected by examining it for damage, proper flashings, potential water entry points such as unsealed penetrations and gaps, and signs of water damage or rot. The siding and trim were in satisfactory condition at the time of inspection unless otherwise noted in this report.
NOTE: Many of the internal components of the wall assembly, including the wall sheathing, vapor barrier, insulation, and the majority of the flashings, are concealed by the exterior siding and not visible. This limits the inspection the the visible portions of the siding, flashing, and wall assembly. Functionality has to be determined by looking for moisture intrusion or damage to the visible surfaces.
Eaves
Notation: Inspected
Eave Type: Vinyl
The eaves, soffit, and fascia were inspected by examining the visible portions for any sagging, or missing sections and for water damage or other significant defects. They were in satisfactory condition at the time of inspection unless otherwise noted in this report.
NOTE: The inspection of the eaves, soffits, and fascia is limited to those sections that are accessible and readily visible. A home inspection is not an exhaustive evaluation and not all portions of these components can be seen or examined. Height, roof style and complexity, or lot configuration can conceal some portions of these elements from view.
Exterior Vent and Exhaust Terminations
Notation: Inspected
Exterior Doors
Notation: Inspected
Exterior Door Type(s): Solid core, Sliding glass, Glass panel doors
The exterior doors were inspected by examining the door frame, trim, threshold, flashings, and the door itself. The primary egress door should be able to be unlocked from inside without a key or other tool. The exterior doors were in satisfactory condition at the time of inspection unless otherwise noted in this report.
The left glass panel door leading from the deck to the dining room (as you are looking from the exterior) was not operable. It may have been purposely disabled - inquire with the seller about this door and its general functionality, or have it evaluated and corrected as needed by a qualified professional. Observations noted during inspection include:
- Damage to the bottom threshold
- Missing door hardware
Exterior Window Frames
Notation: Inspected
Window Frame Material: Vinyl
The accessible exterior windows were inspected by examining them for proper flashings, trim, clearance to grade, their general condition and for installation deficiencies or damage. The exterior windows were in satisfactory condition at the time of inspection unless otherwise noted in this report.
Deck
Notation: Inspected
Structure: Treated Lumber
Ledger Board: Standard
Guardrail: Standard
Decking Material: Wood
Posts, Beams and Footings: Inspected, Rot in Base of Posts, Post in Soil Contact
Overall, this is an old deck. Numerous repairs are needed to the decking systems on this house to ensure safe and reliable performance. Some of these repairs can be made, while other issues simply are the way they are until the deck is rebuilt. I recommend additional inspection and repair of these decks by a qualified general contractor. Options include a full re-building or implementing repairs as are feasible to prolong the useful life of the deck. Examples of observations and defects noted during inspection include:
- Decay in the base of the posts of the upper level of the deck
- Carpenter ants were observed to be nesting in or around the western-most post of the upper deck
- Wood frass noted on the stairs up to the upper level of the deck, indicating wood destroying insect activity
- Posts in soil contact at the lower level of the deck
- Stringers and stairs in soil contact for the lower level of the deck
- Decay noted in several places of the decking, including stair treads and risers, at the base of the posts supporting hand and guardrails, which has weakened the guardrail system
- Loose handrails that may not support a falling adult
- Decay and visible apparent mold was observed under the carpet on the upper level - carpet on exterior wooden structures can hold moisture and promote mold and decay.
Roof, Chimney, and Gutters
General Notes and Limitations
Roof Inspection Information: The visible and accessible portions of the roof surfaces, drainage systems, and penetrations were inspected to determine the materials used, with respect to diverting water away from the home, for signs of damage, and for functional and safety concerns. Any observed defects, such as improper materials, installation deficiencies, visible presence of water, or other damage will be reported on.
The interior of flues and chimneys, below ground drainage systems, and installed accessories such as antennae, solar heating or electric systems, lightning arresters, satellite dishes, or performing any procedure deemed unsafe are beyond the scope and capacity of a general home inspection and are excluded by the New Jersey Standards of Practice. Any comments regarding excluded systems or components present on the roof are our casual observations and opinions and are presented as a courtesy in order to provide you with as much information about the home as possible.
General Limitations: Many components of the roof systems are hidden behind the exterior roof covering materials and are not accessible for visual inspection. Accessible roof system components typically include the outermost layer of covering material, the exterior of the chimney and other penetrations, and above ground drainage components. Because the inspection is limited to visual and non-invasive methods under the conditions present at the time of inspection, concealed defects are a possibility. For example, leaks only present during heavy rain, underlayment hidden under shingles, the condition of below ground drainage piping, or defects in the chimney flue lining cannot be observed in the course of a home inspection or reported on. Future conditions, severe weather, or seasonal changes may reveal issues that were not visible on the day of inspection. Concealed or latent defects are excluded from a home inspection by the New Jersey Standards of Practice.
It is important that you inquire with the seller about any history of roof leaks or damage and read the Seller's Disclosure carefully.
General Roof Photos
Roof Materials
Notation: Inspected
Method of Roof Inspection: Walked on roof
Roof Style: Gable
Flashings: Non-Standard (Aprons under shingles)
Roof Covering Materials: Three-tab composition shingle
Overlay Roof: No
The roof covering materials were inspected by examining visible portions of the shingles, flashings, and penetrations for signs of moisture intrusion, installation deficiencies, or damage. The roof covering materials were in satisfactory condition at the time of inspection unless otherwise noted in this report.
NOTE: Many of the internal components of the roof assembly, including the underlayment, fasteners, and the majority of the flashings are concealed by the roof covering materials and not visible. Portions of the roof may be not visible or may be inaccessible due to roof style or complexity, lot configuration, or weather conditions at the time of inspection. This limits the inspection the the visible and accessible portions of the roof covering materials, flashing, and structure and materials visible from the attic or roof cavity. Functionality has to be determined by looking for moisture intrusion or damage to the visible surfaces.
Tune up repairs are recommended to prolong the reliable and useful service life of this roof. This is an older roof, but there appears to be useful remaining service life. The roofing material on this building is done in a three tab composition shingle. These shingles are often rated as 25 year shingles, though I find in practice, as a roof assembly, 18-22 years is more realistic depending on the quality of the installation, the amount of exposure and the pitch of the roof. Please note that roofs are not a shingle shingle, they are an assembly and they require regular maintenance to keep them performing reliably. Hire a licensed roofing contractor to further evaluate and repair this roof to ensure reliable roof performance. Examples of observations and repair items noted during inspection include:
- A torn shingle was noted at the lower end of the solar array. This could allow moisture intrusion.
- A missing shingle was noted on the western end of the front roof slope. This could allow moisture intrusion.
- General wear and granule loss was noted, consistent with the aging of an older roof.
- Vent flashing aprons were improperly installed under the shingles, which can allow moisture intrusion.
- Unsealed fasteners were noted on one of the plumbing vent flashings. This can allow corrosion of the fasteners and moisture intrusion.
- Moss build up was noted on the roof. This can hold moisture against the roof and degrade the affected areas.
Chimneys
Notation: Not Present
Skylights
Notation: Not Present
Gutters and Downspouts
Notation: Inspected
Gutter and Downspout Materials: Aluminum
The gutters and downspouts were inspected by examining them for proper securement, slope, standing water, visible debris or blockages, signs of overflow, or damage. Downspouts were inspected for securement and to ensure they divert rainwater away from the structure. The gutters and downspouts were in satisfactory condition at the time of inspection unless otherwise noted in this report.
NOTE: The inspection of the gutters and downspouts is limited to the conditions present at the time of inspection. Leaking or overflowing gutters cannot be observed on a clear day, and testing for blockages in downspouts or drain pipes is beyond the scope of the inspection and excluded by the New Jersey Standards of Practice.
Attic and Roof Cavity
General Notes and Limitations
Attic Inspection Information: The visible and accessible parts of the attic and roof structure, attic insulation, and attic ventilation, were inspected to determine the materials used, for signs of damage, water intrusion, and for functional and safety concerns. Any observed defects such as improper materials, installation deficiencies, evidence of inadequate ventilation, visible presence of water, or other damage will be reported on.
Walking on un-floored sections of attics, performing any procedure that may cause damage, identification of environmental hazards, or the entry of any area that is unsafe or has insufficient access are beyond the scope and capacity of a general home inspection and are excluded by the New Jersey Standards of Practice. Any comments regarding excluded systems or components present in the attic are our casual observations and opinions and are presented as a courtesy in order to provide you with as much information about the home as possible.
General Limitations: Many components of the attic and roof cavity systems are hidden behind insulation or do not have safe or adequate access, which can limit the inspection. Accessible attic components typically include the insulation, framing, and mechanicals visible from the attic access and accessible from any attic decking. Because we are limited to visual and non-invasive methods under the conditions present at the time of inspection, concealed defects are a possibility. For example, leaks only present during heavy rain, damaged joists concealed by insulation, or vaulted areas with no access cannot be observed in the course of a home inspection or reported on. Future conditions, severe weather, or seasonal changes may reveal issues that were not visible on the day of inspection. Concealed or latent defects are excluded from a home inspection by the New Jersey Standards of Practice.
It is important that you inquire with the seller about any history of leaks or moisture issues and read the Seller's Disclosure carefully.
General Attic Photos
Attic Access
Notation: Inspected
Type of Access: Ceiling Hatch
Method of Attic Inspection: Crawled partial, Limited access
The attic access was inspected by examining it for its ability to provide safe access to the roof cavity, for insulation, general condition, and for installation deficiencies or damage. The method of inspection of the roof cavity is also described here. The attic access was in satisfactory condition at the time of inspection unless otherwise noted in this report.
I did not crawl the attic where there was no safe way to access the space. Crawling in the V of trusses or on top of framing risks damaging thermal barriers and ceiling finishes and is not a safe way to access an attic. This limited inspection of this space to what was visible from the central framing.
The attic access hatch requires insulation and weather stripping to prevent heat loss and heat migration into the attic.
Roof Framing and Sheathing
Notation: Inspected
Rafters: Truss
Sheathing: OSB
The visible portions of the roof framing and sheathing were inspected by examining them for moisture intrusion, installation deficiencies, or damage. The framing and sheathing were in satisfactory condition at the time of inspection unless otherwise noted in this report.
Attic Insulation
Notation: Inspected
Insulation Type: Cellulose
Approximate Insulation R-Value on Attic Floor: 30
The attic insulation could be improved to modern standards, which recommend R-49 on the floor and R-21 on walls. R-value is the measure of resistance to heat loss; the higher the R-value the better the insulation. During insulation repairs it is best practices to implement any air seal-up repairs to seal air leakage. Also, be sure you have completed any wiring or other projects that are needed in the attic. Then, hire an insulation contractor to improve thermal barriers.
Some clumped and discolored insulation was noted. No immediate cause was apparent - I did not see any staining on on the sheathing that indicates a leak. It may be from old rodent activity or from other work done in the attic. Inquire with the seller and / or have the clumped insulation removed and replaced as needed.
Attic Fan Exhaust Vents
Notation: Inspected
The mechanical ventilation systems were inspected by operating the switch to ensure airflow and by examining visible portions of the ductwork penetrations for signs moisture, for proper termination to the exterior, and for any installation deficiencies or damage. The mechanical ventilation systems were in satisfactory condition at the time of inspection unless otherwise noted in this report.
NOTE: Portions of the ductwork were concealed behind finished surfaces, etc., and the inspection was limited to the visible and accessible portions only. The inspection and evaluation of the interior of ductwork is beyond the scope of a home inspection and excluded by the NJ Standards of Practice. Any portions of the ductwork that were not visible at the time of inspection are excluded from this report.
The accessible exhaust fan vents in the attic were noted to be correctly terminating to the exterior where visible.
Attic and Roof Cavity Ventilation
Notation: Inspected
Attic Ventilation Method: Soffit vents, Ridge vents
The attic and roof cavity ventilation was inspected by examining it for methods used and by looking for visual evidence of inadequate ventilation, such as moisture damage, condensation, musty odors, and organic growth. The attic and roof cavity ventilation were in satisfactory condition at the time of inspection unless otherwise noted in this report.
NOTE: The inspection and evaluation of the adequacy or balance of roof cavity ventilation is beyond the scope of this inspection. Conditions in unfinished spaces like attics may be different at different times of the year or when different weather conditions are prevailing. This report comments on the conditions present at the time of inspection only.
Attic and roof cavity ventilation is a frequently-misunderstood element of residential construction. All roof cavities are required to have ventilation. The general default standard is 1 to 150 of the attic area and ideally, this comes from at least 60% lower roof cavity ventilation and 40% upper, but this is a wild over-simplifications of the subject. As a good guiding principle the most important elements for healthy attic spaces, which are traditionally insulated and ventilated are:
- Make sure the ceiling between the living space and the attic is airtight
- Ventilate consistently across the whole lower part of the roof cavity with low, intake soffit venting
- Upper roof cavity venting is less important and if over-installed can exacerbate air migration into the attic from the living space.
- Avoid power ventilators which can depressurize the attic and exacerbate air migration from the house into the attic.
For more information, please see: Link
Moisture Conditions
Notation: Inspected
Description: Minor water noted during inspection
The moisture conditions in the accessible portions of the attic and roof cavity were inspected by examining the space for past and present moisture intrusion, condensation, staining, and musty odors. The attic and roof cavity moisture conditions were satisfactory at the time of inspection unless otherwise noted in this report.
NOTE: Comments in this report reflect the conditions present at the time of inspection only. Leaks that are not visible on a dry day cannot be observed or reported on.
Condensation was noted on the AC condensate line. The condensation was dripping onto a wooden board that appeared to have been placed there to catch the drips. Dripping water could damage finishes below or allow organic growth. Have the condensate line evaluated by a qualified professional and corrected as needed to prevent condensation, or a better system implemented to address the resulting moisture.
Structure
Scope, Purpose, and Limitations
Structure Inspection Information: The visible and accessible parts of the foundation, basement or crawlspace, and floor, wall, and ceiling structure were inspected to determine the configuration of the foundation, the materials used, for signs of damage, water intrusion, and for functional and safety concerns. Any observed defects, such as improper materials, installation deficiencies, visible presence of water, or other damage will be reported on.
Performing any procedure that may cause damage, the identification of environmental hazards, or the entry of any area that is unsafe or has insufficient access are beyond the scope and capacity of a general home inspection and are excluded by the New Jersey Standards of Practice. Any comments regarding excluded systems or components present on the roof are our casual observations and opinions and are presented as a courtesy in order to provide you with as much information about the home as possible.
General Limitations: Much of the structure of a home is hidden below ground or behind finished surfaces and is not accessible for visual inspection without invasive methods. Some unfinished spaces have limited access or are unsafe to enter, which can limit the inspection. Accessible structural components typically include exposed portions of the foundation visible in the accessible areas of the basement or crawlspace or from the exterior, and framing visible in attics, crawlspaces, or other unfinished spaces of the home. Because the inspection is limited to visual, non-invasive methods under the conditions present at the time of inspection, concealed defects are a possibility. For example, damaged joists under floor coverings, structural members concealed by insulation, or the condition of a foundation wall behind a finished surface cannot be observed in the course of a home inspection or reported on. Future conditions, renovations, severe weather, or seasonal changes may reveal issues that were not visible on the day of inspection. Concealed or latent defects are excluded from a home inspection by the New Jersey Standards of Practice.
It is important that you inquire with the seller about any history of settlement or moisture intrusion and read the Seller's Disclosure carefully.
Much of the basement / lower level of the home was finished, which concealed the foundation walls. The visible parts were in satisfactory condition, however concealed defects are a possibility.
Foundation
Notation: Inspected
Approximate % of Foundation Not Visible: 80%
Building Configuration: Basement
Foundation Description: Masonry block
The visible portions of the foundation walls were inspected by examining them for cracks, moisture intrusion, installation deficiencies, or damage. The foundation walls were in satisfactory condition at the time of inspection unless otherwise noted in this report.
Typical small cracks were noted in the foundation - see the rear foundation wall. The purpose of the foundation is to connect the weight of the building to well-compacted soils below the house so that the house does not move or settle. Extensive cracking can indicate poorly compacted soils below the house which could require a repair, but small cracks such as these can be a result of minor settlement and are fairly typical. It is not possible to determine or verify the cause of these cracks during a visual inspection. The easiest way to prevent on-going settlement in buildings is by controlling roof runoff and site drainage to promote dry soils around the foundation; wet soils do not bear weight well. This will also help to prevent basement or crawl space moisture problems. In my experience, small cracks like these are common in foundations of this age. I would monitor these cracks and seal them to prevent moisture intrusion. If continued movement is noted, I would seek additional inspection by a structural engineer or qualified contractor to determine an accurate scope and urgency for repair to ensure a reliable connection between the foundation and well-compacted, weight-bearing soils.
Floor, Wall and Ceiling Framing
Notation: Inspected
Wall Framing: Not visible
Wall Sheathing: Not visible
Floor Framing: Partly visible from basement, Dimensional Lumber
Sub-Floor Material: Not visible
Ceiling Framing: Partly visible from attic, Bottom cord of truss
The visible portions of the floor, wall, and ceiling framing were inspected for installation deficiencies or damage. The visible finished surfaces were examined for any indirect indications of structural issues. The floor, wall, and ceiling framing were in satisfactory condition at the time of inspection unless otherwise noted in this report.
NOTE: Portions of the framing were concealed by finished surfaces, insulation, etc., and could not be observed or reported on. This limits the inspection to the examination of the visible framing components. Any portions of the floor, wall, and ceiling framing that were not visible are excluded from this report. The framing was in satisfactory condition at the time of inspection unless otherwise noted in this report.
Basement
Notation: Inspected
Basement Configuration: Full, Finished
Basement Slab: Not Visible
The basement was inspected by examining it for its general condition, moisture intrusion, installation deficiencies, and damage. The basement was in satisfactory condition at the time of inspection unless otherwise noted in this report.
Basement Moisture
Notation: Inspected
Description: None noted
The moisture conditions in the basement were inspected by examining the space for past and present moisture intrusion, condensation, staining, and musty odors. The basement moisture conditions were satisfactory at the time of inspection unless otherwise noted in this report.
NOTE: Comments in this report reflect the conditions present at the time of inspection only. Moisture intrusion that is only apparent after a prolonged heavy rain, for example, cannot be observed or reported on if the inspection was conducted under different conditions.
Heating and Cooling
Scope, Purpose, and Limitations
HVAC Inspection Information: The installed heating and cooling systems and their distribution methods, and the visible and accessible portions of the fuel storage tanks, combustion vents, heat exchanger, distribution piping or ductwork, and mechanical ventilation systems were inspected to determine the heating and cooling method and fuel source, for responsiveness to normal controls, for general condition, and for functional and safety concerns. Any observed defects, such as failure to respond to normal controls, installation deficiencies, or other damage will be reported on.
Temporary heating and cooling systems, the operation of heating or cooling systems when ambient temperatures of conditions may cause damage, the determination of heating or cooling supply adequacy or distribution balance, the operation of automatic safety controls, lighting or extinguishing pilot lights or other flames, or the inspection of the humidifiers, electronic air filters, solar heating systems, the interior of flues or chimneys, or propane or underground fuel storage tanks are beyond the scope and capacity of a general home inspection and are excluded by the New Jersey Standards of Practice. Any comments regarding excluded systems or components of the heating, cooling, or ventilation systems are our casual observations and opinions and are presented as a courtesy in order to provide you with as much information about the home as possible.
General Limitations: Many components of the heating and cooling systems are hidden behind finished surfaces or require dismantling of equipment to access, and are not available for visual inspection without invasive methods. Accessible heating and cooling system components typically include the exterior of the heating and cooling equipment and the interiors accessible from the service accesses, visible portions of piping, vent, and ductwork in the unfinished spaces of the home, the registers or radiators, and access points for air filter maintenance. Because we are limited to normal operating controls and visual, non-invasive methods under the conditions present at the time of inspection, concealed defects are a possibility. For example, radiator piping behind finished surfaces, the interior of vents, flues, and chimneys, or the functionality of air conditioning systems that cannot be operated due to low outdoor temperatures cannot be observed in the course of a home inspection or reported on. Future conditions, renovations, changes in the habits of the occupants, severe weather, or seasonal changes may reveal issues that were not visible on the day of inspection. Concealed or latent defects are excluded from a home inspection by the New Jersey Standards of Practice.
It is important that you inquire with the seller about any history of maintenance, repairs, or other issues and read the Seller's Disclosure carefully.
Thermostat(s)
Notation: Inspected
No. of Thermostats: 5
Manufacturer(s): Honeywell
Type(s): Analog, Digital
The thermostat was inspected by operating it to engage the heating and cooling systems (conditions permitting - AC systems cannot be operated at temperatures below 65F without risking damage) and by examining it for proper attachment and visible damage. The thermostat was is satisfactory condition at the time of inspection unless otherwise noted in this report.
Four of the thermostats control the different zones of the heating system - the primary bedroom, the other bedrooms and family bath, the central common areas of the upper level, and the lower level. The cooling system is one zone and is controlled by its own thermostat located in the main hall on the upper level.
Advanced features of digital or smart thermostats, such as programmed schedules, mobile app control, or internet connectivity are not evaluated or tested and are beyond the scope of this inspection. Inquire with the seller for any information or documentation on the full feature set of digital or smart thermostats, and make sure to request any PINs, codes, or logins required.
Heating System
Notation: Inspected
Energy Source: Propane
Heating Method: Hydronic boiler
Manufacturer: Slant/fin
Data Plate: Shown Here
Capacity: 100,000 btu's
Age: 2000
Last Service Record: None
The heating system was inspected by operating it with normal controls (the thermostat) and ensuring it was operational, and by examining the visible and accessible portions of heating equipment, fuel lines, and vents for their general condition, installation deficiencies, or damage. The heating system was in satisfactory condition at the time of inspection unless otherwise noted in this report.
Annual servicing is recommended for safe and reliable performance from this hot water boiler heating system. No service records were noted during the inspection today. The boiler was tested and was operational. Hire a licensed heating contractor to service and further evaluate the boiler.
Vents and Flues
Notation: Inspected
The visible portions of vents and flues were inspected by examining them for their type, material, proper slope and venting, and for installation deficiencies or damage. The vents and flues were in satisfactory condition at the time of inspection unless otherwise noted in this report.
NOTE: Portions of the vents and flues were concealed behind finished surfaces, etc., and the inspection was limited to the visible and accessible portions only. The inspection and evaluation of the interior of vents and flues are beyond the scope of a home inspection and excluded by the NJ Standards of Practice. Any portions of the heating and cooling system's vents or flues that were not visible at the time of inspection are excluded from this report.
Air Filters
Filtration Systems: Disposable
The cooling system has disposable air filters installed. These should be changed quarterly or more to ensure proper air flow at the furnace. Be sure to install the filters with the arrows pointing in the same direction as the air flow in the air handler.
Cooling System
Notation: Inspected
Manufacturer: ICP
Data Plate: Shown here
System Type: Air Source
Size: 3 Tons
Energy Source: Electric
Age: 1992
If prevailing weather conditions permitted, the cooling system was inspected by operating it with normal controls (the thermostat) and ensuring it was operational, and by examining the visible and accessible portions of cooling equipment, refrigerant lines, and vents or ducting for their general condition, installation deficiencies, or damage. The cooling system was in satisfactory condition at the time of inspection unless otherwise noted in this report.
This AC was operating at the time of inspection but is at the end of its average expected service life of 20 years. Compressors have fairly unpredictable service lives that can range from as little as 7 to as many as 30 years or more. Keep the cooling system clean and well serviced to prolong the service life of this unit and budget to replace at any time. I recommend having this system serviced and have the refrigerant charged checked to ensure there are no leaks in the refrigerant system.
Annual servicing of the AC system is recommended for safe and reliable performance of the cooling system. I could not find recent service records on the AC system, so servicing by a qualified professional is recommended. The system was tested during inspection and was operational.
Heating and Cooling Distribution Systems
Notation: Inspected
Heat Source in Each Room: Present
Distribution Method: Forced Air / Ducts (for AC), Radiators (for heat)
The heating and cooling distribution systems were inspected by examining visible portions of the piping, for the presence of heat sources in each room, and by checking to make sure that heat was present at each vent or radiator. The distribution system was in satisfactory condition at the time of inspection unless otherwise noted in this report.
NOTE: Portions of the distribution piping were concealed behind finished surfaces, etc., and the inspection was limited to the visible and accessible portions only. The inspection and evaluation of the interior of piping is beyond the scope of a home inspection and excluded by the NJ Standards of Practice. Any portions of the distribution system's piping that were not visible at the time of inspection are excluded from this report.
NOTE: The inspection and evaluation of the adequacy of heating or cooling supply, or of the distribution balance of the heating or cooling system are beyond the scope of a home inspection and excluded by the New Jersey Standards of Practice.
Mechanical Ventilation Systems
Notation: Inspected
Bath Fan Ducting: Ducted to exterior
Kitchen Fan Ducting: Ducted to exterior
The mechanical ventilation systems were inspected by operating the switch to ensure airflow and by examining visible portions of the ductwork penetrations for signs moisture, for proper termination to the exterior, and for any installation deficiencies or damage. The mechanical ventilation systems were in satisfactory condition at the time of inspection unless otherwise noted in this report.
NOTE: Portions of the ductwork were concealed behind finished surfaces, etc., and the inspection was limited to the visible and accessible portions only. The inspection and evaluation of the interior of ductwork is beyond the scope of a home inspection and excluded by the NJ Standards of Practice. Any portions of the ductwork that were not visible at the time of inspection are excluded from this report.
Fireplaces
Solid Fuel Fireplaces
Notation: Inspected
Fireplace Types: Pellet stove
The solid fuel burning fireplace or stove was inspected by examining the firebox, damper, doors / screen, mantle, and hearth for improper installation, visual evidence of improper draft characteristics (roll-out), damage, or other deficiencies. The fireplace was in satisfactory condition at the time of inspection unless otherwise noted in this report.
NOTE: The inspection and evaluation of the interior of flues and chimneys or the condition of the chimney liner are beyond the scope of a home inspection and excluded by the NJ Standards of Practice. An NFPA Level II Inspection is recommended before a home changes ownership for fire safety reasons. The NFPA (National Fire Protection Association) recommends an annual inspection of all chimneys, fireplaces, solid fuel-burning appliances, and vents. They also recommend an NFPA 211 Standard, Level II inspection upon sale or transfer of the property. A Level II inspection includes, not only cleaning the interior of the chimney pipe, but also the use of specialized tools and testing procedures such as video cameras, etc. to thoroughly evaluate the serviceability of the entire flue lining and fireplace/chimney system. If a chimney cleaning has not been performed over the past 12 months, such an inspection is recommended. Implement any repairs as recommended.
Fuel Storage and Distribution
General Notes and Limitations
Fuel System Inspection Information: The visible and accessible portions of the fuel storage and distribution system were inspected for piping materials used, type of storage equipment (if any), signs of damage, evidence of leaks, and for functional and safety concerns. Any observed deficiencies, such as improper materials, installation deficiencies, the lack of required safety devices, or other damage will be reported on.
The determination of fuel supply quantity, lighting or extinguishing pilot flames, the inspection of the interiors of above ground fuel storage tanks, or the inspection of below grade fuel storage tanks or distribution piping is beyond the scope and capacity of a general home inspection and are excluded by the New Jersey Standards of Practice. Any comments regarding excluded systems or components present in the fuel storage or distribution systems are our casual observations and opinions and are presented as a courtesy in order to provide you with as much information about the home as possible.
General Limitations: Portions of the fuel systems of a home are concealed behind finished surfaces and not accessible for visual inspection without invasive methods. Accessible fuel system components typically include fuel distribution piping visible from the exterior and in unfinished spaces of the home, the exteriors of above ground storage tanks, and the visible connections at the fixtures in the living spaces. Because we are limited to visual and non-invasive methods under the conditions present at the time of inspection, concealed defects are a possibility. For example, systems or components below ground or the condition of the interiors of pipes cannot be observed in the course of a home inspection or reported on. Future conditions, renovations, changes in the habits of the occupants, severe weather, or seasonal changes may reveal issues that were not visible on the day of inspection. Concealed or latent defects are excluded from a home inspection by the New Jersey Standards of Practice.
It is important that you inquire with the seller about any history of maintenance, repairs, or other issues and read the Seller's Disclosure carefully.
Gas, Propane and Oil Piping
Notation: Inspected
Gas Piping Materials Noted: Steel, PE Piping
The visible portions of the fuel distribution piping were inspected by looking for the materials used and by examining them for leaks, installation deficiencies, or damage. The distribution piping was in satisfactory condition at the time of inspection unless otherwise noted in this report.
NOTE: Portions of the fuel distribution piping were concealed behind finished surfaces, insulation, etc., and the inspection was limited to the visible and accessible portions only. Any portions of the distribution piping that were not visible at the time of inspection are excluded from this report.
Propane Storage
Notation: Present
Storage Type: Below ground tank
Propane Tank Size: Not visible - below ground
Propane Tank Location: North yard
Propane Shutoff Location: At tank, At secondary pressure regulator
The inspection and evaluation of propane storage tanks is beyond the scope of this inspection and excluded by the New Jersey Standards of Practice. As a courtesy to provide you with as much information as possible about the home, I will include my casual observations of the propane storage tank(s) here. I looked at the general condition of the tank and fuel lines, for the shutoff valve, and for obvious damage. An inspection of the propane storage system by the fuel provider is recommended to ensure the tanks perform reliably.
Plumbing
General Notes and Limitations
Plumbing Inspection Information: The visible and accessible portions of the plumbing system were inspected for piping materials used, type of water heating equipment, functional flow and drainage at each fixture, signs of damage, evidence of leaks, and for functional and safety concerns. Any observed deficiencies such as: improper materials, installation deficiencies, the lack of required safety devices, or other damage will be reported on.
The determination of water supply quality or quantity, lighting or extinguishing pilot flames, or the inspection of wells, well pumps, water storage equipment, irrigation systems, solar water heating systems, or below grade water piping is beyond the scope and capacity of a general home inspection and are excluded by the New Jersey Standards of Practice. Any comments regarding excluded systems or components present in the plumbing system are our casual observations and opinions and are presented as a courtesy in order to provide you with as much information about the home as possible.
General Limitations: Portions of the plumbing system of a home are concealed behind finished surfaces and not accessible for visual inspection without invasive methods. Accessible plumbing components typically include water piping visible from the unfinished spaces of the home, the water meter, the water heating equipment, and the connections at the fixtures in the living spaces. Because we are limited to visual and non-invasive methods under the conditions present at the time of inspection, concealed defects are a possibility. For example, systems or components below ground, evidence of past leaks that have been covered by repairs or paint, or the condition of the interiors of pipes cannot be observed in the course of a home inspection or reported on. Future conditions, renovations, changes in the habits of the occupants, severe weather, or seasonal changes may reveal issues that were not visible on the day of inspection. Concealed or latent defects are excluded from a home inspection by the New Jersey Standards of Practice.
It is important that you inquire with the seller about any history of maintenance, repairs, or other issues and read the Seller's Disclosure carefully.
Water Meter
Notation: Not Present
Water Service Supply
Notation: Inspected
Pipe Material: Plastic
Water Supply: Private well
Water Pressure: Satisfactory
The visible portions of the water service supply to the home was inspected looking at the materials used, for the presence / location of pressure reducing valves and the main water shut off, for leaks, deficiencies in installation, or other damage. The water service supply was in satisfactory condition at the time of inspection unless otherwise noted in this report.
Water for this home appears to be supplied by a well system. Inspection of the well, water supply and water quality is beyond the scope of this inspection. I recommend hiring a well specialist to inspect and evaluate the well and well water. Well equipment: the pump and captive storage tank have limited service lives and often require updating on a 20-year schedule. There are other elements of a well system that should be evaluated as well, such as the well production, often tested in a draw down test, water quality and well depth.
Distribution Pipe
Notation: Inspected
Supply Pipe Materials: Copper, PEX
Functional Flow: Satisfactory
The visible portions of the water distribution piping were inspected by looking for the materials used and by examining them for leaks, installation deficiencies, or damage. The distribution piping was in satisfactory condition at the time of inspection unless otherwise noted in this report.
NOTE: Portions of the water distribution piping were concealed behind finished surfaces, insulation, etc., and the inspection was limited to the visible and accessible portions only. Any portions of the distribution piping that were not visible at the time of inspection are excluded from this report.
Waste Pipe and Discharge
Notation: Inspected
Discharge Type: Septic System - Buyer
Waste and Vent Pipe Materials: PVC
Location of Sewer Cleanout: Not Found
The visible portions of the drain, waste, and vent (DWV) piping were inspected by looking for the materials used and by examining them for leaks, installation deficiencies, or damage. The DWV piping was in satisfactory condition at the time of inspection unless otherwise noted in this report.
NOTE: Portions of the DWV piping were concealed behind finished surfaces, insulation, etc., and the inspection was limited to the visible and accessible portions only. Any portions of the DWV piping that were not visible at the time of inspection are excluded from this report.
Based on visible components, this property appears to have a private on-site septic system. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Generally, septic tanks should be pumped and inspected every 3 years. Depending on the type of system and municipal regulations, inspection and maintenance may be required more frequently, often annually. I recommend:
- Investigating any information about this system's maintenance and repair history
- Reviewing any documentation available for this system
- Learning inspection and maintenance requirements for this system
- Hire a qualified specialist to evaluate, perform maintenance and make repairs as needed
No cleanout was noted for the sewer line. It is possible there is an accessible cleanout for the sewer line that is concealed behind finishes or belongings. Sewer line cleanouts are necessary for clearing drain obstructions and for inspecting the building sewer with a sewer camera. While code allows cleanouts to be in crawl spaces, a preferred method is to extend them to an area that is more readily accessible. The UPC requires that underfloor cleanouts be no farther than 20 ft. from the access opening, with a 30 in. wide, 18 in. high path from the access to the cleanout. When those conditions cannot be met, the cleanout must be extended to the exterior. Inquire with the seller for additional information and install an adequate accessible cleanout as recommended by a qualified plumbing contractor. Please note that many older buildings do not have sewer line cleanouts; these are often added when sewer line work becomes necessary.
Water Heater
Notation: Inspected
Manufacturer: Weil-Mclain
Data Plate: Shown Here
System Type: Boiler/Tank combo-system
Size: 38 gal
Age: Not Listed - Inquire with Seller
Energy Source: Gas Fired Boiler
Temperature Pressure Relief Value: Present - Not Tested
The water heater was inspected by running the hot water taps in the home to ensure it was operational, and by examining the unit for its energy source, general condition, leaks, installation deficiencies, or damage. The water heater was in satisfactory condition at the time of inspection unless otherwise noted in this report.
A temperature and pressure relief valve (TPRV) is required on all water heaters to discharge any excessive pressure within the tank. A discharge pipe should be attached to the valve and directed to a safe location away from body contact. Newer installations must be directed to the building exterior or to an approved indoor drain receptor. Most manufacturers suggest that homeowners test these valves at least once a year by lifting the lever to ensure the valve discharges properly and also recommend inspection of these safety devices every three years. The picture here shows a typical TPRV. They may also be found on the side of the heater on some models. I do not test these valves due to the possibility that they may leak after testing. A leaking or inoperative TPRV should be replaced immediately by a licensed plumber.
Due to inconsistencies between both UPC and IPC Plumbing codes, and water heater manufacturer's instructions, and TPRV manufacturer instructions, it is not actually possible to install the drain from the Water Heater TPRV "properly." There are conflicts with distance of termination to the floor/ground, types of pipes approved, and diameters of pipes approved. Additional confusion is added when jurisdictional inspectors approve installations/materials specifically not allowed by both codes and manufacturers. My recommendations will vary depending on the installation and will be included in the applicable narratives below.
Most codes defer to manufacturer instructions and I favor those recommendations. The yellow tag on the valve states clearly the termination should be 6" above the floor which is more consistent with the UPC code requirements.
The discharge tube for the water heater temperature and pressure relief valve (TPRV) is missing - see attached link. This is a potential safety hazard. Ideally, the discharge tube for a relief valve:
- Terminates to an exterior location or above a drain, though this is not always possible
- Terminates between 6 and 24-inches off the ground (UPC)
- Slopes to drain to prevent water pooling inside the discharge tube
- Is not made from pipe with an inside diameter less than 3/4 on an inch
- Terminates to a visible location that can be monitored for leaks and discharges
- Does not have a threaded termination point which would prevent accidental capping of this important discharge
- Does not terminate into a drain pan
I recommend having this relief valve discharge tube further investigated and repaired as recommended by a licensed plumber.
Water Temperature
Water Temperature Measured During Inspection: 157 F
The inspection and evaluation of water temperature or the efficiency of hot water distribution through the home is beyond the scope of a home inspection and excluded by the New Jersey Standards of Practice. As a courtesy to provide you with as much information as possible about the home, I will include my observations of the water temperature here.
NOTE: Thermometer readings or thermal images show conditions observed at the time of inspection. Many factors can affect the water temperature at any given fixture, including distance from the water heater, other fixtures in use at the same time, the recovery rate of the water heater, etc. The measured temperature at the time of inspection may differ from temperatures observed under regular use.
Testing of the plumbing system today, the water tested as too hot - 155 degrees F. This is a scald hazard. To prevent scalding, standards recommend indoor hot water temperatures do not exceed 120 degrees. There is some evidence that hot water temperatures should be greater than 130 degrees to prevent Legionaries' disease from developing in the water heater. If this is a concern, you can heat the water in the tank to 140 degrees F and have a tempering valve installed at the hot water tank. Have this further evaluated and repaired by a licensed plumber or simply turn down the temperature as desired to eliminate a scald hazard. Please note that during inspection it is difficult to accurately test the water temperature as it can vary between fixtures. Testing is done in multiple locations during inspection and a median temperature is taken.
Exterior Hose Bibs
Notation: Inspected
The exterior hose bibs were inspected by operating them and looking for functional flow and by examining them for leaks, installation deficiencies, or damage. The hose bibs were in satisfactory condition at the time of inspection unless otherwise noted in this report.
Electric Service
General Notes and Limitations
Electric Service Inspection Information: The visible and accessible portions of the electric service system, including the service entrance conductors, the meter enclosure, and the distribution panel(s), were inspected for materials used, proper wiring, general condition, and for functional and safety concerns. Any observed deficiencies, such as improper or obsolete materials, installation deficiencies, or other damage will be reported on.
The measurement of voltage, amperage, or impedance, the operation of automatic safety devices, the inspection of solar electrical systems or generators, or the inspection of any wiring that is not part of the primary electrical distribution system is beyond the scope and capacity of a general home inspection and are excluded by the New Jersey Standards of Practice. Any comments regarding excluded systems or components present in the electrical system are our casual observations and opinions and are presented as a courtesy in order to provide you with as much information about the home as possible.
General Limitations: Portions of the electric service system of a home are concealed behind finished surfaces, below ground, or inside conduit, and are not accessible for visual inspection without invasive methods. Accessible electrical service components typically include overhead service conductors, the exterior of the meter enclosure, and the interior and exterior of distribution panels. Because we are limited to visual and non-invasive methods under the conditions present at the time of inspection, concealed defects are a possibility. For example, underground service conductors, the wiring inside a sealed meter enclosure, or wiring inside conduits or behind finished surfaces cannot be observed in the course of a home inspection or reported on. Future conditions, renovations, changes in the habits of the occupants, severe weather, or seasonal changes may reveal issues that were not visible on the day of inspection. Concealed or latent defects are excluded from a home inspection by the New Jersey Standards of Practice.
It is important that you inquire with the seller about any history of maintenance, repairs, or other issues and read the Seller's Disclosure carefully.
Electric Service Voltage Tested
Service Voltage: 120/240
Electric Service Entrance
Service Entrance: Inspected, Below Ground
Meter Location: Exterior, East
Meter Base Amperage: 200
Electric Service Equipment
Notation: Inspected
Panel Type: Main Distribution Panel
Service Entrance (SE) conductor Size: Aluminum, 4/0, 200 amps
Main Electric Panel Location: Basement
Main Panel Manufacturer: Square D
Main Panel Amperage Rating: 200 amps
Electric Service Amperage: 200 amps
The main distribution panel was inspected by removing the dead front cover and looking for any wiring deficiencies, such as double lugged conductors, improper grounding or bonding, missing screws, corrosion, unprotected openings, or missing screws; for damage to breakers; for damaged or improperly sized conductors; and for corrosion or other damage. The main distribution panel was in satisfactory condition at the time of inspection unless otherwise noted in this report.
The breaker for the garage sub-panel looks oversized. The garage is on a 50-amp breaker and the wire size does not appear adequate. This negates the protection of the breaker and can allow for overheating or arcing, or create a fire hazarad. Have this further investigated and repaired as needed by a qualified electrician.
Sub Panel - Hot Tub
Notation: Inspected
Service Conductor Size: Copper, #6, 50 amps
Sub Panel Location: Exterior
Sub Panel Manufacturer: Eaton
Sub Panel Amperage: 50 amps
The distribution sub-panel was inspected by removing the dead front cover and looking for any wiring deficiencies, such as double lugged conductors, improper grounding or bonding, missing screws, corrosion, unprotected openings, or missing screws; for damage to breakers; for damaged or improperly sized conductors; and for corrosion or other damage. The distribution sub-panel was in satisfactory condition at the time of inspection unless otherwise noted in this report.
Sub Panel - Garage
Notation: Inspected
Service Conductor Size: Aluminum, 8 AWG, 30A
Sub Panel Location: Garage
Sub Panel Manufacturer: Square D
Sub Panel Amperage: 30 amps
The distribution sub-panel was inspected by removing the dead front cover and looking for any wiring deficiencies, such as double lugged conductors, improper grounding or bonding, missing screws, corrosion, unprotected openings, or missing screws; for damage to breakers; for damaged or improperly sized conductors; and for corrosion or other damage. The distribution sub-panel was in satisfactory condition at the time of inspection unless otherwise noted in this report.
Generator Equipment
Notation: Present
The inspection and evaluation of backup generator systems is beyond the scope of a home inspection and excluded by the NJ Standards of Practice. As a courtesy to provide you with as much information about the home as possible, I will include my casual observations of the generator equipment here, and note any obvious visible deficiencies. I did not attempt to operate the generator or transfer switch, and they should not be considered to have been inspected either in whole or in part. It is important that you ask the seller for any information or documentation they have on this system, including manuals, service contracts, or warranties; or seek information from the manufacturer or installer. If more information is desired, you must contact an appropriate professional for a full evaluation or inspection of the system in question.
This home has a transfer switch for a generator for back-up electric power supply. Generator systems are beyond the scope of this inspection. I recommend inquiring with the seller for more information regarding operation and maintenance of this system. Generators need to be run and serviced regularly to ensure reliable operation
Appliance Disconnects
Notation: Present
Disconnects Noted: Air Conditioner
An electric disconnect is required within sight for large permanently wired equipment - such as HVAC equipment, electric water heaters, or spa equipment - for safety and servicing purposes. This can be the circuit breaker, if it is visible and capable of being locked in the open position, or a dedicated disconnect near the appliance. Appliance disconnects are not operated, and the inspection is limited to their general visual condition, looking for damage or other deficiencies. The appliance disconnects were in satisfactory condition at the time of inspection unless otherwise noted in this report.
Electrical Grounding System
Present - Could Not Confirm
During a home or property inspection, every effort is made to inspect the visible components of the electrical system grounding. The grounding system is critical for safely discharging electrical surges, especially in the case of lightning strikes. There is no way in the context of a home inspection to verify the "effectiveness" of the grounding system as much of the system is not visible and there are not practical tests one can perform in the way we can test a furnace or a plumbing fixture. However, there are many things that can lead me to recommend further evaluation of the grounding system by a licensed electrical contractor and they will be documented in the observations below if discovered.
Electrical Bonding System
Present - Could Not Confirm
During the inspection, I attempt to visually document electrical system bonding. There is no way in the context of a home inspection to verify the "effectiveness" of system bonding. All metallic systems in the building are required to be "bonded" (connected) to the the building's electrical grounding system. Bonding creates a pathway to shunt static charges (that would otherwise build up on the system) to earth, and to provide a pathway to trip a breaker in the event that these bonded metallic components became energized. There are many things that can lead me to recommend further evaluation of this system by a licensed electrical contractor and they will be documented as repair items in the observations below if discovered.
Electric Distribution
General Notes and Limitations
Electric Distribution Inspection Information: The visible and accessible portions of the electric distribution system, including the branch wiring, light fixtures, switches, receptacles, and required safety devices were inspected for wiring method and materials used, general condition, signs of damage, and for functional and safety concerns. Any observed deficiencies, such as improper or obsolete materials (including solid aluminum or knob and tube style wiring), installation deficiencies, missing AFCI or GFCI protection, inoperative components, missing cover plates, or other damage will be reported on.
The measurement of voltage, amperage, or impedance, the operation of automatic safety devices, and the inspection of any wiring that is not part of the primary electrical distribution system (such as central vacuum systems, remote control devices, telephone or cable system wiring, intercom systems, security systems, or other low voltage wiring systems) is beyond the scope and capacity of a general home inspection and are excluded by the New Jersey Standards of Practice. Any comments regarding excluded systems or components present on the grounds are our casual observations and opinions and are presented as a courtesy in order to provide you with as much information about the home as possible.
General Limitations: The electric distribution systems of a home are, in large part, concealed behind finished surfaces and not accessible for visual inspection without invasive methods. Accessible electrical components typically include wiring visible from the unfinished spaces of the home and the fixtures, switches, and receptacles themselves. Because we are limited to visual and non-invasive methods under the conditions present at the time of inspection, concealed defects are a possibility. For example, wiring behind finished surfaces cannot be observed in the course of a home inspection or reported on. Future conditions, renovations, changes in the habits of the occupants, severe weather, or seasonal changes may reveal issues that were not visible on the day of inspection. Concealed or latent defects are excluded from a home inspection by the New Jersey Standards of Practice.
It is important that you inquire with the seller about any history of maintenance, repairs, or other issues and read the Seller's Disclosure carefully.
Branch Wiring
Notation: Inspected
Wire Material: Copper
Wiring Method: Non-metallic sheathed cable
The visible portions of the branch wiring was inspected by looking at the wiring materials and methods and for open junction boxes, connections outside junction boxes, unsupported wiring, visible signs of overheating, arcing, or other damage. The visible branch wiring was in satisfactory condition at the time of inspection unless otherwise noted in this report.
NOTE: Portions of the branch wiring were concealed behind finished surfaces, insulation, etc., and the inspection was limited to the visible and accessible portions of the wiring only. Any portions of the wiring that were not visible at the time of inspection are excluded from this report.
Receptacles and Fixtures
Notation: Inspected
Inspection Method: Tested All Accessible, Interior Belongings Obstructing Access
Electric Receptacles: Three wire receptacles
The accessible receptacles were inspected by testing them for power and correct wiring with a receptacle tester, and by examining them to ensure they are firmly mounted, for loose or missing cover plates, for their general condition, and - in places where it is required - for the presence of GFCI protection. Lighting fixtures are inspected by operating the switch and ensuring they function, and for their general condition. The receptacles and fixtures were in satisfactory condition at the time of inspection unless otherwise noted in this report.
The current occupant's belongings are restricting access to some of the electric receptacles. This is inhibiting access to and testing of some of the electric receptacles.
Some of the exterior receptacles are missing their weatherproof covers - see the unused pool pump receptacle and the receptacle on the east side of the house. This can allow moisture into the receptacle and cause an unsafe condition. Have the receptacles fitted with proper enclosures for improved safety and reliability by a qualified electrician.
Ceiling Fans
Ceiling Fans: Present and Tested
The ceiling fans were tested and operating at the time of inspection.
Smoke and Carbon Monoxide Alarm Systems
CO Alarms: Present
Smoke Alarms: Present
Carbon monoxide alarms were found and noted during inspection. Be sure to test these regularly and change batteries and replace the devices on the schedule set by the manufacturer. CO alarms are recommended outside of each sleeping area, and in areas where a fireplace or other fuel burning appliance is located, with at least one per level. The placement of the CO alarms was satisfactory at the time of inspection unless otherwise noted in this report.
Smoke detectors were found and noted during inspection. Be sure to test these regularly and change batteries and replace the devices on the schedule set by the manufacturer. Smoke detectors are recommended in each bedroom, outside of each sleeping area, with at least one per level. The placement of the smoke detectors was satisfactory at the time of inspection unless otherwise noted in this report.
Carbon Monoxide (CO) detectors are required in homes with a fuel burning appliance, fireplace, or attached garage, and are recommended outside of each sleeping area, and in areas where a fireplace or other fuel burning appliance is located, with at least one per level. Smoke detectors are required in all homes and are recommended in each sleeping room, in the halls outside sleeping areas, and on each level of the home (including habitable attics and basements).
NOTE: The full evaluation and testing of Smoke and CO detection systems is beyond the scope of this inspection. My recommendations are based on modern standards, which this home may or may not be required to meet by the municipality based on several factors including year built, existing systems, renovations that may have been done, etc. I recommend taking charge of these important safety devices and ensuring your home is compliant with modern fire safety standards. It is recommend to test the alarms as soon as you move in, and monthly thereafter, replace the batteries every six - twelve months, and replace the alarms themselves every five to ten years (manufacturer specific). If the home is older than 10 years old I recommend removing the smoke alarms to check the manufacturing date on the back, and replacing any found to be over 10 years of age.
More information about Smoke detectors can be found on the National Fire Protection Association's website here.
More information about CO detectors can be found on the National Fire Protection Association's website here.
Interior
General Notes and Limitations
Interior Inspection Information: The interior doors and windows, floors, walls, ceilings, steps, stairways, and railings were inspected for materials used, for damage, and for functional and safety concerns. Any observed deficiencies, such as unsafe railings, improper materials, installation deficiencies, water staining, cracks, or other damage will be reported on.
The inspection of finish treatments and non-permanent floor coverings is beyond the scope and capacity of a general home inspection and are excluded by the New Jersey Standards of Practice. Any comments regarding excluded systems or components present in the interior are our casual observations and opinions and are presented as a courtesy in order to provide you with as much information about the home as possible.
General Limitations: The inspection of the interior components is limited to a visual inspection without invasive methods. Typically this includes the interior surfaces themselves, without regard to paint or other finishes or temporary floor coverings like carpet or rugs. Because we are limited to visual methods under the conditions present during the inspection, concealed defects are a possibility. For example, framing damage concealed behind finished surfaces, evidence of past leaks that has been repaired and painted over, or damage to the floor under a carpet cannot be observed in the course of a home inspection or reported on. Future conditions, severe weather, or seasonal changes may reveal issues that were not visible on the day of inspection. Concealed or latent defects are excluded from a home inspection by the New Jersey Standards of Practice.
It is important that you inquire with the seller about any history of maintenance, repairs, or other issues and read the Seller's Disclosure carefully.
General Interior Condition
In general, the interior finishes were in satisfactory condition. They showed the typical cosmetic blemishes of a lived in home, such as minor scuffs, scratches, and normal wear. Cosmetic issues are generally out of the scope of a home inspection and not reported on. If I observed anything specific in the finished surfaces that goes beyond a cosmetic concern it will be noted in the appropriate section.
Bedroom 1 Overview
Heat Source: Baseboard Radiator
Smoke Detector: Present In Room
Bedroom Egress: Satisfactory
Bedroom 2 Overview
Heat Source: Baseboard Radiator
Smoke Detector: Present In Room
Bedroom Egress: Satisfactory
Bedroom 3 Overview
Heat Source: Baseboard Radiator
Smoke Detector: Present In Room
Living Room Overview
Heat Source: Baseboard Radiator
Dining Room Overview
Heat Source: Baseboard Radiator
Breakfast Room Overview
Heat Source: Baseboard Radiator
Family Room Overview
Heat Source: Baseboard Radiator
Common Area Photos
Floors and Floor Materials
Notation: Inspected
Floor Materials: Hardwood, Wood Laminate, Tile
Floor Settlement: Minor
The interior floors and floor covering materials were inspected by examining them for sagging, settlement, their general condition, installation deficiencies, or damage. The floors and floor covering materials were in satisfactory condition at the time of inspection unless otherwise noted in this report.
The wood laminate floors are peaking in places. This is when the floating floor system does not lay flat. This should be further evaluated to see if they can be better secured or adjusted for reliable performance and a stable walking surface. Sometimes this is indicative of inadequate space for expansion of the floating floor system.
Walls, Ceilings, Trim, Hallways and Closets
Notation: Inspected
Wall and Ceiling Materials: Drywall
Trim Materials: Wood
The interior walls and ceilings, including those inside hallways and closets, were inspected by examining them for stains or other indications of leaks or moisture intrusion, for cracking or sagging that may indicate structural issues, for their general condition, and for installation deficiencies or damage. The trim is inspected looking for installation deficiencies or damage. The walls, ceilings, and trim were in satisfactory condition at the time of inspection unless otherwise noted in this report.
Interior Doors
Notation: Inspected
The interior doors were inspected by operating them, and by examining them for installation deficiencies or damage. The interior doors were in satisfactory condition unless otherwise noted in this report.
Interior Windows
Notation: Inspected
Window Glazing: Double pane
Interior Window Frame: Vinyl
Window Styles: Double hung
The interior windows were inspected by operating them, and by examining them for signs of moisture intrusion, installation deficiencies, or damage. The interior windows were in satisfactory condition at the time of inspection unless otherwise noted in this report.
Several panes of glass were presenting with a cloudy appearance which could indicate a lost or failed seal. I recommend cleaning the glass. If cloudiness persists and cannot be cleaned, I recommend having the window glass further evaluated by a glass replacement specialist. Replace all glazing with lost seals as needed. A lost seal is a common term for when there is permanent cloudiness between the panes of glass or between the "insulated glass units," IGU's. This is a cosmetic defect that does not impact the short term performance of the window.
Stairs and Railings
Notation: Inspected
The interior stairs and railings were inspected by examining them to ensure the treads are even and level, that the hand and guard rails are sturdy, for their general condition, safety concerns, installation deficiencies or damage. The interior stairs and railings were in satisfactory condition at the time of inspection unless otherwise noted in this report.
Wall Insulation and Air Bypass
Wall Insulation: Not Visible
Bathrooms
General Notes and Limitations
Bathroom Inspection Information: The bathroom plumbing fixtures were operated and tested for functional flow and drainage and for damage and functional and safety concerns. The wall, floor, and ceiling surfaces were inspected for materials used, for signs of leaks or damage, and for functional and safety concerns. Any observed deficiencies, such as observed leaks or water stains, poor functional flow or drainage, lack of ventilation, cracked or loose tile or grout, installation deficiencies, or other damage will be reported on.
Quantitative testing of water temperature or pressure, or the testing of overflow protection is beyond the scope and capacity of a general home inspection and are excluded by the New Jersey Standards of Practice. Any comments regarding excluded systems or components present in the bathroom(s) are our casual observations and opinions and are presented as a courtesy in order to provide you with as much information about the home as possible.
General Limitations: The inspection of bathroom interiors and fixtures is limited to operation with normal controls and visual inspection without invasive methods. Typically this includes operation of hot and cold faucets at each fixture to confirm functional flow and the presence of hot water, inspection of visible piping and connections for leaks, and inspection of the finished surfaces, vanities, countertops, and cabinets. Because we are limited to normal operating controls and conditions present during the inspection, concealed defects are a possibility. For example, leaks behind finished walls without surface damage, water damage behind tile, or a shower pan leak that is only apparent when a person’s weight is applied cannot be observed in the course of a home inspection or reported on. Future conditions, renovations, changes in the habits of the occupants, severe weather, or seasonal changes may reveal issues that were not visible on the day of inspection. Concealed or latent defects are excluded from a home inspection by the New Jersey Standards of Practice.
It is important that you inquire with the seller about any history of maintenance, repairs, or other issues and read the Seller's Disclosure carefully.
During inspection today I operated all plumbing fixtures in bathrooms. I ran a moisture meter around toilets and tile shower enclosures to check for concealed leaks and sounded for loose tile and finishes in shower and tub enclosures. I do not test bathtub overflow drains as this risks damaging finishes around the tub. Monitor tubs while filling and avoid pushing water into the overflow. Even well-installed overflow drains can leak as the gaskets that seal the overflow will dry out over time and may no longer provide a watertight seal. Monitor plumbing after moving into a new home as testing during inspection presents less stress on plumbing than daily use. Please note that vacant homes present additional risk as it can be difficult to distinguish how the plumbing system will respond to daily use. Any defects uncovered during inspection are listed in this report.
Primary Bathroom Overview
Location: Off Bedroom 1
Heat Source: Forced Air Vent
Ventilation Method(s): Bath Fan, Operable Window
Family Bathroom Overview
Heat Source: Forced Air Vent
Ventilation Method(s): Bath Fan
Half Bath Overview
Heat Source: None Noted
Ventilation Method(s): Bath Fan
Sinks and Cabinets
Notation: Inspected
The bathroom sink(s) were inspected by opening and closing the faucets, operating the stopper, checking for functional flow and drainage, and by looking for leaks or damage. The under-sink supply and drain piping was examined for leaks, improper installation, or other deficiencies. The bathroom cabinets and countertops were inspected by looking for damage and by testing the doors and drawers for proper operation. The bathroom sinks, cabinets, and countertops were in satisfactory condition at the time of inspection unless otherwise noted in this report.
NOTE: Sink overflows are not tested for functionality due to the likelihood the gaskets will leak. Care should be taken to not overfill sinks. While the overflow will likely drain away the bulk of water, some amount of leaking should be anticipated. If desired, hire a licensed plumber to check the gaskets and repair as needed.
The faucet to the family bathroom sink is loose and requires repair.
Shower / Bathtub
Notation: Inspected
The showers and bathtubs were inspected by opening and closing the faucets, operating the diverter valve, operating the stopper, checking for functional flow and drainage, and by looking for leaks or damage. The tile was examined for loose or damaged tile and the grout or caulking was examined for installation deficiencies or other damage. The showers and bathtubs were in satisfactory condition at the time of inspection unless otherwise noted in this report.
NOTE: Tub overflows are not tested for functionality due to the likelihood the gaskets will leak. Care should be taken to not overfill bathtubs. While the overflow will likely drain away the bulk of water, some amount of leaking should be anticipated. If desired, hire a licensed plumber to check the gaskets and repair as needed.
Toilets
Notation: Inspected
The toilet(s) were inspected by flushing them to ensure they emptied and filled as expected and by looking for leaks in the supply lines and at the tank. They were checked to ensure they firmly mounted and not loose. The toilets were in satisfactory condition at the time of inspection unless otherwise noted in this report.
Bathroom Ventilation
Notation: Inspected
Type: Bath fan, Operable window
The bathroom ventilation was inspected by noting its type and checking for proper operation. Windows are opened to ensure they are functional. Bath fans are tested by operating the switch and listening for airflow. Passive vents are tested by using a slip of tissue paper to ensure air movement. The bathroom ventilation was in satisfactory condition at the time of inspection unless otherwise noted in this report.
Kitchen
Scope, Purpose, and Limitations
Kitchen Inspection Information: The installed appliances were inspected for with respect to their responsiveness to normal controls, the plumbing fixtures were inspected for leaks and for functional flow and drainage, and the countertops, cabinets, and wall, floor, and ceiling surfaces were inspected for materials used, for signs of leaks or damage, and for functional and safety concerns. Any observed deficiencies, such as inoperative controls, installation deficiencies, leaks or water stains, or other damage will be reported on.
The operation of microwave ovens, self-cleaning cycles, or appliance timers or thermostats is beyond the scope and capacity of a general home inspection and are excluded by the New Jersey Standards of Practice. Any comments regarding excluded systems or components present in the kitchen are our casual observations and opinions and are presented as a courtesy in order to provide you with as much information about the home as possible.
General Limitations: The inspection of kitchen appliances and surfaces is limited to operation with normal controls and visual inspection without invasive methods or moving the appliances. Typically this includes operation of the stovetop and oven to confirm the burners or elements function, the dishwasher to confirm water supply and drainage, operation of the garbage disposal, and an examination of the floors, walls, and ceilings without regard to paint or other finishes or temporary floor coverings like carpet or rugs. Because we are limited to normal operating controls and don’t move appliances or floor coverings, concealed defects are always a possibility. For example, wall damage concealed behind the range, the effectiveness of the dishwasher, or damage to the floor under a carpet cannot be observed in the course of a home inspection or reported on. Future conditions, renovations, changes in the habits of the occupants, severe weather, or seasonal changes may reveal issues that were not visible on the day of inspection. Concealed or latent defects are excluded from a home inspection by the New Jersey Standards of Practice.
It is important that you inquire with the seller about any history of maintenance, repairs, or other issues and read the Seller's Disclosure carefully.
Kitchen Sink(s)
Notation: Inspected
The kitchen sink(s) were inspected by opening and closing the faucets, checking for functional flow and drainage, and by looking for leaks or damage. The spray wand, if present, was tested, and the under-sink supply and drain piping was examined for leaks, improper installation, or other deficiencies. The kitchen sink(s) were in satisfactory condition at the time of inspection unless otherwise noted in this report.
Poor functional flow was noted at the kitchen sink faucet. This could be from localized restrictions in the aerator or angle stops of faucet or could be indicative of a larger supply piping problem. Have this further investigated and repaired as needed by a licensed plumber.
Cabinets and Countertops
Notation: Inspected
Countertop Material: Stone
Cabinet Material: Wood, Wood laminate
Dishwasher
Notation: Inspected
Dishwasher: Operated
Dishwasher Air Gap: None noted
The dishwasher was inspected by operating it and checking later for leaks or other deficiencies. The dishwasher drain line was examined for the presence of an air gap or high loop. The effectiveness of the wash or dry cycle, or of the different cycle options, is not tested or evaluated. The dishwasher was in satisfactory condition at the time of inspection unless otherwise noted in this report.
An air gap is recommended to protect the dishwasher from accidental contamination if the sewer line were to back up. If an air gap cannot be installed, at least run the drain line above the level of the sink drain to create a high loop. Have this condition evaluated and corrected as needed by a qualified professional.
Disposers
Notation: Not Present
Ranges, Ovens, and Cooktops
Notation: Inspected
Range/ Oven /Cook-tops: Gas
The cooktop was inspected by operating the burners to ensure they were functional. The oven was inspected by setting it to 'Bake' and ensuring it was functional. Temperature calibration or other operating modes are not tested or evaluated. The cooktop and over were in satisfactory condition at the time of inspection unless otherwise noted in this report.
Microwave
Notation: Not Present
Refrigerators
Notation: Present
Refrigerator: Operating
The inspection and evaluation of the refrigerator is beyond the scope of a home inspection and excluded by the NJ Standards of Practice. As a courtesy to provide you with as much information about the home as possible, I will include my casual observations of the refrigerator here. I checked that the refrigerator compartment and the freezer compartment were cold, tested the in door water and ice dispensers (if present), and looked at its general condition. The effectiveness of the refrigerator or freezer and other modes or features are not tested or evaluated. The refrigerator appeared to be in satisfactory condition at the time of inspection unless otherwise noted in this report.
Ventilation Method
Notation: Inspected, Ducted to Exterior
The exhaust fan was inspected by operating it via normal controls to ensure it was functional and its type (recirculating vs vented to exterior) was noted. The exhaust fan was in satisfactory condition at the time of inspection unless otherwise noted in this report.
Laundry
General Notes and Limitations
Laundry Inspection Information: The installed laundry appliances were inspected for responsiveness to normal controls, for water supply and drainage, and for functional and safety concerns. The countertops, cabinets, and wall, floor, and ceiling surfaces were inspected for materials used, for signs of leaks or damage, and for functional and safety concerns. Any observed deficiencies, such as inoperative controls, installation deficiencies, improper dryer venting, leaks or water stains, or other damage will be reported on.
Laundry appliances are beyond the scope and capacity of a general home inspection and are excluded by the New Jersey Standards of Practice. We perform these checks as part of our inspection as a courtesy in order to provide you with as much information as possible about the home. Any comments regarding excluded systems or components present in the laundry are our casual observations and opinions and are presented as a courtesy in order to provide you with as much information about the home as possible.
General Limitations: The inspection of laundry appliances is limited to operation with normal controls and visual inspection without invasive methods. Typically this includes operation to confirm water supply and drainage, the presence of hot water, inspection of visible piping and connections for leaks, and inspection of the finished surfaces. Because we are limited to normal operating controls and conditions present during the inspection, concealed defects are a possibility. For example, wall damage concealed behind the dryer or leaks from the washer that are only apparent after several consecutive cycles cannot be observed in the course of a home inspection or reported on. Future conditions, renovations, changes in the habits of the occupants, severe weather, or seasonal changes may reveal issues that were not visible on the day of inspection. Concealed or latent defects are excluded from a home inspection by the New Jersey Standards of Practice.
It is important that you inquire with the seller about any history of maintenance, repairs, or other issues and read the Seller's Disclosure carefully.
Laundry Overview
Laundry Type: Laundry Closet
Ventilation Method: Air by-pass noted for make-up air
The washer and dryer were not tested, as they were not included with the sale.
Washer
Notation: Not Inspected
Power Source: Electric - 110v
A moisture alarm with water shut-off features is recommended under the washing machine to protect against accidental leaks in the supply hoses. Pans can be effective when there is a drain, but even these will not protect against a burst supply connector. A moisture alarm with automatic shut-off will. Watts is a brand I have seen installed: Link.
Dryer
Notation: Not Inspected
Power Source: Electric - 220v
Exhaust Duct: Ducted to Exterior
Proper dryer exhaust venting is critical for safe and reliable performance from the dryer. Here are some basic rules of thumb for dryer exhaust duct installation: Unless a vent-free appliance is being used, the dryer exhaust vent must terminate outdoors. It should be no more than 25 feet long and for every 90 degree turn subtract 5 feet and for every 45 degree bend subtract 2.5 feet. Use only smooth-wall metal vent pipe @ 4 inch pipe diameter. Do not use plastic pipe and plastic flex pipe. If a flexible connector is needed behind the dryer use a short amount of corrugated metal pipe. If the exhaust duct is getting pinched behind dryer, consider use of a dryer vent box, pictured here. Flex and corrugated pipes should never be used in concealed spaces such as through walls or in attic or crawl spaces. Insulate dryer exhaust duct where it passes through unconditioned spaces to prevent condensation that could hasten lint build-up inside the pipe. Do not use screws to connect pipe as these can trap lint. Secure duct with foil tape as needed. Be sure duct is sleeved properly so that it will not trap lint and clean the vent regularly, especially if it is a long exhaust run.
Garage
General Notes and Limitations
Attached Garage Inspection Information: The visible and accessible portions of the attached garage were inspected for general structural makeup and condition, for function of the electrical components, for the function of the automatic door opener and and its safety features, and for general functional and safety concerns. Any observed deficiencies such as evidence of leaks or moisture intrusion, settling or cracking in the slab, improper materials, installation deficiencies, missing safety features, or other damage will be reported on.
General Limitations: The inspection of the garage components is limited to a visual inspection without invasive methods. Typically this includes the surfaces themselves, without regard to paint or other finishes or temporary floor coverings, the visible and accessible portions of the walls, ceilings, floors, and electrical systems, and the garage door opener and safety features. Because we are limited to visual methods under the conditions present during the inspection, concealed defects are always a possibility. For example, framing damage concealed behind finished surfaces, water intrusion that only occurs after prolonged heavy rain, or the determination that slab settlement is complete or ongoing cannot be observed in the course of a home inspection or reported on. Future conditions, renovations, severe weather, or seasonal changes may reveal issues that were not visible on the day of inspection. Concealed or latent defects are excluded from a home inspection by the New Jersey Standards of Practice.
It is important that you inquire with the seller about any history of maintenance, repairs, or other issues and read the Seller's Disclosure carefully.
Storage in the garage inhibited the view of portions of the space and limited the inspection. No representation can be made as to the condition of any concealed or inaccessible materials or components and they are excluded from this report. Concealed defects are a possibility. It is highly recommended that you examine the concealed areas of the garage for defects during your final walk-through, or at some point after these belongings have been removed.
If any concerns are noticed during your final walk-through, please feel free to contact me.
Garage Interior
Notation: Inspected
Garage Type: Attached
The walls and ceilings of the garage were inspected by examining them for their general condition, the materials used, any breaches in fire separation, and for installation deficiencies or damage. The garage interior was in satisfactory condition at the time of inspection unless otherwise noted in this report.
Evidence of rodent entry was noted in the garage. All openings into the garage should be sealed to prevent rodent entry. All feces and contamination should be cleaned and a trapping program implemented to monitor sealing progress. See other sections of the report for more information on rodents.
Garage Doors and Automatic Openers
Notation: Inspected
Overhead Garage Door Type: Metal
Automatic Garage Opener: None noted
Garage Occupant Door: Fire Rated
The overhead garage door was inspected by operating it via normal controls, testing the electric eye and auto-reverse safety features, and by examining it for general condition. The occupant door was examined for fire rating and general condition. The garage doors were in satisfactory condition at the time of inspection unless otherwise noted in this report.
You may want to install automatic garage door openers as none have been installed for the garage doors.
Garage Slab
Notation: Inspected
Garage Slab: Concrete
Miscellaneous
General Notes and Limitations
Notable systems or components that we observed but are not in the scope or capacity of a general home inspection may be described here with our casual observations as a courtesy, in order to provide you with as much information as possible about the home. This may include items such as alarm systems, fire suppression systems, intercom systems, dumbwaiters, elevators, low voltage lighting systems, water conditioning systems, or photovoltaic systems, for example. It is important that you ask the seller for any information or documentation they have on these systems, such as operating manuals, maintenance records, or warranty information; or that you seek that information from the manufacturer. These systems and components should not be considered inspected, either in whole or in part. If more information is desired, you must contact an appropriate professional for a full evaluation or inspection of the system in question.
Water Softener
A water softening system was noted in the house - see under the stairs near the well equipment. Evaluation of this system and water quality is beyond the scope of this inspection. I recommend inquiring with the seller for any additional information:
- Is this system generally functioning?
- Is there any documentation available, such as installation records, manuals, warranties, or service contracts?
- Are there extra supplies for the system on hand that can be left behind?
- Are there any other recommended maintenance or servicing tips for keeping the system clean and functioning?
Solar / Photovoltaic Systems
This house has a solar photovoltaic system installed. Photovoltaic or PV systems convert the sun's energy into electricity. Inspection and evaluation of solar installations are beyond the scope of this inspection. I recommend inquiring with the seller for any additional maintenance, installer, and warranty information.
Hot Tub
Swimming Pools
The pool pump was noted to be powered via an extension cord. Additionally, the bonding wire was loose. Pumps of this nature are generally required to have a dedicated hardwired receptacle within 6 feet. Pool equipment is required to be bonded to prevent risk of electric shock. Have the pool pump and filtering equipment evaluated and corrected as needed by a qualified technician.
An above ground pool was present in the backyard. Swimming pools are beyond the scope of this inspection and should not be considered to have been inspected or tested during inspection, though some casual observations of obvious defects may be included here as a courtesy. I recommend inquiring with the seller for any additional information on this system and having a qualified technician inspect the pool equipment.
Pests and Environmental
Scope, Purpose, and Limitations
Scope of the WDI Inspection: The visible and accessible accessible areas of the property, including attics and crawlspaces which permitted entry during the inspection, were inspected, both visually and by probing and/or sounding, for indications of Wood Destroying Insect (WDI) activity and damage. For purposes of this inspection, wood destroying insects include: termites, carpenter ants, carpenter bees, and re-infesting wood boring beetles. Any observed deficiencies, such as live or dead WDI, frass, mud tubes, entry / exit holes, or other damage will be reported on.
Unless otherwise contracted for and agreed to in writing, the determination of air or water quality, the presence of environmental hazards, or inspection for other pests, mold, mildew, or non-insect wood destroying organisms are beyond the scope and capacity of this inspection and are excluded by the New Jersey Standards of Practice. Any comments regarding excluded conditions or pests are our casual observations and opinions and are presented as a courtesy in order to provide you with as much information about the home as possible.
General Limitations: The areas of a home are where pests and WDI are active are often hidden behind finished surfaces and not accessible for visual inspection without invasive methods.
Areas accessible for inspection typically include structural components accessible from the unfinished areas of the home and wooden components visible from the interior or exterior, such as window and door trims, decks, porches, stairs, and wooden skirting . Because we are limited to visual and non-invasive methods under the conditions present at the time of inspection, concealed defects are a possibility. For example, termite activity below ground, evidence of pests concealed behind finished surfaces, or the condition of structural components not readily accessible cannot be observed in the course of a home inspection or reported on. Future conditions or seasonal changes may reveal issues that were not visible on the day of inspection. Concealed or latent defects are excluded from a home inspection by the New Jersey Standards of Practice.
It is important that you inquire with the seller about any history of pest intrusion, treatment, repairs, or other issues and read the Seller's Disclosure carefully.
Wood Destroying Insects
Visible Evidence of Active Wood Destroying Insects: Present, Carpenter Ants
Visible Evidence of Inactive Wood Destroying Insects: Present
Visible Evidence of Damage from Wood Destroying Insects: Present
Visible Evidence of Conditions Conducive to Wood Destroying Insects: See WDO observations in this report
The visible and accessible accessible areas of the property were inspected by looking for evidence of past or present Wood Destroying Insect (WDI) activity. The inspection includes probing and/or sounding of unobstructed and accessible areas to determine the presence or absence of visual evidence of WDI. For purposes of this inspection, wood destroying insects include: termites, carpenter ants, carpenter bees, and re-infesting wood boring beetles. An NPMA-33 WDI Inspection report will be issued as a separate document to supplement this inspection report.
No evidence of Wood Destroying Insects was observed unless otherwise noted in this report.
A note about carpenter ants: Carpenter ant activity is both seasonal and nocturnal, so they can be difficult to find during a home inspection. Carpenter ants perform an important function in the ecosystem and are endemic to woodland areas, but you do not want them setting up a satellite colony in your house. Carpenter ants do not "eat" wood, as termites do, but they can tunnel in wood and damage wood structure with their nest building. Carpenter ants favor wet wood and can be indicative of a moisture problem when they are attracted to a house. Organic control of carpenter ants involves eliminating conducive conditions such as: eliminating wet wood in and around the house, pruning vegetation away from the building, eliminating wood to soil contact and removing wet and rotted wood around the property such as old stumps and logs. Chemical control of carpenter ants can be effective and should be performed by a licensed pest control operator.
Carpenter ants were noted to be living at the base of the western-most post of the upper level of the deck in the rotting wood of the post. Carpenter ants often begin nesting in soft rotted wood but will move on to dry wood as the colony grows, causing damage as they excavate the material. Additional damage may exist further up the post on the interior. Consult with a pest control specialist for options for control of the ants and repair all damaged wood as needed.
Wood Decay, Mold, and Fungi
Visible Evidence of Active Wood Decay and Fungi: See WDO Comments in this report
Visible Evidence of Conditions Conducive to Mold and Fungi: See WDO observations in this report
Molds are a natural part of the environment and can be found almost anywhere that moisture and oxygen are present, both indoors and outdoors. They belong to the kingdom Fungi and live in moist places such as soil, plants and dead or decaying matter. Outdoors, molds play a part in nature by breaking down dead organic matter such as fallen leaves, dead trees and other debris; however, indoors mold growth should be avoided. There are many types of mold – all of them need water or moisture to grow. When excessive moisture accumulates in buildings or on building materials, mold growth often occurs, particularly if the moisture problem remains undiscovered or unaddressed. When mold spores land on damp spots or surfaces, they may begin growing indoors and digesting whatever they are growing on in order to survive. Eventually molds will destroy the things on which they grow.
Molds can have a big impact on indoor air quality. Health risks associated with indoor mold growth include: sneezing, runny nose, red eyes, skin rashes, dizziness, headaches, or asthma attacks. These risks are higher for children, elderly people and those with pre-existing respiratory illnesses.
Identification and testing for mold and evaluation of indoor air quality is beyond the scope of this home inspection and excluded by the New Jersey Standards of Practice. If I observe conditions conductive to mold growth, note areas with visible apparent mold, or detect any musty odors that could indicate organic growth, it will be noted here as a courtesy to provide you with as much information about the home as possible. Comments on individual areas or components that may be vulnerable to or that exhibit apparent mold growth are not meant to be an all-inclusive list, nor should it be construed that items that are not commented upon are definitively mold-free. Only inspection and testing by the appropriate professional along with laboratory analysis can positively identify mold.
For more information about Mold, visit the NJ Dept of Health page on Mold here or the US EPA page on Mold here.
Rodents
Rodents: Some signs
The inspection and evaluation of the home for rodents is beyond the scope of a home inspection and excluded by the NJ Standards of Practice.. As a courtesy to provide you with as much information about the home as possible, I will include my casual observations of any signs of rodent activity here. I looked for droppings, shredded material typical of rodent nests, and signs of traps, poison, or other rodent control measures. No visible evidence of rodent activity was observed at the time of inspection unless otherwise noted in this report.
Evidence of minor rodent entry into the garage was discovered. It appeared to be old, but this is difficult to verify during a one-time inspection. I recommend inquiring with the seller regarding any history of rodent problems and/or treatment. A trapping and baiting program should be implemented to determine if these conditions are old. If rodents are trapped, additional exclusion and prevention work is needed: prune trees off the house, seal all openings to the exterior and implement a plan to rodent proof the house. Please note that minor rodent problems are very common and rodent control efforts are just a part of regular home ownership.
Other Pests
Other Pests: Present
The inspection and evaluation of the home for other pests (such as wasps, bats, birds, or raccoons) is beyond the scope of a home inspection and excluded by the NJ Standards of Practice.. As a courtesy to provide you with as much information about the home as possible, I will include my casual observations of any evidence of animal or insect activity here. I looked for droppings, nests, and traps and other control measures. No evidence of other pests was observed at the time of inspection unless otherwise noted in this report.
Bird nests were noted under the deck. Nests can negatively impact the structure they are connected to by providing a habitat for other pests and by holding moisture against the structure. Bird droppings can harbor a variety of harmful fungi and bacteria. Have the nest removed and the droppings cleaned by a qualified professional.
Yellowjackets were noted to be flying in and out of the SW corner of the home. This is common but can be a nuisance and if they are nesting in the structure can allow moisture intrusion. Consult with a pest control specialist for treatment of the yellowjackets and remove any nests.
Radon
Radon Testing: No - Testing Recommended
A Radon test was not conducted as part of this inspection. The NJ DEP recommends radon testing for all homes.
Radon is a radioactive gas that comes from the breakdown of naturally occurring uranium in soil and rock. It is invisible, odorless and tasteless, and can only be detected by specialized tests. Radon enters homes through openings that are in contact with the ground, such as cracks in the foundation, small openings around pipes, and sump pits.
Radon, like other radioactive materials, undergoes radioactive decay that forms decay products. Radon and its decay products release radioactive energy that can damage lung tissue in a way that causes the beginning of lung cancer. The more radon you are exposed to, and the longer the exposure, the greater the risk of eventually developing lung cancer. Radon is the second leading cause of lung cancer in the United States, resulting in 15,000 to 22,000 deaths per year.
The New Jersey Department of Environmental Protection (DEP) recommends that all homes be tested for radon. Homes with high levels of radon gas present can be mitigated to prevent excessive levels of radon gas from accumulating in the structure. For more information about Radon and Radon Testing, visit the NJ DEP page here.
Closing Comments
Remember to Ask the Seller For
Remember to ask the seller for:
- All keys and codes
- Paint chips / extra stored paint
- Manuals and warranty information
- Maintenance or repair records
- Permitting or renovation records
- Extra tile, carpet, or flooring set aside for future repairs
When You Move In
When you move into your new home, remember to:
- Change all locks and and keypad codes
- Reset any smart devices to factory defaults and / or change their access codes
- Check the ages of all smoke detectors - any more than 10 years old should be replaced, and all should get fresh batteries
- Check the ages of Carbon Monoxide detectors (and combo CO / smoke detectors) - any older than 5 years should be replaced, and all should get new batteries
- If you don't already have a safe place for your mortgage and other related documents, consider a fire-rated document safe or safe deposit box.
- Make sure you know where the main electrical, gas, and water shut-offs are, in case of emergency. Shutoff locations are noted in this report in the Utility Shutoff Locations section.
Basic Maintenance Schedule
Average Life Expectancy Chart
The included chart details the predicted average life expectancy of various appliances, products, materials, systems and components that are found in your home. Please note that these life expectancies have been determined through research and testing based on regular recommended maintenance and conditions of normal wear and tear, and not extreme weather or other conditions, neglect, over-use or abuse. Therefore, they should be used as guidelines only, and not relied upon as guarantees or warranties. Systems and components in your home, even new ones, can fail unexpectedly at any time.
Checking Out Procedure
Check Out List
Doors / Door Locks: Occupant Still in House
Windows / Window Locks: Restored to pre-inspection state
Lights:Occupant Still in House
Thermostats:Restored to pre-inspection state
GFCIs: Reset
Oven:Off
Appliances:Off / finishing cycle
Faucets: Off
Attic Access: Closed, Floor Swept
Gates: Closed
Standards of Practice
N.J. Admin. Code § 13:40-15.16
STANDARDS OF PRACTICE as per NJAC 13:40-15.16
All home inspectors shall comply with the standards of practice contained in this section when conducting home inspections. The scope of home inspection services performed in compliance with the requirements set forth in this section shall provide the client with objective information regarding the condition of the systems and components of the home as determined at the time of the home inspection.
Nothing in this section shall be construed to require a home inspector to:
- Enter any area or perform any procedure which is, in the opinion of the home inspector, unsafe and likely to be dangerous to the inspector or other persons;
- Enter any area or perform any procedure which will, in the opinion of the home inspector, likely damage the property or its systems or components;
- Enter any area which does not have at least 24 inches of unobstructed vertical clearance and at least 30 inches of unobstructed horizontal clearance;
- Identify concealed conditions and latent defects;
- Determine life expectancy of any system or component;
- Determine the cause of any condition or deficiency;
- Determine future conditions that may occur including the failure of systems and components including consequential damage;
- Determine the operating costs of systems or components;
- Determine the suitability of the property for any specialized use;
- Determine compliance with codes, regulations and/ or ordinances;
- Determine market value of the property or its marketability;
- Determine advisability of purchase of the property;
- Determine the presence of any potentially hazardous plants, animals or diseases or the presence of any suspected hazardous substances or adverse conditions such as mold, fungus, toxins, carcinogens, noise, and contaminants in soil, water, and air;
- Determine the effectiveness of any system installed or method utilized to control or remove suspected hazardous substances;
- Operate any system or component which is shut down or otherwise inoperable;
- Operate any system or component which does not respond to normal operating controls;
- Operate shut-off valves;
- Determine whether water supply and waste disposal systems are public or private;
- Insert any tool, probe or testing device inside electrical panels;
- Dismantle any electrical device or control other than to remove the covers of main and sub panels;
- Walk on un-floored sections of attics; and
- Light pilot flames or ignite or extinguish fires.
Home inspectors shall inspect the following systems and components in residential buildings and other related residential housing components:
- Structural components as required below;
- Exterior components as required below;
- Roofing system components as required below;
- Plumbing system components as required below;
- Electrical system components as required below;
- Heating system components as required below;
- Cooling system components as required below;
- Interior components as required below;
- Insulation components and ventilation system as required below; and
- Fireplaces and solid fuel burning appliances as required below;
Home inspectors shall prepare a home inspection report which shall:
- Disclose those systems and components as set forth above which were present at the time of inspection;
- Disclose those systems and components as set forth above which were present at the time of the home inspection but were not inspected, and the reason(s) they were not inspected;
- Describe the systems and components specified in these standards of practice;
- State material defects found in systems or components;
- State the significance of findings where any material defects in the systems and components set forth above were found; and
- Provide recommendations regarding the need to repair, replace or monitor a system or component, or to obtain examination and analysis by a qualified professional, tradesman, or service technician.
Home inspectors shall retain copies of all home inspection reports prepared pursuant to above, for a period of five years upon completion of the report.
Nothing above is intended to limit home inspectors from:
- Inspecting or reporting observations and conditions observed in systems and components in addition to those required above and inspecting systems and components other than those mandated for inspection above as long as the inspection and reporting is based on the licensee's professional opinion, prior work experience, education and training, unless these standards of practice prohibit the home inspector from inspecting such system or component;
- Contracting with the client to provide, for an additional fee additional inspection services provided the home inspector is educated, trained, certified, registered or licensed, pursuant to the provisions of N.J.A.C. 13:40-15.22 and other applicable statutes and rules; and
- Excluding systems and components from the inspection if requested in writing by the client.
When conducting the inspection of the structural components, the home inspector shall:
- Inspect: foundation; floors; walls; ceilings; and roof;
- Describe: foundation construction type and material; floor construction type and material; wall construction type and material; ceiling construction type and material; and roof construction type and material;
- Probe: structural components where deterioration is suspected unless such probing would damage any finished surface; and
- Describe: in the home inspection report the methods used to inspect under-floor crawl spaces and attics.
When conducting the inspection of the exterior components, a home inspector shall:
- Inspect: exterior surfaces, excluding shutters, and screening, awnings, and other similar seasonal accessories; exterior doors excluding storm doors or safety glazing; windows excluding storm windows and safety glazing; attached or adjacent decks, balconies, stoops, steps, porches, and their railings; vegetation, grading, drainage, and retaining walls with respect to their immediate detrimental effect on the condition of the residential building, excluding fences, geological and/or soil conditions, sea walls, break-walls, bulkheads and docks, or erosion control and earth stabilization; attached or adjacent walkways, patios, and driveways; and garage doors including automatic door openers and entrapment protection mechanisms, excluding remote control devices; and
- Describe: exterior wall surface type and material
When inspecting the roof of a residential building, the home inspector shall:
- Inspect: roofing surface, excluding antennae and other installed accessories such as solar heating systems, lightning arresters, and satellite dishes; roof drainage systems; flashing; skylights; and exterior of chimneys;
- Describe: roof surface; roof drainage systems; flashing; skylights; and chimneys;
- Employ: reasonable, practicable and safe methods to inspect the roof such as: walking on the roof; observation from a ladder at roof level; or visual examination with binoculars from ground level; and
- Describe: the methods used to inspect the roof.
When inspecting the plumbing system, a home inspector shall:
- Inspect: interior water supply and distribution systems including functional water flow and functional drainage, excluding wells, well pumps, well water sampling or water storage related equipment, determination of water supply quantity or quality and water conditioning systems and lawn irrigation systems; all interior fixtures and faucets, excluding shut off valves, wells, well pumps, well water sampling and water storage related equipment; drain, waste and vent systems; domestic water heating systems, without operating safety valves or automatic safety controls, and excluding solar water heating systems; combustion vent systems excluding interiors of flues and chimneys; fuel distribution systems; and drainage sumps, sump pumps and related piping; and
- Describe: predominant interior water supply and distribution piping materials; predominant drain, waste and vent piping materials; and water heating equipment including energy sources.
When inspecting the electrical system, a home inspector shall:
- Inspect: service entrance system; main disconnects, main panel and sub panels, including interior components of main panel and sub panels; service grounding; wiring, without measuring amperage, voltage or impedance, excluding any wiring not a part of the primary electrical power distribution system, such as central vacuum systems, remote control devices, telephone or cable system wiring, intercom systems, security systems and low voltage wiring systems; over-current protection devices and the compatibility of their ampacity with that of the connected wiring; at least one of each interior installed lighting fixture, switch, and receptacle per room and at least one exterior installed lighting fixture, switch, and receptacle per side of house; and ground fault circuit interrupters; and
- Describe: amperage and voltage rating of the service; location of main disconnect, main panels, and sub-panels; type of over-current protection devices; predominant type of wiring; presence of knob and tube branch circuit wiring; and presence of solid conductor aluminum branch circuit wiring.
When inspecting the heating system, a home inspector shall:
- Inspect: installed heating equipment and energy sources, without determining heat supply adequacy or distribution balance, and without operating automatic safety controls or operating heat pumps when weather conditions or other circumstances may cause damage to the pumps, and excluding humidifiers, electronic air filters and solar heating systems; combustion vent systems and chimneys, excluding interiors of flues or chimneys; fuel storage tanks, excluding propane and underground storage tanks; and visible and accessible portions of the heat exchanger; and
- Describe: heating equipment and distribution type; and energy sources.
When inspecting the cooling system, a home inspector shall:
- Inspect: central cooling system, excluding electronic air filters and excluding determination of cooling supply adequacy or distribution balance and without operating central cooling equipment when weather conditions or other circumstances may cause damage to the cooling equipment; permanently installed hard-wired, through-wall individual cooling systems; and energy sources; and
- Describe: cooling equipment and distribution type; and energy sources.
When inspecting the interior of a residential building, a home inspector shall:
- Inspect: walls, ceilings, and floors excluding paint, wallpaper and other finish treatments, carpeting and other non-permanent floor coverings; steps, stairways, and railings; installed kitchen wall cabinets to determine if secure; at least one interior passage door and operate one window per room excluding window treatments; and household appliances limited to: the kitchen range and oven to determine operation of burners or heating elements excluding microwave ovens and the operation of self-cleaning cycles and appliance timers and thermostats; dishwasher to determine water supply and drainage; and garbage disposer.
When inspecting the insulation components and ventilation system of a residential building, the home inspector shall:
- Inspect: insulation in unfinished spaces without disturbing insulation; ventilation of attics and crawlspaces; and mechanical ventilation systems; and
- Describe: insulation in unfinished spaces adjacent to heated areas; and evidence of inadequate attic and crawlspace ventilation.
When inspecting fireplaces and solid fuel burning appliances, a home inspector shall:
- Inspect: fireplaces and solid fuel burning appliances, without testing draft characteristics, excluding fire screens and doors, seals and gaskets, automatic fuel feed devices, mantles and non-structural fireplace surrounds, combustion make-up air devices, or gravity fed and fan assisted heat distribution systems; and chimneys and combustion vents excluding interiors of flues and chimneys; and
- Describe: type of fireplaces and/or solid fuel burning appliances; energy source; and visible evidence of improper draft characteristics
The above text has been streamlined and formatted for clarity and readability in this report. CLICK HERE for a complete copy of the original text of NJAC 13:40 Subchapter 15: Home Inspection Advisory Committee, or go to the Home Inspection Advisory Committee page of the New Jersey State Department of Consumer Affairs.