JM Rodkey, Co., Inspections Sample Report Renovate… · Earth in contact with wood. Recommend clearing dirt away. No railing system on side deck. 1. Balcony Location Location: Front

John Rodkey, MA HI Lic.727, ASHI Gold Certified 250412, US Gov. E-Quip Favorable

JM Rodkey, Co., InspectionsHome Inspection Report

Cover Page

Renovated Victorian from the 1890's, Northampton MA, 01060Inspection prepared for:

Inspection Date: 5/25/2011 Time: 12:30pm-2:30om Age: Abt. 1900 Size: 3,070 sq.ft

Weather: 81 degrees, clear, previous day rain

SAMPLE REPORT of a RENOVATED VICTORIAN

Inspector: John RodkeyAmherst, MA

Phone: 413-259-6969Email: [email protected]

www.JMRodkey.com

JM Rodkey, Co., Inspections Renovated Victorian from the 1890's,Northampton, MA

Page 1 of 38

OBJECTIVES and METHODS of INSPECTION The home inspection is conducted to give you an objective profile of the property as to the best of our ability, and withinthe Massachusetts Standards of Practice for Home Inspections. For a good understanding, you should read the entirereport, including the written material, maintenance suggestions and comments on each page. It is expected that you willevaluate the information based herein based on your specific situation and needs, and make decisions accordingly. The information in this report is based on the visual inspection of the property on the day of the inspection as allowed bythe Standards of Practice of Massachusetts home inspections. This is a visual, non destructive investigation. Homes arecomplex constructions with infinite variables that can and will affect its performance in ways we cannot predict. However,we expect this report to give you a profile of its behavior based on the visual inspection, There is no destructive probing or dismantling of any components or systems. We cannot see through walls, enter crawlspaces, attics or other areas that are not designed for safe passage. We cannot fully determine how the property, itssystems or components will respond in all situations. The inspection cannot predict the future life expectancy, or suddenfailure of any components. The inspection is not an insurance policy, a home warranty or guarantee of performance. Be aware that this is not an assessment of building or electrical codes. Each municipality establishes their own buildingcodes. These entities should be consulted if there is a questions of code compliance. We are not responsible for repairsnecessary to bring a building into compliance with local building codes. This report does not guarantee the absence of wood boring insects. It is a visual, non destructive investigation forevidence of past or present wood boring insect activity. We are not responsible for insect damage that was concealed ornot accessible at the time of the inspection. No evaluation will be made regarding air, soil, lead, water, asbestos, formaldehyde, lead paint, molds, radon, pipingoutside the foundation or gas fittings or regulators. Only those components specifically mentioned in this report have been inspected and any other components notinspected are not part of this report and as such we make no statement regarding the condition of these inspected areas. You should evaluate and act on any comments before continuing with the purchase and sale of the property. This report is exclusive to you and is not transferable. JM Rodkey, Co. will retain the report if the inspection fee has not been paid at the time of the inspection or otherarrangements for payment have not been agreed upon. Legend:S = Component use is consistent with its original purpose but may show signs of normal wear or deterioration.A= May require replacement or repair within a few yearsU= Component requires repair now.NA = Does not apply to this inspectionH= Component is not visible using reasonable effort. Basis of inspection:This report is based on observations of the condition of the inspected building and components at the listed date andtime of the inspection. JM Rodkey, Co or Friendly Inspection Services does not give any warranty or guaranty. Thisreport is made using the best of our ability and judgment. Recommended action:All categories listed as “U” should be evaluated by trades people, repaired, or acted upon before the completion of thesale.


Page 2 of 38

Roof

.

1. Roof ConditionS A U N/A H

XType of Roof: Gable • SpireMaterials: Slate shingles

• Visual/Binocular inspection from ground• Debris should be removed from roof

Debris should be removed from roof Debris should be removed from roof

2. Chimney ConditionS A U N/A H

XType: BrickVisual/binocular inspection from ground

3. Roof PenetrationsS A U N/A H

XType: Chimney • Plumbing vent • SkylightVisual/Binocular inspection from the ground

• Skylight viewed from inside as well.

4. Roof FlashingS A U N/A H

XAreas Flashed: Chimney, Plumbing stack, SkylightObservations:• Visual/binocular inspection from ground• Irregular installation of wall flashing above porch. Customarily flashing is tucked under theshingles.• Consult a roofing contractor


Page 3 of 38

Exterior Areas

Irregular installation of wall flashing above porch.

5. SkylightsS A U N/A H

X

6. Gutters/DownspoutS A U N/A H

XGutter type: Galvanized

• Bent creating inverted slope

Bent creating inverted slope

1. Siding ConditionS A U N/A H

XSiding type: Wood clapboard • Wood shakes

• Missing sections• Consult a licensed contractor


Page 4 of 38

Missing sections

2. WallsS A U N/A H

XObservations:• Appear true and plumb

3. Eaves & FaciaS A U N/A H

X

4. SoffitsS A U N/A H

X

5. Corner Boards and TrimS A U N/A H

X

6. PaintS A U N/A H

XBlistered


Page 5 of 38

Blistered

7. Exterior FaucetsS A U N/A H

XFreeze-resistant faucet observed; remove hose in winter to facilitate proper drainage.

Freeze-resistant faucet observed

8. Exterior ElectricalS A U N/A H

X

9. Exterior LightingS A U N/A H

X

10. Entryway Doors & WindowsS A U N/A H

X


Page 6 of 38

11. Stairs and railingsS A U N/A H

XLocation & type:• Front of house has concrete steps• Front of house has wooden steps• Rear of house has wood steps• Side of house has wooden steps

• Not child safe, should have proper railings• Concrete steps are damaged and missing part of the tread. Use caution.• Consult a licensed contractor

Concrete steps are damaged and missing part of the tread. Use caution.

12. Window wellsS A U N/A H

XType: Metal

13. Bulkhead HatchS A U N/A H

XWater is penetrating bulkhead

Water is penetrating bulkhead


Page 7 of 38

Grounds

14. Exhaust VentsS A U N/A H

XMaterials: Bathroom vent • Dryer vent • Furnace vent • Kitchen vent • Ait intake vent

1. Driveway / walkwayS A U N/A H

XDriveway: AsphaltWalkways: Brick, Concrete

• Walkway somewhat uneven in area.

Walkway somewhat uneven in area.

2. Retaining wallsS A U N/A H

XType: ConcreteDamaged • Cracks observed • Leaning retaining wall • Consult a licensed contractor

Damaged


Page 8 of 38

Decks and Porches

3. GradingS A U N/A H

X

4. PlantingsS A U N/A H

XObservations:• Clearance should be provided between plantings and house

Clearance should be provided between plantings and house

5. PatioS A U N/A H

XType: Patio block, Gravel

1. Deck/porch LocationLocation: Front of house • Left side of house • Rear of house

2. DeckingS A U N/A H

XMaterials: Wood

3. FramingS A U N/A H

XMaterials: Pressure Treated Wood


Page 9 of 38

Image of front porch construction

4. PostsS A U N/A H

XMaterials: Pressure treated wood • Steel

5. Connection to StructureS A U N/A H

XMaterials: Nails • Lag Screws

6. Stairs and RailingsS A U N/A H

X • Railing/guardrails low. Customary for the period of the home.• Stair stringers are in contact with soil. This will shorten the useful life of the stairs.• No railing system on side and rear deck.• Earth in contact with wood. Recommend clearing dirt away.

Railing/guardrails low. Customary for the period of thehome.

No railing system on rear deck.


Page 10 of 38

Balconies

Garage Detatched

Earth in contact with wood. Recommend clearing dirt away. No railing system on side deck.

1. Balcony LocationLocation: Front of house

2. DeckingS A U N/A H

XMaterials: Wood

3. FramingS A U N/A H

XObservations:• Unable to determine method of expelling water from the balcony. There were severalmethods used in this period to move the water off balconies without a visual interferencewith the design of the home. Which, if any, are employed here could not be determined.

1. Garage typeType of garage: Detached

2. Roof ConditionS A U N/A H

XMaterials: Asphalt shingles

3. Siding ConditionS A U N/A H

XSiding type: Wood clapboard

• Deteriorated corner board.• Earth in contact with siding or trim. Recommend clearing away.


Page 11 of 38

Earth in contact with siding or trim. Recommend clearingaway.

Deteriorated corner board.

Earth (gravel) in contact with siding.

4. Foundation & floorS A U N/A H

XFoundation wall type: Concrete

5. SillsS A U N/A H

XWood sills

6. Walls, ceilings / firewallsS A U N/A H

XType: Wood frame walls

7. Garage WindowS A U N/A H Type: Double hung


Page 12 of 38

Basement/Foundation

8. ElectricalS A U N/A H

XUnprotected electrical wiring. • Consult a licensed electrician

Unprotected electrical wiring.

9. Garage doors & openerS A U N/A H

XType of door: Automatic door opener present, Manual doors presentNo controls available to inspect the automatic door opener. • Manual door operated fine. •No eye beam system present • Consult with home owner for proper operation.

No controls available to inspect the automatic door opener.

10. Rafters & CeilingS A U N/A H

X

1. Foundation wallsS A U N/A H

XType of foundation: Brick, Stone


Page 13 of 38

2. Basement floorS A U N/A H

XFloor type: Concrete

• Hole in floor• Unfinished at water service closet

3. Basement windowsS A U N/A H

X • Hopper

4. ColumnsS A U N/A H

XType: Brick

5. GirdersS A U N/A H

XType: Wood

6. SillsS A U N/A H

XType of sills: Wood

• Mostly hidden by insulation

7. Floor joistsS A U N/A H

XType of joists: Wood

• Cut floor joist to accomodate drain pipe. Questionable support post has been connectedbeneath it. Consult with a licensed contractor and/or structural engineer for the suitability ofthis arrangement.

Cut floor joist to accomodate drain pipe. Questionable support post has been connected beneath it. Consult with alicensed contractor and/or structural engineer for the suitability of this arrangement.

8. SubfloorS A U N/A H

XType of subfloor: Wood boards

• Sign of previous water damage


Page 14 of 38

9. Interior chimneyS A U N/A H

XChimney type: Brick

10. Bulkhead Foundation & DoorS A U N/A H

X • signs of moisture penetration

11. Water Penetration and DampnessS A U N/A H

XWater Penetration? Yes • Current water penetration observedEffloresence? YesObservations:• Efflorescence is usually an indicator of moisture penetration• Basement was damp at time of inspection• Evidence of active water penetration• Evidence of previous water penetration

Evidence of active water penetration

12. Sump Pump and DehumidifierS A U N/A H

XSump Pump Present? NoDehumidifier Present? Yes

13. MoldS A U N/A H

XPresence of Mold? Organic-like growth observedObservations:• Mold-like growth observed on ceiling tiles in unfinished front room.• Recommend that mold and air quality be evaluated by a professional


X • Open electrical box• Unsecured wires in contact with furnace exhaust duct.• Hot & neutral reversed• Unsecured electrical box• Consult a licensed electrician


Page 15 of 38

Utility Shut-offs

Open electrical box Unsecured wires in contact with furnace exhaust duct.

Unsecured electrical box Hot & neutral reversed

15. Unfinished Area InsulationS A U N/A H

XUninsulated against conditioned space

It is helpful to know where the shut-off are for all utilities so you can quickly cut power, water or fuel at its source if aproblem develops.

1. Electrical Shut-offS A U N/A H

XLocation: At electrical service panel


Page 16 of 38

Insulation

Electric shut off for main and sub panels

2. Water Shut-offS A U N/A H

XLocation: At water meter

Water shut off

3. Fuel Shut-offS A U N/A H

XLocation: At gas meter

While insulation levels have no immediate health and safety effects, it will impact the cost and comfort of a home.Missing or ineffective air/vapor barriers and ventilation do effect health and safety by governing the building’s ability toget rid of moisture without damaging the structure. .

1. Attic InsulationS A U N/A H

XType: Blown cellulose insulation • Fiberglass batts • Polyisocyanurate Foam BoardThickness and Vapor Barrier: Vapor retarder present against conditioned surface • 10"Observations:• Unable to observe or determine insulation above ceilings.• Mostly hidden by interior finish


Page 17 of 38

Electrical Service

2. Basement Area InsulationS A U N/A H

XType: None

• Rim joist bays have fiberglass insulation

3. Wall InsulationS A U N/A H

XType: Blown cellulose

• Hidden; unable to inspect.• Indications of blown wall insulation is seen in the attic behind the 3rd floor bath, and in thejoist bays in the basement. The completeness and R-value can not be determined.

Indications of blown wall insulation in the joist bays in the basement.

1. Service Entry CableS A U N/A H

XType of Service:• Overhead service• Inspected overhead wire, weatherhead, drip loop and meter boxType of Cable: Multi-strand aluminumObservations:• Corrosion inhibitor observed at service panel connection

2. Main Service PanelS A U N/A H

XCapacity: 200 amp • 120 / 240 voltLocation:• Basement

• Aluminum cable rated panel

3. Main Panel Breakers/FusesS A U N/A H

XType: Circuit breakersAmperage: 15 Amp, 20 Amp, 50 Amp, 100 amp, GFCI

• Aluminum wire rated

4. Main Panel Number of Breakers/fusesS A U N/A H

X28 breakers


Page 18 of 38

Heat/AC

5. Main Panel Branch Circuit WiringS A U N/A H

XConductor materials: BX • NMWiring type: Copper: solid • Copper: Multi-strand • Aluminum: Multi-strandCorrosion inhibitor observed

6. Sub-PanelS A U N/A H

XLocation: AtticCapacity: 100 Amps • 110/220 volts • Sub-panel disconnect at main panel

• Aluminum wire rated• Corrosion inhibitor observed• Multi-strand aluminum

7. Sub-Panel Breakers/fusesS A U N/A H

XType: BreakersRatings: 15 amp • 20 amp

8. Sub-Panel Number of Breakers10

9. System GroundS A U N/A H

X

1. Heating systemS A U N/A H

XHeating system type: Gas fired hot water boiler was tested satisfactorilyDistribution method: Black iron pipe, Copper piping

• The distribution pipes from an old steam system have been incorporated into the currentsystem.

2. Flue Pipe and DamperS A U N/A H

X • "Z" type flue pipe• Vented through the wall.

3. OtherS A U N/A H

XObservations:• Gas line improperly supported.


Page 19 of 38

Plumbing

Water Heater

Gas line improperly supported.

1. Water Supply PipingS A U N/A H

XWater Supply: Copper water serviceType of Branch Pipe: Copper

2. Waste Pipe and VentS A U N/A H

XWaste Pipe: Copper • Cast Iron • PlasticVent Pipe: Cast IronObservations:• Improperly pitched waste pipe

Improperly pitched waste pipe

1. MakeMake: HydroJet


Page 20 of 38

Fireplaces/Alt Fuel

Interior Spaces

2. Water CapacityRated capacity: 50 Gallons

3. Water HeaterS A U N/A H

XType: Indirect firedLocation: Basement

4. T&P Valve and Vacuum BreakerS A U N/A H

X • T & P valve and vacuum breaker observed in place

5. Heater EnclosureS A U N/A H

X

6. Discharge PipeS A U N/A H

XType: Copper

1. FireplaceS A U N/A H

XType: Masonry • MetalObservations:• Recommend a chimney sweep clean and inspect the chimney before using.• Creosote flakes falling from damper.

2. Fireplace Vent, Flue, ChimneyS A U N/A H

XMaterials: Consult a chimney technician and/or a chimney cleaner before using.Observations:• Visual inspection only

1. Ceiling ConditionS A U N/A H

XType of ceiling: Gypsum wallboard

2. Wall ConditionS A U N/A H

XType of walls: Gypsum wallboard

3. Floor ConditionS A U N/A H

XType of flooring: Wood

4. Window ConditionS A U N/A H

XType of window: Double hung


Page 21 of 38

Kitchen

5. DoorsS A U N/A H

X

6. ClosetsS A U N/A H

X


X

8. Exterior doorS A U N/A H

X

9. Basement stairsS A U N/A H

X • Narrow

10. Stairs & HandrailS A U N/A H

X

11. Smoke DetectorsS A U N/A H

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

12. HVACS A U N/A H

XHeat source: Radiator








Page 22 of 38



5. DoorsS A U N/A H

X


X

7. Water temperatureS A U N/A H

XWater temperature: 135 degrees

8. Sink observationsS A U N/A H

X

9. PlumbingS A U N/A H

X

10. CountersS A U N/A H

X

11. CabinetsS A U N/A H

X


XLoose receptacle


Page 23 of 38

Loose receptacle

13. GFCIS A U N/A H

X • GFCI resets for located in the electric service panel

14. HVACS A U N/A H


15. Cook top conditionS A U N/A H

X

16. Oven & RangeS A U N/A H

X

17. Vent ConditionS A U N/A H

XType: None

18. DishwasherS A U N/A H

XDrain loop needs to be elevated to counter height • Consult a licensed plumber


Page 24 of 38

Living Room

Drain loop needs to be elevated to counter height

19. Garbage grinderS A U N/A H

X

20. RefrigeratorS A U N/A H

X

21. Exterior doorS A U N/A H

X










Page 25 of 38

Dining Room

Family Room

5. DoorsS A U N/A H

X


X

7. HVACS A U N/A H










5. DoorsS A U N/A H

X


X

7. HVACS A U N/A H





Page 26 of 38

1st Floor Bath








X

6. HVACS A U N/A H







XType of flooring: Tile


XType of window: Double hung • Stationary

5. DoorsS A U N/A H

X

6. SinksS A U N/A H


• Recommend lowering temperature for safety and economy


Page 27 of 38

2nd Floor Bath


X


X


X

10. Tub / ShowerS A U N/A H


• Temperature at tub / shower should not excceed 111 degrees• Consult a licensed plumber to balance the water temperature in the home

11. Shower wallsS A U N/A H

XType: Tile tub walls

12. ToiletsS A U N/A H

X


X

14. GFCIS A U N/A H

X

15. Exhaust FanS A U N/A H

X

16. HVACS A U N/A H

X




Page 28 of 38







5. DoorsS A U N/A H

X

6. SinksS A U N/A H


• Recommend lowering temperature for safety reasons


X


X


X



• Temperature at tub / shower should not excceed 111 degrees• Consult a licensed plumber to balance the water temperature in the home


XType: Tile tub walls


X


X


Page 29 of 38

3rd Floor Bath

14. GFCIS A U N/A H

X


X

16. HVACS A U N/A H

X








XType of window: None

5. DoorsS A U N/A H

X

6. SinksS A U N/A H

XWater temperature: 115 degreesRecommend lowering temperature for safety reasons


X


X


Page 30 of 38


X


XWater temperature: 115 degreesTemperature at tub / shower should not excceed 111 degrees • Consult a licensed plumberto balance the water temperature in the home


XType: Tile shower walls

12. EnclosureS A U N/A H

X


XMissing closet bolt covers

Missing closet bolt covers


X


X

16. HVACS A U N/A H

XHeat source: Electric wall heater


Page 31 of 38

2nd Floor Front Bedroom

2nd Floor Rear Bedroom









5. DoorsS A U N/A H

X


X


X

8. HVACS A U N/A H









Page 32 of 38

2nd Floor Left Middle Bedroom



5. DoorsS A U N/A H

X


X


X

8. HVACS A U N/A H










5. DoorsS A U N/A H

X


X


Page 33 of 38

2nd Floor Right Middle Bedroom

3rd Floor Front Bedroom


X

8. HVACS A U N/A H










5. DoorsS A U N/A H

X


X


X

8. HVACS A U N/A H





Page 34 of 38

3rd Floor Rear Bedroom




XType of flooring: Carpet



5. DoorsS A U N/A H

X


X


X

8. HVACS A U N/A H







XType of flooring: Carpet




Page 35 of 38

Attic

5. DoorsS A U N/A H

X


X


X

8. HVACS A U N/A H


1. AccessS A U N/A H

XType of access: Through door

2. Attic ElectricS A U N/A H

XAttic Light Yes

3. Attic structureS A U N/A H

XFraming type: Rafter, Ceiling joistsSheathing material: Wood boards

• Mostly hidden and inaccessible.

4. Attic PlumbingS A U N/A H

X

5. VentilationS A U N/A H

XType: Exhaust fan

• Slate roof construction creates a nature ventilation.

6. Whole house fanS A U N/A H

X

7. ChimneyS A U N/A H

X • Hidden by interior finish


Page 36 of 38

8. Mold like materialS A U N/A H

X • None observed

9. Water penetrationS A U N/A H

X • None visible or accessible


Page 37 of 38

Report SummaryReport Summary

RoofPage 2 Item: 1 Roof Condition • Debris should be removed from roof

Page 3 Item: 4 Roof Flashing • Irregular installation of wall flashing above porch. Customarily flashing istucked under the shingles.• Consult a roofing contractor

Page 3 Item: 6 Gutters/Downspout • Bent creating inverted slope

Exterior AreasPage 4 Item: 1 Siding Condition • Missing sections

• Consult a licensed contractorPage 5 Item: 6 Paint • Blistered

Page 6 Item: 11 Stairs and railings • Not child safe, should have proper railings• Concrete steps are damaged and missing part of the tread. Use caution.• Consult a licensed contractor

Page 6 Item: 13 Bulkhead Hatch • Water is penetrating bulkhead

GroundsPage 7 Item: 2 Retaining walls • Damaged • Cracks observed • Leaning retaining wall • Consult a licensed

contractorPage 8 Item: 4 Plantings • Clearance should be provided between plantings and house

Decks and PorchesPage 10 Item: 6 Stairs and Railings • Stair stringers are in contact with soil. This will shorten the useful life of

the stairs.• No railing system on side and rear deck.• Earth in contact with wood. Recommend clearing dirt away.

Garage DetatchedPage 11 Item: 3 Siding Condition • Earth in contact with siding or trim. Recommend clearing away.

Page 12 Item: 8 Electrical • Unprotected electrical wiring. • Consult a licensed electrician

Page 12 Item: 9 Garage doors &opener

• No eye beam system present • Consult with home owner for properoperation.

Basement/FoundationPage 13 Item: 2 Basement floor • Hole in floor

• Unfinished at water service closetPage 13 Item: 7 Floor joists • Cut floor joist to accomodate drain pipe. Questionable support post has

been connected beneath it. Consult with a licensed contractor and/orstructural engineer for the suitability of this arrangement.

Page 14 Item: 11 Water Penetrationand Dampness

• Evidence of active water penetration• Evidence of previous water penetration

Page 14 Item: 13 Mold • Mold-like growth observed on ceiling tiles in unfinished front room.• Recommend that mold and air quality be evaluated by a professional

Page 15 Item: 14 Electrical • Open electrical box• Unsecured wires in contact with furnace exhaust duct.• Hot & neutral reversed• Unsecured electrical box• Consult a licensed electrician

Heat/ACPage 19 Item: 3 Other • Gas line improperly supported.

PlumbingPage 19 Item: 2 Waste Pipe and

Vent• Improperly pitched waste pipe


Page 38 of 38

Fireplaces/Alt FuelPage 20 Item: 1 Fireplace • Creosote flakes falling from damper.

KitchenPage 23 Item: 12 Electrical • Loose receptacle

Page 24 Item: 18 Dishwasher • Drain loop needs to be elevated to counter height • Consult a licensedplumber

1st Floor BathPage 26 Item: 6 Sinks • Recommend lowering temperature for safety and economy

Page 27 Item: 10 Tub / Shower • Temperature at tub / shower should not excceed 111 degrees• Consult a licensed plumber to balance the water temperature in thehome

2nd Floor BathPage 28 Item: 6 Sinks • Recommend lowering temperature for safety reasons

Page 28 Item: 10 Tub / Shower • Temperature at tub / shower should not excceed 111 degrees• Consult a licensed plumber to balance the water temperature in thehome

3rd Floor BathPage 29 Item: 6 Sinks • Recommend lowering temperature for safety reasons

Page 30 Item: 10 Tub / Shower • Temperature at tub / shower should not excceed 111 degrees • Consult alicensed plumber to balance the water temperature in the home

Page 30 Item: 13 Toilets • Missing closet bolt covers

Documents

JM Rodkey, Co., Inspections Sample Report Renovate… · Earth in contact with wood. Recommend clearing dirt away. No railing system on side deck. 1. Balcony Location Location: Front