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Acadian Home InspectionProperty Inspection Report
Cover Page
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.HVACPage 20 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
Acadian Home Inspection 4 Kimball, Poughkeepsie, NY
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
Acadian Home Inspection 4 Kimball, Poughkeepsie, NY
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
Acadian Home Inspection 4 Kimball, Poughkeepsie, NY
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
Acadian Home Inspection 4 Kimball, Poughkeepsie, NY
Page 5 of 21
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
Acadian Home Inspection 4 Kimball, Poughkeepsie, NY
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
Acadian Home Inspection 4 Kimball, Poughkeepsie, NY
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
2. Trim,Soffit,FasciaFunc Marg Poor N/I None
XMaterials: Wood
3. SidingFunc Marg Poor N/I None
XMaterials: WoodObservations:• Damaged• Recommend evaluation / repairs by a qualified professional
Acadian Home Inspection 4 Kimball, Poughkeepsie, NY
Page 8 of 21
Back
Damaged4. Landscaping / House contactFunc Marg Poor N/I None
Grade: Level GradeObservations:• Recommend additional backfill
5. Foundation / Stem wallFunc Marg Poor N/I None
Materials: BlockObservations:• Repair hole
1. GuttersFunc Marg Poor N/I None
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
Acadian Home Inspection 4 Kimball, Poughkeepsie, NY
Page 9 of 21
2. Trim,Soffit,FasciaFunc Marg Poor N/I None
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
6. Landscaping / House contactFunc Marg Poor N/I None
XGrade: Level GradeObservations:• Recommend additional backfill
7. OutletsFunc Marg Poor N/I None
XObservations:• Outlets near the roof should be GFCI
Acadian Home Inspection 4 Kimball, Poughkeepsie, NY
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
3. GuttersFunc Marg Poor N/I None
XMaterials: Aluminum
4. Trim,Soffit,FasciaFunc Marg Poor N/I None
XMaterials: Wood
5. SidingFunc Marg Poor N/I None
XMaterials: Wood
Acadian Home Inspection 4 Kimball, Poughkeepsie, NY
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
8. Landscaping / House contactFunc Marg Poor N/I None
XGrade: Level GradeObservations:• Recommend additional backfill
9. Foundation / Stem wallFunc Marg Poor N/I None
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
Acadian Home Inspection 4 Kimball, Poughkeepsie, NY
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
Acadian Home Inspection 4 Kimball, Poughkeepsie, NY
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
Acadian Home Inspection 4 Kimball, Poughkeepsie, NY
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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
XMaterials: Hardwood
3. ElectricalFunc Marg Poor N/I None
XObservations:• Two prong outlets
Acadian Home Inspection 4 Kimball, Poughkeepsie, NY
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
XMaterials: Hardwood
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
1. Walls and ceilingsFunc Marg Poor N/I None
X
Acadian Home Inspection 4 Kimball, Poughkeepsie, NY
Page 16 of 21
Bedroom 3
2. FloorFunc Marg Poor N/I None
XMaterials: Hardwood
3. ElectricalFunc Marg Poor N/I None
XObservations:• Tested switches appear operational• Two prong outlets
4. Heat / CoolingFunc Marg Poor N/I None
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
1. Walls and ceilingsFunc Marg Poor N/I None
X
2. FloorFunc Marg Poor N/I None
XMaterials: Hardwood
3. ElectricalFunc Marg Poor N/I None
XObservations:• Two prong outlets present• Tested switches appear operational
4. Doors and windowsFunc Marg Poor N/I None
X
5. Heat / CoolingFunc Marg Poor N/I None
X
6. Smoke DetectorsFunc Marg Poor N/I None
XObservations:• Smoke detectors present
Acadian Home Inspection 4 Kimball, Poughkeepsie, NY
Page 17 of 21
Bath 1
Bath 2
7. CO DetectorFunc Marg Poor N/I None
X
1. Bath designation Location Main bath (Full)
2. Walls and ceilingsFunc Marg Poor N/I None
X
3. FloorFunc Marg Poor N/I None
XMaterials: Vinyl
4. Tub / ShowerFunc Marg Poor N/I None
X
5. ToiletFunc Marg Poor N/I None
X
6. ElectricalFunc Marg Poor N/I None
XObservations:• Recommend GFCI• Tested switches appear operational
1. Bath designation Location Near Kitchen (half)
2. Walls and ceilingsFunc Marg Poor N/I None
X
3. ElectricalFunc Marg Poor N/I None
XObservations:• Tested switches appear operational
4. FloorFunc Marg Poor N/I None
XMaterials: LaminateObservations:• stained
Acadian Home Inspection 4 Kimball, Poughkeepsie, NY
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
Acadian Home Inspection 4 Kimball, Poughkeepsie, NY
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.
Acadian Home Inspection 4 Kimball, Poughkeepsie, NY
Page 20 of 21
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
Acadian Home Inspection 4 Kimball, Poughkeepsie, NY
Page 21 of 21
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