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Acadian Home InspectionProperty Inspection Report

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4 Kimball, Poughkeepsie NY, 12601Inspection prepared for: Maria JohannsonAgent: Julieann Mazzoni - Rand Reality

Inspection Date: 7/11/2011 Time: 4:00 P.M. Age: 1956 Size: 2749 Sq Ft

Weather: Clouds 92 DegreesInspection #110711b

Inspector: Robert BoudreauLicense # 16000043717

90 Kipp Road, Staatsburg, NY, 12580Phone: (845) 514-4362 Fax: (845) 704-0792

Email: Bob@poughkeepsiehomeinspection.comWWW.POUGHKEEPSIEHOMEINSPECTION.COM

Acadian Home Inspection 4 Kimball, Poughkeepsie, NY

Page 1 of 21

Report SummaryReport Summary

RoofPage 4 Item: 2 Roof Covering • Cracking

• Exposed felt• Roof appears to be near or at the end of it's useful life.Budget for replacement• Consult a qualified roofing contractor for evaluation / repairs.

Page 5 Item: 3 Chimney • The chimney can be moved by pushing on it with little forcefurther evaluation by a qualified contractor is recommended

FrontPage 6 Item: 11 Outlets • Recommend GFCI

• DamagedBackPage 10 Item: 7 Outlets • Outlets near the roof should be GFCIPage 10 Item: 9 Service entry • The dead tree could pose a hazard to the service or phone

lines, consultation with an arborist is recommendedGaragePage 12 Item: 5 Garage electricity • Open Junction box

• Recommend GFCIPage 12 Item: 6 Fire separation • Not a fire door

• Recommend a fire rated door for the entrance to the houseand the crawlspace• No step up to the house. Living areas should be above thegarage floor level.• Sheetrock garage ceiling and walls for fire separation

AtticPage 13 Item: 2 Attic observations • Recommend railing near the stairs

• Safety issueBasement/CrawlspacePage 18 Item: 1 Foundation /

Structure• Staining indicates past water intrusion of 2-4 inches this mayhave been corrected by the new driveway configuration• The crawl space floor pitches back towards the far corner,an additional sump pump may be useful

Page 19 Item: 3 Basementelectrical

• Old fuse box used as a junction box• Safety issue

PlumbingPage 19 Item: 5 Hot Water Heater • Water heater is near or past the end of its typical service life-

about 15 years. Budget for replacement.HVAC0 Item: 1 Heating System • Average life span of a Furnace is 15 to 20 years, Budgeting

for replacement is suggestedPage 20 Item: 2 Oil Tank • Abanded oil tank, verify the tank is empty, removal is

recommendedElectrical


Page 2 of 21

Page 21 Item: 5 Sub Panel • The auxiliary panel ground & neutral wires are improperlybonded. Bonding these conductors is hazardous as it cancause neutral currents to travel on metal services or electricalboxes & conduits. Recommend a licensed electrician toisolate the ground & neutral wires.• Recommend evaluation by a qualified electrician

Page 21 Item: 6 Service Grounding • Bond wire is needed on both sides of the water meter


Page 3 of 21

Introduction

Roof

We appreciate the opportunity to conduct this inspection for you! Please carefully read your entireInspection Report. Call us after you have reviewed your report, so we can go over any questionsyou may have. Remember, when the inspection is completed and the report is delivered, we are stillavailable to you for any questions you may have, throughout the entire closing process.Properties being inspected do not "Pass" or "Fail.” - The following report is based on an inspectionof the visible portion of the structure; inspection may be limited by vegetation and possessions. Depending upon the age of the property, some items like GFI outlets may not be installed; thisreport will focus on safety and function, not current code. This report identifies specific non-code, non-cosmetic concerns that the inspector feels may need further investigation or repair. For your safety and liability purposes, we recommend that licensed contractors evaluate and repairany critical concerns and defects. Note that this report is a snapshot in time. We recommendthat you or your representative carry out a final walk-through inspection immediately beforeclosing to check the condition of the property, using this report as a guide.

1. Comments

• The summary consists of potentially significant findings. These findings canbe a safety hazard, a deficiency requiring a major expenses to correct oritems I would like to draw extra attention to. The summary is not a completelisting of all the findings in the report, and reflects the opinion of theinspector. Please review all of the pages of the report as the summary alonedoes not explain all the issues. All repairs must be done by a licensed &bonded trade or profession. I recommend obtaining a copy of all receipts,manuals, warranties and permits for work previously done.• Lot grading and drainage have a significant impact on the building, simplybecause of the direct and indirect damage that moisture can have on thefoundation. It is very important, therefore, that surface runoff water beadequately diverted away from the home. Lot grading should slope away andfall a minimum of one (1) inch every foot for a distance of six (6) feet aroundthe perimeter of the building.• Controlling water runoff from the roof is extremely important. Proper gutterinstallation and maintenance also has a significant impact on water damageto the building particularly the foundation and basement. Water should bediverted away from the structure using extensions on the downspouts.Gutters should always be clear of leaves and other debris, cleaning guttersshould be part of an ongoing maintenance routine.• Exterior caulking is the simplest energy efficient measures to install. Thepurpose of exterior caulking is to minimize air flow and moisture throughcracks, seams, and utility penetrations/openings.• Insulation is another easy way to increase energy efficiency. The U.S.Department of Energy recommends R38 to R60 in the attic. R38 would be a12 inch thick fiberglass bat which can be laid in the attic floor

1. Inspection MethodInspection Method: Walked the Roof


Page 4 of 21

2. Roof CoveringFunc Marg Poor N/I None

XMaterials: Three tab asphaltApproximate age: 15+ yearsObservations:• Cracking• Exposed felt• Roof appears to be near or at the end of it's useful life. Budget forreplacement• Consult a qualified roofing contractor for evaluation / repairs.

Exposed felt Remove debris

Cracking in the valley3. ChimneyFunc Marg Poor N/I None

XViewed from: RoofMaterials: BrickObservations:• Cracked / Damaged Chimney cap• Damaged spark arrester• Reccomennd cleaning / evaluation by qualified Chimney sweep• The chimney can be moved by pushing on it with little force furtherevaluation by a qualified contractor is recommended


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Front

4. FlashingFunc Marg Poor N/I None

XMaterials: Asphalt • AluminiumObservations:• Cracked valley flashing• Recommend sealing• Consult a qualified roofing contractor for evaluation / repairs.

5. VentilationFunc Marg Poor N/I None

XType: GableObservations:• Additional ventilation to the soffits will extend the life of the roof covering.

6. Plumbing VentsFunc Marg Poor N/I None

XMaterials: Metal

1. Designation South

2. WalkwayFunc Marg Poor N/I None

XMaterials: Concrete

3. DrivewayFunc Marg Poor N/I None

XMaterials: Asphalt

4. Stoop / StepsFunc Marg Poor N/I None

XMaterials: Brick and StoneObservations:• Recommend pointing


Page 6 of 21

5. GuttersFunc Marg Poor N/I None

XMaterials: AluminumObservations:• Longer Extension needed

6. Trim,Soffit,FasciaFunc Marg Poor N/I None

XMaterials: Wood

7. SidingFunc Marg Poor N/I None

XMaterials: WoodObservations:• Damage near the gutter

Damage near the gutter8. Storm windowsFunc Marg Poor N/I None

XMaterials: Wood

9. Exterior doorsFunc Marg Poor N/I None

XMaterials: Wood

10. Landscaping / House contactFunc Marg Poor N/I None

XGrade: Level GradeObservations:• Recommend additional backfill

11. OutletsFunc Marg Poor N/I None

XObservations:• Recommend GFCI• Damaged


Page 7 of 21

Right Side

12. Foundation / Stem wallFunc Marg Poor N/I None

XMaterials: BlockObservations:• Damaged block

Damaged block13. Retaining wallFunc Marg Poor N/I None

XMaterials: Stone

1. Designation East


XMaterials: Wood


XMaterials: WoodObservations:• Damaged• Recommend evaluation / repairs by a qualified professional


Page 8 of 21

Back

Damaged4. Landscaping / House contactFunc Marg Poor N/I None

Grade: Level GradeObservations:• Recommend additional backfill


Materials: BlockObservations:• Repair hole


XMaterials: AluminumObservations:• Extension needed on the roof, downspout shouldn't drain directly on theroof

Extension needed on the roof, downspout shouldn't drain directly on the roof


Page 9 of 21


XMaterials: WoodObservations:• Damaged• Recommend adding soffit venting to aid in attic ventilation

Damaged3. SidingFunc Marg Poor N/I None

XMaterials: Wood

4. WindowsFunc Marg Poor N/I None

XMaterials: Wood

5. Exterior doorsFunc Marg Poor N/I None

XMaterials: Vinyl • Wood



7. OutletsFunc Marg Poor N/I None

XObservations:• Outlets near the roof should be GFCI


Page 10 of 21

Left Side

Outlets near the roof should be GFCI8. Foundation / Stem wallFunc Marg Poor N/I None

XMaterials: Block

9. Service entryFunc Marg Poor N/I None

XObservations:• Overhead• Ground rod not visible• The dead tree could pose a hazard to the service or phone lines,consultation with an arborist is recommended

1. Designation West

2. WalkwayFunc Marg Poor N/I None

XMaterials: Flagstone


XMaterials: Aluminum


XMaterials: Wood


XMaterials: Wood


Page 11 of 21

Patio / Porch /Decks

Garage

6. WindowsFunc Marg Poor N/I None

XMaterials: Wood • MetalObservations:• Recommend Thermopane glass

7. Storm windowsFunc Marg Poor N/I None

XMaterials: Wood




X

1. PatioFunc Marg Poor N/I None

XMaterials: Concrete • Pavers

1. Garage typeMaterials: Attached • 2 Car

2. Overhead doorsFunc Marg Poor N/I None

XMaterials: FiberglassObservations:• Pressure reverse needs adjustment• Electric eye reverses door

3. Garage WindowFunc Marg Poor N/I None

XMaterials: MetalObservations:• The windows that were tested,didn't open recommend replacementwindows

4. Garage FloorFunc Marg Poor N/I None

XMaterials: Concrete

5. Garage electricityFunc Marg Poor N/I None

XElectricity present: YesObservations:• Open Junction box• Recommend GFCI


Page 12 of 21

Attic

Open Junction box6. Fire separationFunc Marg Poor N/I None

XBetween garage and living space: Not presentObservations:• Not a fire door• Recommend a fire rated door for the entrance to the house and thecrawlspace• No step up to the house. Living areas should be above the garage floorlevel.• Sheetrock garage ceiling and walls for fire separation

1. AccessFunc Marg Poor N/I None

XAccess; Stairs In the Attic

2. Attic observationsFunc Marg Poor N/I None

XMaterials: Fiberglass, battsDepth: 3 inchesObservations:• Partial floor• Damaged / compressed insulation• Inadequate insulation• Recommend railing near the stairs• Safety issue


Page 13 of 21

Kitchen / Dining

Recommend railing near the stairs3. Attic StructureFunc Marg Poor N/I None

XMaterials: 1x6 Joists • Plywood sheathing

1. Kitchen CountertopsFunc Marg Poor N/I None

XMaterials: Laminate

2. Kitchen CabinetsFunc Marg Poor N/I None

XMaterials: Solid wood doors

3. Kitchen PlumbingFunc Marg Poor N/I None

XMaterials: Copper water supplies

4. Kitchen ElectricalFunc Marg Poor N/I None

XObservations:• GFCI operates

5. Kitchen Heating/ cooling sourceFunc Marg Poor N/I None

X

6. Kitchen Walls and ceilingsFunc Marg Poor N/I None

X


Page 14 of 21

Living Room

7. Kitchen doors and windowsFunc Marg Poor N/I None

XObservations:• Door rubs• Window is hard to close

8. Kitchen FloorFunc Marg Poor N/I None

XMaterials: Vinyl

9. Kitchen AppliancesFunc Marg Poor N/I None

XObservations:• Oven operates• Range operates• Exhaust fan operates• Microwave operates

10. Dining room walls and ceilingsFunc Marg Poor N/I None

X

11. Dining room floorFunc Marg Poor N/I None

XMaterials: Hardwood

12. Dining room electricalFunc Marg Poor N/I None

XObservations:• Two prong outlets

13. Dining room doors and windowsFunc Marg Poor N/I None

X

14. Dining room Heat / CoolingFunc Marg Poor N/I None

X

1. Walls and ceilingsFunc Marg Poor N/I None

X

2. FloorFunc Marg Poor N/I None


3. ElectricalFunc Marg Poor N/I None

XObservations:• Two prong outlets


Page 15 of 21

Master Bedroom

Bedroom 2

4. Doors and windowsFunc Marg Poor N/I None

X

5. Heat / CoolingFunc Marg Poor N/I None

X XObservations:• Heating source present

1. Master Walls and ceilingsFunc Marg Poor N/I None

X

2. Master FloorFunc Marg Poor N/I None


3. Master ElectricalFunc Marg Poor N/I None

XObservations:• two prong outlets• Tested switches appear operational

4. Master Doors and windowsFunc Marg Poor N/I None

XObservations:• Checked windows appear operational• Window hardware damaged• Door hardware is missing

5. Master heat / CoolingFunc Marg Poor N/I None

XObservations:• Heating source present

6. Master Smoke DetectorsFunc Marg Poor N/I None

XObservations:• Smoke detectors present

7. Master CO DetectorFunc Marg Poor N/I None

XObservations:• CO Detector present


X


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Bedroom 3




XObservations:• Tested switches appear operational• Two prong outlets


XObservations:• Heating source present

5. Smoke DetectorsFunc Marg Poor N/I None

XObservations:• Smoke detectors present• Smoke Detectors recommended

6. CO DetectorFunc Marg Poor N/I None

XObservations:• CO Detector present


X




XObservations:• Two prong outlets present• Tested switches appear operational

4. Doors and windowsFunc Marg Poor N/I None

X


X

6. Smoke DetectorsFunc Marg Poor N/I None

XObservations:• Smoke detectors present


Page 17 of 21

Bath 1

Bath 2

7. CO DetectorFunc Marg Poor N/I None

X

1. Bath designation Location Main bath (Full)


X


XMaterials: Vinyl

4. Tub / ShowerFunc Marg Poor N/I None

X

5. ToiletFunc Marg Poor N/I None

X


XObservations:• Recommend GFCI• Tested switches appear operational

1. Bath designation Location Near Kitchen (half)


X


XObservations:• Tested switches appear operational


XMaterials: LaminateObservations:• stained


Page 18 of 21

Basement/Crawlspace

5. Countertop / SinkFunc Marg Poor N/I None

XDescription: Single sink

6. ToiletFunc Marg Poor N/I None

XObservations:• Cracked tank lid

7. Heating/ cooling sourceFunc Marg Poor N/I None

X

1. Foundation / StructureFunc Marg Poor N/I None

XMaterials: BlockObservations:• Efflorescence present - Indicates past water intrusion• Staining indicates past water intrusion of 2-4 inches this may have beencorrected by the new driveway configuration• The crawl space floor pitches back towards the far corner, an additionalsump pump may be useful

Efflorescence present - Indicates past waterintrusion

The crawl space floor pitches back towards the farcorner, an additional sump pump may be useful

2. Basement FloorFunc Marg Poor N/I None

XMaterials: Poured Concrete

3. Basement electricalFunc Marg Poor N/I None

XObservations:• Old fuse box used as a junction box• Safety issue


Page 19 of 21

Plumbing

HVAC

Old fuse box used as a junction box

1. Water SupplyFunc Marg Poor N/I None

XObservations:• Municipal

2. Service entry/shutoffFunc Marg Poor N/I None

XLocation: South basement wall

3. Distribution pipingFunc Marg Poor N/I None

XMaterials: Readily visible water supply pipes are: • CopperObservations:• Visible piping appears adequate• No Leaks observed

4. Waste/Drain/VentFunc Marg Poor N/I None

XType: Public Septic SystemMaterials: Cast IronObservations:• No leaks observed at the time of the inspection.

5. Hot Water HeaterFunc Marg Poor N/I None

Manufacturer: Bradford White • 40 Gallonsage: 19 yearsObservations:• Water heater is near or past the end of its typical service life- about 15years. Budget for replacement.

The heating, ventilation, and air conditioning and cooling system (often referred to as HVAC) is theclimate control system for the structure. The inspector will usually test the heating and air conditioner using the thermostat or other controls.


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Electrical

For a more thorough investigation of the system please contact a licensed HVAC service person.1. Heating SystemFunc Marg Poor N/I None

XDescription: GasAge: 20+ YearsObservations:• Unable to fully inspect the heat exchange, inaccessible• Average life span of a Furnace is 15 to 20 years, Budgeting forreplacement is suggested

2. Oil TankFunc Marg Poor N/I None

Location: BasementObservations:• Abanded oil tank, verify the tank is empty, removal is recommended

3. FireplaceFunc Marg Poor N/I None

X Living RoomObservations:• Recommend having flue and/or damper cleaned and inspected by aqualified chimney sweep before use.

4. Cooling SystemFunc Marg Poor N/I None

XMaterials: Split system central air conditionerObservations:• The air conditioner did not operate. Recommend HVAC contractor evaluatethe system.

1. Electrical CommentsFunc Marg Poor N/I None

XObservations:• Most outlets in the home are two prong outlets which is common in homesbuilt prior to 1960. It is recommended that outlets be upgraded to groundedoutlets in order to accommodate appliances in use today.• Ground fault Circuit interrupter (GFCI) outlets should be used whereverwater or moisture can be encountered.• It's recommended a licensed electrician evaluate the electrical distributionand service for upgrade recommendations.

2. Service DropFunc Marg Poor N/I None

XType/Locaton: Overhead • Meter located on: • Back

3. Main PanelFunc Marg Poor N/I None

XLocation: GarageManufacturer: General ElectricObservations:• The wiring within the panel appeared satisfactory - no deficiencies.

4. Service RatingAmperage Rating: 150 AMPs


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5. Sub PanelFunc Marg Poor N/I None

XMaterials: 60 amps • Located in the crawlspaceObservations:• The auxiliary panel ground & neutral wires are improperly bonded. Bondingthese conductors is hazardous as it can cause neutral currents to travel onmetal services or electrical boxes & conduits. Recommend a licensedelectrician to isolate the ground & neutral wires.• Recommend evaluation by a qualified electrician

The auxiliary panel ground & neutral wires are improperly bonded. Bonding these conductors ishazardous as it can cause neutral currents to travel on metal services or electrical boxes & conduits.

Recommend a licensed electrician to isolate the ground & neutral wires.6. Service GroundingFunc Marg Poor N/I None

XMaterials: Copper • Inside the residence (water Supply pipe)Observations:• Bond wire is needed on both sides of the water meter

Bond wire is needed on both sides of the water meter

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