Inspection Report · 2018. 2. 3. · DEFICIENCY SUMMARY 313 E. Riding Drive Carlisle, MA 01741...

Inspection Report

Inspected by:

This inspection reportprepared specifically for:John & Kimberly Doe 31 Carlisle Street Andover, MA 01810

Copyright © 2018 New Image Software, Inc.™ All rights reserved. Rev 12/2015

This inspection performed in accordance with current “Industry Standardsof Practice” or the American Society of Home Inspectors.

Table of ContentsAlbert InnamoratiGeneral Information. . . .Deficiency SummaryRoof. . . . . . . . . . . . . . .Exterior. . . . . . . . . . . . .Grounds & Drainage. . . .Heating & Cooling. . . . .Plumbing. . . . . . . . . . . .Electrical. . . . . . . . . . . .

Bathrooms. . . . . . . . . . . .Interior Rooms. . . . . . . . .Garage & Carport. . . . . .Attic. . . . . . . . . . . . . . . . .Foundation. . . . . . . . . . .Addendum. . . . . . . . . . .

313 E. Riding DriveCarlisle, MA 01741Work: (978) 369- 7017 Cell: 508-864-4924

ABBEY Home Inspection 1D1

24679

11

1415161718A1


ABBEY Home Inspection

House is vacant for a time (not verified).

GENERAL INFORMATION

Main entry faces:Estimated Age:Type Structure:

Type Foundation:Soil condition:

Weather:Date:

Unit occupied: Client present:

REPORT LIMITATIONS

West1898Single Family Home2BasementDry

Clear Temp:10/17/2017 Time: 9:00:24 AM

Attendees: Buyer's Agent, Seller's Agent

General Overview:

Inspector:

Address:

Inspection location:

01742

Sally WhiteJohn & Kimberly Doe 5 Big Time Road

Stories:

[email protected]

Phone:

Send report to:

PROPERTY / CLIENT INFORMATION

Concord , MA Phone: (512) 357-33005

no yes

Report Date:

2704Customer File #

31 Carlisle Street Carlisle, MA 01810

Albert Innamorati

This report has been prepared for the sole and exclusive use of the client indicated above and is limited to an impartial opinion which is not awarranty that the items inspected are defect-free, or that latent or concealed defects may exist as of the date of this inspection or which may haveexisted in the past or may exist in the future. The report is limited to the components of the property which were visible to the inspector on the dateof the inspection and his opinion of their condition at the time of the inspection.

31 Carlisle Street Concord, MA 01742- John & Kimberly Doe

Fax:Email: [email protected]

LIC# 421

Area/Neighborhood:

AgentBuyer

MiddlesexCounty:Sub-division:

10/17/2017

Page 1 of 20

::

Bedrooms: Full Baths:Half Baths:Vehicle Garages:

2 101

Approx. Sq Footage: 1159 03/4 Baths:


DEFICIENCY SUMMARY


ABBEY Home Inspection

Location:

Customer:Contact:

Phone:

John & Kimberly Doe Sally White(781) 789-240531 Carlisle Street Concord, MA 01742

1 - GroundsDrainage conditions are marginal at building perimeter. Recommend landscape improvements including soil removal fromexterior wall. Also, pitch soil for proper drainage and improve run off (slope soil away from foundation walls). SeeAddendum Page.

2 - GroundsSoil contact against building may allow insects and moisture damage. Hidden or concealed damage is not evaluated atthis time. Check area behind siding once soil is removed. Addressing this conditions prior to transfer is preferred.

3 - GroundsDriveway has the potential for costly upkeep and erosion control. Recommend pricing driveway and retaining wall prior totransfer.

4 - HVACExhaust pipe and flue need to be secured to chimney. Chimney has no clean-out and would need to be used for anannual inspection of chimney. Clean-out cover at chimney is not operational and needs improvement.

5 - Interior RoomsRepair window as necessary at second floor hallway. This window is low to floor and should have tempered glass foradded protection. Add grill and or bars to avoid injuries to children.

6 - FoundationSill at rear wall is not exposed (concealed by insulation). We are not able to offer an opinion in that area. Concealed orhidden decay may be missed in this area. See Grounds page comments above (concerning insects and moisture at woodsurface).

7 - FoundationConcern for dampness and seepage is noted along basement wall (rear wall). No water is present at time of inspectionhowever, we'd suggest water proofing be applied at outer wall by an expert in this field. Also,drainage improvements atexterior are indicated elsewhere in this report including Grounds Page. See Addendum Page for additional water controlcomments.

This summary is not the entire report. The full report may include additional information of interest or concernto the client. It is strongly recommended that the client promptly read the complete report. For informationregarding the negotiability of any item in this report under a real estate purchase contract, contact your realestate agent or an attorney.

The report is provided as a courtesy for quicker access to DEFICIENCIES within the inspection report. This is not intended as a substitute for reading the inspection report.Items listed may be discussed further on the corresponding report page. There also may be findings other than what is listed on this page.


D1

Brick crown is in fair condition and may need upkeep in the near future.

See Heating Page regarding chimney clean-out.

Gutter is only on partial roof surfaces.

ABBEY Home Inspection Company, 313 E, Riding Drive Carlisle, MA, Ph: (508) 864-4924, Fax: (978) 371-2111

1

2

ROOF COMMENTS

See Comment Below

AcceptableAcceptableAcceptableAcceptableAcceptableAcceptable

Roof coverings:Ventilation:Flashings:Skylights:

Chimneys:Gutter system:

INFORMATION

Inspection method:

Roof covering:

1st

Main roof age: 15

Other roof age:

GableVentilation:

Chimney:

Chimney flue: NoneGutters: Aluminum

9

10

1112

13

14

15

1617

19

Brick

ACTION RECOMMENDEDCOMPONENT CONDITION PERSPECTIVE

Viewed from groundAsphalt Shingle

8

1234567 :

:

Roof


Appears at Mid-Life Condition

Page 2 of 20

Roofing layers: 18 GableRoof Style:


INSPECTION PHOTOS

Roof and chimney R1#Roof

Roof & Chimneys R2#Roof

31 Carlisle Street Concord, MA 01742 Page 3 of 20

1


EXTERIOR COMMENTS

See Comments Below

See Comments Below

AcceptableAcceptableNot PresentAcceptableAcceptableNot PresentAcceptableAcceptable

Maintenance Item

Maintenance Item

INFORMATION

Siding:

Veneer:Doors:

Windows:Hose faucets:

Electrical cable:

Trim/fascias/soffits:

Exterior electrical:

Double Hung910

11

12

13

14

15

Siding type: WoodVeneer type: None

Trim/fascias type: Wood

Door type: Insulated Metal

:

Window material: Wood & Vinyl

Electric service cable: Overhead

Entry steps are not uniform (riser heights are different and tripping is possible).

Peeling is noted at trim board (below roof overhangs). Paint is required and scrapping issuggested. Paint may contain lead on homes built prior to 1978. No testing was performed atthis time.

Woodpecker hole will need to be filled at front trim board (pest prevention is required).

See comment regarding window defect on Interior Page.

See Lock comment rear slider on Interior Page.

16

8

1234567

Exterior

31 Carlisle Street Concord, MA 01742- John & Kimberly Doe Page 4 of 20

Window Type



INSPECTION PHOTOS

Step is not uniform (trip hazard noted) EX1#Exterior

31 Carlisle Street, Concord, MA 01742 Page 5 of 20


AcceptableAcceptableAcceptableAcceptableDefectiveAcceptableAcceptable

Major ConcernSee Comments Below

INFORMATION

Drainage:Trees & shrubs:Walks & Steps:

Porch/Deck:Driveway:

GROUNDS & DRAINAGE COMMENTS

Retaining walls:

9

11

Walks & Steps:

Patio:

Porch:

Driveway:

Retaining walls:

StonesN/A

Concrete

Dirt

Driveway has the potential for costly upkeep and erosion control. Recommend pricing drivewayand retaining wall prior to transfer.

Drainage conditions are marginal at building perimeter. Recommend landscape improvementsincluding soil removal from exterior wall. Also, pitch soil for proper drainage and improve runoff (slope soil away from foundation walls)*. See Addendum Page.

*Soil contact against building may allow insects and moisture damage. Hidden or concealeddamage is not evaluated at this time. Check area behind siding once soil is removed.Addressing this conditions prior to transfer is preferred.

There is no access to area beneath the front porch (solid concrete is present).

14

Lot Drainage

Location:

FrontLocation:

10

12

13

N/A

8

1234567 :

:

Grounds & Drainage

Concrete

17

1516


:



INSPECTION PHOTOS

Soil elevated at wall sill (cause for concern) 1#Grounds & Drainage

Soil contacts wood siding (insect or decay is possible) 2#Grounds & Drainage

31 Cottage Street, Concord, MA 01742 Page 7 of 20

INSPECTION PHOTOS

Soil elevated against house (wood surface) 3#Grounds & Drainage



INFORMATION

A/C operation:Heating operation:

Exhaust system:Distribution:

HEATING & COOLING COMMENTS

1112 A/C Types:

Heating Fuels:Distribution:

Filter:

N/AHydronicN/AApproximately 20 A/C age:

Heating Types:Heating Ages:13

1415

Oil

23Convective

Filter:

18

N/A

Exhaust pipe and flue need to be secured to chimney. Chimney has no clean-out and wouldneed to be used for an annual inspection of chimney. Clean-out cover at chimney is notoperational and needs improvement.

We are unable to evaluate insulation in attic or all wall surfaces. One or more exterior walls maybe without insulation as indicated.

Not PresentAcceptableNot PresentAcceptableAcceptableAcceptableNot PresentNot PresentNot PresentNot Present

See Comments Below Maintenance Item

N/A

years

System back-up:

89

10

1234567

22

19

24

20

Heating & Cooling

21

1 N/A# Heating Units: # Cooling Units:

A/C Source Mfr.


1

2

N/AGas Shutoff Location:1617

ThermostatGas Piping

Heat ExchangerHumidifier

::::

Weil McLainHeat Source Mfr.NoneDuct Insulation Type:

Page 7 of 20Copyright © 2018 New Image Software, Inc.™ All rights reserved. Rev 12/2015


INSPECTION PHOTOS

Cleanout cover is sealed shut HC1#HVAC

Boiler HC2#HVAC


1


INFORMATION

Plastic

Supply pipes:Waste/vent pipes:

Well system:Septic system:

PLUMBING COMMENTS

Water heater:

9

10

11

12

13

Water supplyrepresented as:

Waste systemrepresented as:

Supply pipes:

Well location:

Funct’l water flow:

TPR Valve:

Municipal Municipal

Plastic

14

Water Heater Mfr.:

15 Septic location:

Bradford White

Water Heater Gallons: 50 Age:

Water Heater Fuel: Electric

Cap old pipe at right side as needed.

Secure pipe with hanger at rear corner as needed.

20

AcceptableAcceptableAcceptableAcceptableNot PresentNot PresentAcceptableAcceptable

Funct’l waste drain:

N/A

N/A

8

1234567

16

17

18 2002

Plumbing

years


Water ShutoffLocation: Basement

NonePipe insulation type:

19

Page 9 of 20

:Waste/Vent pipes



INSPECTION PHOTOS

Water Heater P1#Plumbing


1

2


INFORMATION200

Ground fault protection at:

Wiring at main box:Ground:

GFCI:Amperage:

Wiring:

Branch circuit wiring:

Grounding:

Amps:

Volts:

Main box type:

Wiring type:

9

10

12

15

16

18

110

Basement

Combination

Rod

Breakers

Romex

Main box location:

Old knob and tube is present but appears disconnected.

Removing abandoned wiring is suggested (dated knob and tube cable is visible).

19

AcceptableAcceptableAcceptableAcceptableAcceptable See Comments Below Maintenance Item

ELECTRICAL SYSTEM COMMENTS

Main serviceconductor:

11

Aluminum

Basement, Baths, Exterior & Garage

17

8

1234567

:::

13

Electrical System


BasementMain Disconnect:

14



INSPECTION PHOTOS

Main electric panel EL1#Electrical

Terminated wires (knob and tube) EL2#Electrical



AcceptableAcceptableAcceptableAcceptableAcceptable

Walls/ceiling/floor:Doors & windows:Heating & cooling:Cabinets/shelves:

Sink plumbing:

Disposal:APPLIANCES

Range/oven:

Dishwasher:

Exhaust fan:Microwave:

LAUNDRYWalls/ceiling/floor:Doors & windows:

Dryer service:

Washer plumbing:Sink plumbing:

Cabinets/shelves:Heating & cooling:

Dryer vent:

Ice-Maker

Appliances fall outside the scope of inspection. Review and inspect appliances on final walkthrough.

Electric

Not InspectedNot InspectedNot InspectedNot InspectedNot InspectedNot Inspected

AcceptableAcceptableAcceptableNot PresentNot PresentNot PresentNot Present

Not Present

KITCHEN

Gas or electric?

::

::

Gas or electric?

Kitchen & Laundry

KITCHEN AND LAUNDRY COMMENTS

8

12345

67

910

1211

1314

15

1716

1819

2120

22232425

26


Refrigerator:




Walls, ceiling, floor:Doors & windows:Heating & cooling:

Cabinets & counter:Vents:Sinks:

BATHROOM COMMENTS

Toilets:

11

BATHROOMS INSPECTED

Tubs:Showers:

# of Half baths: # of Full baths:12

14

0 1

Monitor shower and tub as needed (spraying at valve noted).

AcceptableAcceptableAcceptableAcceptableAcceptableAcceptableAcceptableAcceptableAcceptable

8

1234567

910 :

Bathrooms


# of 3/4 baths:13 0




AcceptableDefectiveAcceptableAcceptable

Not PresentNot InspectedNot InspectedAcceptableAcceptable

See Comments Below

See Comments BelowSee Comments Below

Safety Hazard

INFORMATION

Walls, ceiling, floor:Doors & windows:Heating & cooling:

Cabinets & counter:

Fireplc/woodstove:Smoke detectors:

11 Rooms inspected:

Floors:

12

13

Sheet Rock

Hardwood

14

15

Repair window as necessary at second floor hallway. This window is low to floor and shouldhave tempered glass for added protection. Add grill and or bars to avoid injuries to children.

We do not evaluate smoke detectors or monoxide alarms. Local regulations require certificationprior to transfer. Seller is required to schedule certification.

Adjust and secure lock at slider as needed.

17

Trim

8

1234567

910

Stairs/balcony/rails:

INTERIOR ROOM COMMENTS

:

2

CO detectors:

Interior Rooms

Bedrooms #:


16

:


:

:

:


Walls & Ceilings Type:

INSPECTION PHOTOS

Loose sash with no tempered glass (very close to floor) 1#Interior Room



INFORMATION

GARAGE & CARPORT COMMENTS

NoneDetached -separate building

Roof:Walls:

Eaves:Electrical:

Gutters:

INTERIOR

Roof covering:

Gutters:

Walls/ceiling/floor:

Doors & windows:Firewall/firedoor:

EXTERIOR13

15

Walls & ceilings:

16

Garage doors:Door openers:

Electrical:Heating & cooling:

Shingle

15Roof age:

14

INTERIOR

Floors:

17

Concrete

Garage door:

18

Single Overhead

Replace lock set at garage door as needed.

AcceptableAcceptableAcceptableAcceptableNot Present

20

AcceptableAcceptableAcceptableAcceptableAcceptableAcceptableNot Present

Location:

19

See Comments Below8

12345

67

9101112

N/A

Garage & Carport


Appears at Mid-Life Condition




ATTIC COMMENTS

None

Unknown

Access:Framing:

Sheathing:Insulation:

Ventilation:Exposed wiring:Plumbing vents:

11

Chimney & flues:

# of Attic areas:

Access by: Insulation:13 16

0

Access locations:12 None

Framing:14 Unknown

Sheathing:15

Unknown

No attic in the spaces provided....appears to be very little attic space and no available accesshatch.

Not PresentNot PresentNot InspectedNot PresentNot InspectedNot InspectedNot InspectedNot InspectedNot Present

17

8

1234567

910

INFORMATION

Attic

Vapor Retarder::

31 Carlisle Street Concord, MA 01742- John & Kimberly Doe Page 17 of 20Copyright © 2018 New Image Software, Inc.™ All rights reserved. Rev 12/2015


1

2

3


FOUNDATION COMMENTS

INFORMATION

Dryness/drainage:

11

Floor/Slab:

Foundation walls: Stone Beams:14

Piers:15 Steel Columns

Sub Floor:16

Insulation:17

Foundation Type

Concern for dampness and seepage* is noted along basement wall (rear wall). No water ispresent at time of inspection however, we'd suggest water proofing be applied at outer wall byan expert in this field. Also, drainage improvements at exterior are indicated elsewhere in thisreport including Grounds Page. See Addendum Page for additional water control comments.

Kraft paper is exposed at ceiling above laundry area. Warning label by the mfg'r recommendscovering insulation with proper gypsum or sheet rock (not polyethylene).

Holes in stone wall are common but may need maintenance and sealing (voids are larger thannormal in some locations). Have professional seal holes as needed.

Sill at rear wall is not exposed (concealed by insulation). We are not able to offer an opinion inthat area. Concealed or hidden decay may be missed in this area. See Grounds page concerninginsects and moisture at wood surface.

*Request history of water seepage into basement. Owner can verify amounts and frequencywhile living in the home. Additionally, sump pump is warranted for added precaution.

Vapor Retarder:

18

Basement

Wood

Access:Foundation walls:

Floor framing:Insulation:

Ventilation:Sump pump:

13

12 Concrete FloorFloors:

Joist/Truss Detail:

Wood

Boards

See Comments Below

See Comments Below

See Comments BelowSee Comments Below

AcceptableAcceptableAcceptableAcceptableAcceptableNot PresentAcceptableAcceptableNot Present

Maintenance Item

Maintenance Item8

1234567

910 :

Batting Between Joists on 40%

Foundation

31 Carlisle Street Concord, MA 01742- John & Kimberly Doe Page 18 of 20Copyright © 2018 New Image Software, Inc.™ All rights reserved. Rev 12/2015


INSPECTION PHOTOS

Dampness at rear wall F1#Foundation

Wall dampness (rear) F2#Foundation


INSPECTION PHOTOS

Kraft paper (insulation) F3#Foundation



Addendum

GENERAL LIMITATIONS

Unless indicated, the following areas are outside the scope of this assessment: (i) cosmetic deficiencies; asfound in similar aged homes (ii) deferred maintenance items; (iii) the condition of on-site waste and watersystems; (iv) the condition of underground fuel storage tanks; (v) the quality and quantity of the water supply;(vi) geological hazards such as floods, erosion, earthquakes, landslides, mudslides and volcanoes; and (vii)governmental or lender requirements. Furthermore, this Property Assessment is not a presentation ofcompliance or noncompliance with federal, state, or local government regulations and codes (e.g., buildingcodes, zoning ordinances, energy efficiency ratings, addition or remodeling permits, etc.). Also, See MA SOPhere: http://www.mass.gov/ocabr/licensee/dpl-boards/hi/266-cmr-600.html

WET BASEMENTS AND DAMPNESS CAUSED BY POOR DRAINAGE AND GUTTERS

Surface Water Control - more than ninety percent of the wet basement problems are a result of surface water.So far, this sounds pretty simple. Let’s look at what can go wrong. Home inspectors generally refer to this asgrading issues. The strategy is simple. Control ground water and make certain that water (especially gutters) issloped down away from the building, surface water should run away from - rather than toward the home. If thegrade slopes toward the house, water will unfavorably accumulate against foundation walls. This can lead todampness or worsening moisture issues in basement areas.

Water in basements or crawl spaces is typically from one of two sources (or both).

1. Surface water from rain or snow that lands on the ground around the house or on the roof (seenwith heavy rains.2. Groundwater – water in the earth below grade level (not visible to the naked eye).

Basements Window wells Foundation Walls And Entry Doors

Basement window wells and Foundation walls are a natural collection point. Especially when water is directedinto this area, towards window and door from lack of gutters and positive sloping or pooling. Grading should bepositively drained, so surface water is not funneled into basement or window wells. Wells will receive a certainamount of rain or snow directly (depending on your climate, of course). These wells should be provided withdrains to allow the water to escape to a safe location. In some cases, window wells are provided with coveringsthat keep rain out.

REQUIRED HANDOUT PURSUANT TO 266 CMR 6.08

Pursuant to M.G.L. c. 13, s. 97A, and 266 CMR 6.08 Home Inspectors and Associate HomeInspectors are required to provide a document outlining the procedures and benefits of a homeenergy audit to all Clients purchasing a single-family residential dwelling, a multiple-familyresidential dwelling with less than 5 dwelling units or a condominium unit in structure with lessthan 5 dwelling units.

CONCERNED ABOUT RISING ENERGY COSTS? MASSSAVE CAN HELP.There are so many great reasons to make energy-saving changes to your home—reduced energycosts throughout the year, improved home comfort, and lower greenhouse gas emissions.

Addendum A1



Addendum- MassSave may provide you a no-cost home energy assessment to identify the energysavingimprovements that are right for you.

- MassSave may provide money toward the cost of purchasing and installing approvedenergy-saving measures and money-saving rebates when you install qualifying energyefficient equipment.

Get started today. Call MassSAVE at 866-527-7283 or go to www.masssave.com for moreinformation or to schedule your home energy audit.

Addendum A2


Inspection Report · 2018. 2. 3. · DEFICIENCY SUMMARY 313 E. Riding Drive Carlisle, MA 01741...

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Transcript of Inspection Report · 2018. 2. 3. · DEFICIENCY SUMMARY 313 E. Riding Drive Carlisle, MA 01741...