5 Franklin St Northampton 08-24-2021 (1).pdf
NOTICE TO THIRD PARTIES: This report is prepared as the exclusive property of the client and is not transferable to any third party or
subsequent buyers. It has been provided under written contract that limits use to the contracting parties and their representative.
Unauthorized recipients are advised not to rely upon this report, but to obtain the services of a licensed home inspector to provide an
inspection specific to their time and need.
NOTICE TO THIRD PARTIES: This report is prepared as the exclusive property of the client and is not transferable to any third party or
subsequent buyers. It has been provided under written contract that limits use to the contracting parties and their representative.
Unauthorized recipients are advised not to rely upon this report, but to obtain the services of a licensed home inspector to provide an
inspection specific to their time and need.
Inspector: John Rodkey, JMR Inspections
Cover Page
5 Franklin St, Northampton, MA 01060
Inspection prepared for: Durai Rajasekar
Date of Inspection: 8/24/2021 Time: 4:00 PM - 6:00 PM
Age of Home: 1972 Size: 5,907 sq.ft.
Weather: Partly Cloudy, 69F, 100% Humidity, 29.19"Hg
Field Inspector: John Rodkey, Lic: 727
License #727
Amherst, MA 01002
Phone: 413-2569-6969
Email: inspections@jmrodkey.com
Inspector: John Rodkey
COMMERCIAL STANDARDS OF PRACTICE
Section 6.01: Access 6.02: Purpose
6.03: General Requirements
6.04: Scope of the Commercial Inspection
6.05: General Limitations and Exclusions of the Commercial
Inspection
6.06: Prohibitions
6.07: Required Distribution of Energy Audit Documents
6.01: Access The Client shall provide Safe Access and Sufficient Lighting to ensure that all systems and areas to be inspected under
this standard are Readily Accessible and Observable. 6.02: Purpose
(1) The purpose of a Commercial Inspection for Buildings,
including their attached garages, is to provide the Client with an
inspection Report that forthrightly discloses the physical conditions of the systems and components listed in 266 CMR 6.04 which are Readily Accessible and Observable, including those systems and components, which are Safety Hazards as Observed at the time of
the inspection.
(2) An inspection carried out under the standards of 266 CMR 6.04
is not and shall not be construed to be a comprehensive
Architectural and/or Engineering study of the dwelling in question.
6.03: General Requirements (1) Inspectors shall: (a) Use a written or digital contract and provide only the Client with a copy of the contract unless expressly authorized in
writing by the Client.
(b) Observe Readily Accessible and Observable installed
systems and components listed in 266 CMR 6.04.
(c) Submit a confidential written Report only to the Client,
which shall:
1. Identify components
2. Indicate which systems and components that are present
and designated for inspection
3. Indicate the condition of systems and components that
were inspected, including those that were found to be in need
of repair;
4. Record the Inspector's name (and the Trainee's name if
applicable);
5. Record the Client's name and the address of the property
inspected;
6. Record the on-site Inspection start and finish times;
7. Record the weather conditions at the time of the
inspection; and
8. Record the existence of obstructions and/or conditions that
prevented the inspection of the installed systems and
(3) The Report shall inform the Client if additional investigation
is required when:
(a) The scope of the repair(s) is unknown;
(b) There is potential for and it is suspected that there is
concealed damage; or
(c) The subject area is beyond the scope of the Commercial
Inspector's expertise.
(4) The Commercial Inspector shall not be held liable for the
accuracy of third-party information.
6.04: Scope of the Commercial Inspection
(1) System: Roofing.
(a) The inspector shall Observe and Report On:
1. Roof coverings;
2. Exposed roof drainage systems;
3. Flashings;
4. Skylights, chimneys;
5. Chimneys; and
6. Roof penetrations.
(b) The inspector shall Identify:
1. The type of roof covering materials;
2. The roof drainage system; and
3. The chimney materials.
(c) The inspector shall:
1. note the methods used to Observe the roofing; and
2. note any signs of previous and/or active leaks.
(d) Exclusions: The Inspector shall not be required to: 1. Walk on the roof unless in the opinion of the Commercial Inspector walking on the roof will pose no risk of personal injury or damage to the roofing
components.
2. Observe and Report On:
a. Attached accessories including, but not limited to:
solar systems, antennae, satellite dishes and lightning
arrestors; and
b. The interior of chimney flues.
(2) System: Exterior.
(a) The inspector shall Observe and Report On:
1. Wall cladding;
2. Trim; 3. Doors/Windows; 4. Garage Doors (if the garage is attached to the main
dwelling);
5. Decks/Balconies/porches/stoops/landings/steps;
6. Railings/guardrails;
7. Areaways/window wells;
8. Flashings; and
9. Driveways, walkways, vegetation, grading, site
drainage, and retaining walls with respect to their effect
on the condition of the dwelling and their ability to
provide safe egress.
(b) The inspector shall Identify:
1. Wall cladding materials;
2. deck component materials; and
3. porch component materials.
(c) The inspector shall:
1. Probe exposed Readily Accessible and Observable
exterior components where deterioration is suspected:
However, probing is NOT required when probing would
unduly damage any finished surface. 2. Operate garage doors (if the garage is attached to the
main dwelling), manually or by using permanently
installed controls of any garage door operator.
3. Report whether or not any garage door operator will
automatically reverse or stop when meeting resistance
during closing.
(d) Exclusions: Including but not limited to
(e)1. through 9., the inspector shall not be required to Observe
and Report On the following:
1. Storm doors and windows, screening, shutters, awnings
and similar seasonal accessories;
2. Fences, landscaping, trees, swimming pools, patios,
irrigation systems;
3. Safety glazing;
4. Recreational facilities;
5. Any other dwelling units or addresses in multi unit
buildings;
6. Outbuildings and detached garages; and
7. Underground utilities, pipes, buried wires, or conduits.
(3) System: Structure. (a) The inspector shall Observe and Report On: 1. The foundation; 2. The floor structure;
3. The wall structure;
4. The ceiling structure; and
5. the roof structure.
(b) The inspector shall Identify:
1. The foundation materials; and
2. The Basement floor.
(c) The inspector shall:
1. Probe exposed Readily Accessible and Observable
structural components where deterioration is suspected;
however, probing is NOT required when probing would
unduly damage any finished surface;
2. Note the methods used to Observe under floor crawl
spaces;
3. Note the methods used to Observe attics; and
4. Note signs of previous and/or active water penetration into
the basement, under floor crawl space and attic including the presence of sump pumps and dehumidifiers. (d) Exclusions: the inspector shall not be required to: 1. Collect engineering data such as the size, span, spacing,
species, section modulus, slenderness ratio and/or modulus
of elasticity of the structural members; or
2. Provide access to the items being inspected
(Responsibility of Client/seller/seller's representative).
3. Enter the under-floor crawl space.
a. If it is not Readily Accessible;
b. If access is obstructed and/or if entry could damage the
property;
c. If a dangerous or adverse situation is suspected and
Reported by the Inspector; or
d. Observe and Report On Wood destroying insects,
rodents and/or vermin unless specifically contracted for in
writing.
(e) Attic Space.
1. The inspector shall not be required to enter the attic space:
a. If it is not Readily Accessible;
b. If access is obstructed and/or if entry could damage the
property; or
c. If a dangerous or adverse situation is suspected and Reported by the inspector. 2. Walk on the exposed and/or insulation covered framing
members.
(4) System: Electrical.
(a) The inspector shall Observe and Report On:
1. the service entrance conductors;
2. the service equipment, including the main overcurrent device; 3. the grounding system device;
4. the service and distribution panels by removing the
enclosure cover;
5. the branch circuit, overcurrent devices, and conductor
capability; and
6. a representative number of interior and exterior
receptacles.
(b) The inspector shall Identify:
1. The service as being overhead or underground;
2. The type of Interior Wiring; and
3. The ampacity of the main service disconnect;
(c) The inspector shall test:
1. The polarity and grounding of a representative number
of receptacles;
2. The operation of all Readily Accessible ground fault
circuit interrupters.
(d) Exclusions: Including but not limited to the following:
the inspector shall not be required to:
1. Collect engineering data on the compatibility of the overcurrent devices with the panel and/or determine the
short circuit interrupting current capacity.
2. Determine the adequacy of the ground and/or the in-
place systems to provide sufficient power to the dwelling,
or reflect on the sufficiency of the electric distribution
system in the Dwelling.
3. Insert any tool, probe, or testing device inside the
panels.
4. Test or Operate any overcurrent device except ground
fault circuit interrupters.
5. Dismantle any electrical device or control other than to
remove the covers of the service and distribution panels.
However, the Inspector is not required to remove the
covers of the service and distribution panels if the panel
covers are not Readily Accessible, if there are dangerous
or adverse situations present, or when removal would
damage or mar any painted surface and/or covering
materials.
6. Observe or Report On:
a. The quality of the conductor insulation; c. Low voltage systems, doorbells, thermostats, other; e. Telephone, security alarms, cable TV, intercoms, or other ancillary wiring that is not a part of the primary
electrical distribution system; and
f. Underground utilities, pipes, buried wires, or
conduits.
g. The Commercial Inspector shall not be required to
test or operate Arc Fault Circuit Interrupters.
(5) System: Plumbing.
(a) The inspector shall Observe and Report On:
1. The water supply and distribution system:
a. Piping, including supports and insulation.
b. Fixtures;
c. Faucets.
2. The drain waste and vent system:
a. Piping, including supports; and
b. Traps; drain, waste, and vent piping; piping
supports and pipe insulation.
3. Hot water systems including: a. Water heating equipment; b. Normal Operating Controls; c. The presence of Automatic Safety Controls;
d. Flue piping.
(b) The Inspector shall Identify:
1. The type(s) of water distribution piping materials;
2. The type(s) of drain, waste, and vent piping; and
3. The type of water heating equipment, and the
nameplate capacity of the water heating equipment
(gallons and/or gallons per minute).
4. The location of the main shut off valve.
(c) The inspector shall operate all plumbing fixtures where
practical, including their faucets if Readily Accessible.
(d) Exclusions: The Inspector shall not be required to:
1. Test the operation of any valve except water closet
flush valves and fixture faucets;
2. Collect engineering data on the size of or length of
water and/or waste systems and/or remove covering
materials; or
3. Report On the adequacy and/or the efficiency of the in-
place systems to provide sufficient hot water to the
dwelling, sufficient water supply, or drainage for the dwelling; 4. State the effectiveness of anti-siphon devices;
5. Determine whether water supply and waste disposal
systems are public or private
6. Observe, operate, or Report On:
a. The exterior hose bibs; Page 1 of 42Page 1 of 42
b. Fire suppression systems; c. irrigation systems; d. water quality; e. Wells and their related equipment;
f. Foundation sub drainage systems;
g. interior of flue linings;
h. Underground utilities, pipes, buried wires, or
conduits; and
i. Water conditioning and filtration components and
Systems.
j. Operate any laundry equipment, including washing
machines and dryers.
(6) System: Heating.
(a) The inspector shall Observe and Report On:
1. Heating equipment;
2. Normal operating controls;
3. Automatic Safety Controls;
4. The exterior of the chimneys, flue piping and vents;
5. Heating distribution systems;
6. Insulation;
7. The presence of an installed heat source in each
habitable room including kitchens and bathrooms; and
8. The presence of a fireplace(s) and the operation of their damper(s). (b) The inspector shall identify: 1. The type of energy source;
2. The heating equipment;
3. The type of distribution system:
a. Piping: and
b. Duct work.
(c) The inspector shall note:
1. The absence of an installed heat source in habitable
rooms including kitchens and bathrooms;
2. The presence of exposed flues in the smoke chamber
being utilized by other appliances;
3. The existence of abandoned oil tanks; and
4. Any observed evidence of underground fuel storage
tanks.
(d) If possible, have the seller and/or the seller's
representative operate the systems using normal operating
controls. If not possible for seller or seller's representative to
operate system, the inspector shall operate system using normal operating controls. (e) Open Readily Accessible and operable access panels provided by the manufacturer or installer for routine
Commercial owner maintenance.
(f) Exclusions. Including but not limited to 6.04(7)(e)1
through 7., the inspector shall not be required to:
1. Test and/or inspect the heat exchanger. This requires
dismantling of the furnace cover and possible removal of
controls;
2. Collect engineering data on the size of the heating
equipment and/or the size or length of the distribution
systems;
3. Report On the adequacy or uniformity of the in-place
system(s) to heat the dwelling and/or the various rooms
within the dwelling;
4. Operate heating systems when weather conditions or
other circumstances may cause equipment damage, or
when the electrical and/or fuel supply to the unit is in the
off position;
5. Ignite or extinguish solid fuel and/or gas fires;
6. Identify the type of insulation coverings;
7. Inspect fuel storage tanks and their related components; 8. Inspect humidifiers and electronic air filters;
9. Inspect the interior of flues with the exception of
exposed flues serving other appliances as Observed in the
smoke chamber of the fireplace; and
10. Inspect fireplace insert flue connections.
(7) System: Cooling/Central Air Conditioning.
(a) The inspector shall Observe and Report On the following
cooling components:
1. Cooling and air handling equipment;
2. Normal operating controls;
3. Cooling distribution systems; and
4. the insulation on the exposed supply ductwork.
(b) The inspector shall identify the type of distribution
system.
(c) The inspector shall:
1. If possible, the Inspector shall have the seller and/or the
seller's representative Operate the systems using normal
operating controls; and
2. Open Readily Accessible operable access panels provided by the manufacturer or installer for routine Commercial owner maintenance and Report On Conditions Observed.
(d) Exclusions: the inspector shall not be required to:
1. Collect engineering data on the size of the cooling
equipment, the size or length of the distribution systems;
2. Identify the type of insulation coverings;
3. Report on the air filter condition or effectiveness;
4. Operate the cooling systems when weather conditions
or other circumstances may cause equipment damage, or
when the electrical supply to the unit is in the off position;
5. Inspect evaporator coils; or
6. Report On the adequacy or uniformity of the in-place system(s) to cool the dwelling and/or the various rooms within the dwelling. (8) System: General Interior Conditions.
(a) The inspector shall Observe and Report on:
1. walls;
2. ceilings;
3. floors;
4. steps, stairways, balconies;
5. hand and guard railings;
6. counter tops and a representative number of cabinets;
7. permanently installed cooking appliances, dishwashers,
and garbage disposals;
8. a representative number of doors and windows; and
9. separation walls, ceilings, and doors between a
dwelling unit and an attached garage or another dwelling
unit.
(c) The Inspector shall: 1. note signs of water penetration;
and
2. operate a representative number of kitchen cabinets and
drawers, doors and windows.
(d) Exclusions: Including but not limited to 1. and 2., the
inspector shall not be required to: 1. Observe and Report On the following: a. Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors;
b. Draperies, blinds, or other window treatments; and
c. Non-permanently installed household appliances.
2. Determine the fire safety rating of any walls, ceilings,
and doors between a dwelling unit and an attached garage
or another dwelling unit.
(9) System: Insulation and Ventilation.
(a) The inspector shall Observe and Report on:
1. exposed insulation in unfinished spaces;
2. ventilation of attics and under floor crawl space areas;
3. bathroom venting systems; and
4. kitchen venting system.
(b) The inspector shall identify the existence and/or absence
of bathroom ventilation other than a window(s).
(c) Exclusions: Including but not limited to, the inspector
shall not be required to Observe and Report On the
following: 1. The type(s), amounts or adequacy of insulation and/or its material make up; 2. Concealed insulation and vapor retarders; or
3. The adequacy, uniformity and capacity of the in-place
system(s) to ventilate the various areas of the dwelling. 6.05: General Limitations and Exclusions of the Commercial
Inspection
(1) General Limitations. (a) Commercial Inspections done in accordance with the standards set forth are visual and not Technically Exhaustive. (b) The Commercial Inspections standards set are
applicable to Buildings.
(2) General Exclusions.
(a) Inspectors shall not be required to Report On:
1. The remaining life expectancy of any component or
system;
2. The causes of the need for repair;
3. The materials for corrections of the problem;
4. The methods of repair other than to indicated the repair
should comply with applicable requirements of the
governing codes and sound construction practices;
5. Compliance or noncompliance with applicable
regulatory requirements unless specifically contracted for
in writing;
6. Any component or system not covered herein
7. Cosmetic items;
8. Items that are not Readily Accessible and Observable,
underground items, or items not permanently installed; or
9. Systems or Components specifically excluded by
Client (noted in writing in the Contract or in the Report). (b) Inspectors shall not be required to perform or provide any of the following
1. Offer warranties, guarantees and/or insurance policies
of any kind on the property being inspected;
2. Collect any engineering data (the size of structural
members and/or the output of mechanical and/or electrical
equipment);
3. Inspect spaces that are not Readily Accessible and
Observable. Enter any area or perform any procedure,
which may damage the property or its components, or be
dangerous and unsafe to the Inspector or other persons, as
determined by and Reported by the Inspector;
4. Disturb or move insulation, stored and/or personal
items, furniture, equipment, plant life, soil, snow, ice, or
debris that obstructs access or visibility;
5. Determine the effectiveness of any system installed to
control or remove suspected hazardous substances;
6. Predict future conditions, including but not limited to
failure of components. (See Additional Services); 7. Project operating costs of components; 8. Determine extent or magnitude of damage or failures noted;
9. Operate any System or component which does not respond to normal operating controls; 10. Test for radon gas; 11. Determine the presence or absence of pests including,
but not limited to, rodents or wood destroying insects;
12. Determine the energy efficiency of the dwelling as a
whole or any individual system or component within the
dwelling;
13. Perform Environmental Services including
determining the presence or verifying the absence of any
microorganisms or suspected hazardous substances
including, but not limited to, carbon monoxide, latent
surface and/or subsurface Volatile Organic Compounds,
PCB's, asbestos, UFFI, toxins, allergens, molds,
carcinogens, lead paint, radon gas, electromagnetic
radiation, noise, odors, or any contaminants in soil, water,
air wet lands and/or any other environmental hazard
14. Determine the level of sound proofing between walls,
ceilings, floors, doors and between dwelling units.
15. Inspect surface and subsurface soil conditions.
6.06: Prohibitions Inspectors are prohibited from:
(1) Reporting on the market value of property or its marketability and/or the suitability of the property for any use. (2) Advising their Client about the advisability or inadvisability of the purchase of the property.
(3) Offering or performing any act or service contrary to law
(4) Determining the cost of repairs of any item noted in their
Report and/or inspected by them and/or their firm.
(5) Offering to make and/or perform any repair, provide any
remedy: including but not limited to performing engineering,
architectural, surveying, plumbing, electrical and heating
services, pest control (treatment), urea formaldehyde or any
other job function requiring an occupational license and/or
registration (in the jurisdiction where the inspection had taken
place) on a Dwelling, and/or Building inspected by his or her
firm. The only exception is if those repairs and/or services are
part of a negotiated settlement of a complaint and/or claim
against the Inspector and/or the firm he or she represents.
(6) However, nothing shall prohibit the Inspector and/or his or
her firm from offering consulting services on a dwelling, and/or
Building his or her firm has not inspected as long as the consulting service is not pursuant to the sale and/or transfer of the property and/or dwelling. (7) Operating any system or component that is shut down or
otherwise inoperable. (However, the inspector shall recommend
the seller and/or the seller's representative demonstrate that
those systems and/or components are functional).
(8) Turn on any electrical or fuel supply and/or devices that are
shut down. (However, the Inspector shall recommend the Seller
and/or the Seller's Representative demonstrate that those
systems and/or components are functional).
6.07: Required Distribution of Energy Audit Documents
(1) Purpose and Scope. The purpose is to promote the informed
use of energy audits by providing a document, outlining the
procedures and benefits of a Commercial energy audit, to buyers
of dwellings at or before the time of closing.
(2) Requirement. Commercial Inspectors shall provide a
document outlining the procedures and benefits of a
Commercial energy audit to all Clients purchasing a single-
family dwelling, a multiple family dwelling with less than
five dwelling units, or a condominium unit in a structure with
less than five dwelling units. (3) Distribution of Document Availability, Timing, and Format.
The Board shall make a copy of the document to be distributed
available on its website. The document must be provided to the
buyer of the real estate at or before closing.
(4) Prohibition of Additional Fees. No additional fees shall be
imposed upon or collected from the buyer or seller of the real
estate in connection with the provision of such document.
Page 2 of 42Page 2 of 42
Page 3 of 42Page 3 of 42
Report Summary
Report Summary
Grounds
Page 8 Item: 1 Grading • IMPROVEMENT: Grade was in tight clearance to the gas
meter. A separation of 10" in required in most situations.
Correction recommended.
Page 9 Item: 4 Parking Areas • MAINTENANCE: Cracks in the driveway had not been
sealed. Cracks greater than 1/4" should be sealed to prevent
further damage.
Page 9 Item: 5 Trees • CORRECTION: Trees branches were in contact with the
electric service cables. These can chafe the service wire
insulation over time and cause a power arc and fire.
Recommend consulting an arborist or electric company to
prune back the branches.
Porch
Page 10 Item: 5 Roof • MONITOR: the roof showed signs of age and wear.
Although intact at the time of the inspection, its longevity is
questionable. Recommend monitoring for developing wear.
Rear Porch
Page 11 Item: 5 Roof Condition • MONITOR: the roof showed signs of age and wear.
Although intact at the time of the inspection, its longevity is
questionable. Recommend monitoring for developing wear.
Roof
Page 13 Item: 1 Roof Condition • IMPROVEMENT: no service platform by the A/C
compressors to prevent damage to the roof membrane when
servicing. Installation recommended.
• REPAIR: the rolled roof on the stairwell was aged, dry and
worn. Although intact at the time of the inspection,
replacement would be advisable.
• REPAIR: loosening seams and patches. Repair needed.
Page 14 Item: 2 Flashing Condition • CORRECTION: No kick-out flashing where the roof ends
next to a wall. This allows excess water from heavy rain to
flow down along the siding and foundation. Installation
needed.
• CORRECTION: the EPDM flashing pieces on the roof
penetrations did not rise high enough along the penetrations to
sufficiently repel ice and snow damage. correction needed.
Page 15 Item: 5 Eaves and Facia
Condition
• REPAIR: the front facia panel had separated leaving a void
for animal, insect and bird entry. Repair needed.
Foundation/Basement
Page 16 Item: 4 Sump Pump and
Dehumidifier
• IMPROVEMENT: The sump pit was open to the basement.
This allows ground moisture to migrate into the building,
elevating the risk of mold and mildew development. Radon
entry is also a concern. Recommend a sealed cap on the sump
system.
• CORRECTION: Sump pump was discharging into the city
sewer system. Most municipalities have prohibited this
practice and require that sump water be discharged back onto
the ground. Recommend consulting the local building and/or
water authority for clarification.
Page 4 of 42Page 4 of 42
Electric Distribution
Page 20 Item: 4 Main Panel
Condition
• CORRECTION: Insufficient clearance. Clearance in front of
the service panel customarily is 36" deep, 30" wide and 78"
high. Correction recommended if possible.
• CORRECTION: Open knock-out exposing energized
components and creating an entry point for animals. Correction
needed.
Page 21 Item: 6 1st Subpanel
Condition
• CORRECTIONI: The panel cover did not properly fit the
inner breaker cover, leaving a void to the energized conductors.
Correction needed.
Electric - Exterior
Page 22 Item: 1 Electric - Exterior • REPAIR: the basement A/C service box was detached from
the wall and dangling by its cables. Repair needed.
Electric - Interior
Page 22 Item: 1 Electric - Interior • REPAIR: no power at the outside wall receptacle in the
basement level right front office. Repair needed.
Page 23 Item: 2 Basement Electric • REPAIR: the armoured cable sheathing to the sewer ejector
pump was detached from its clamp. Repair needed.
• CORRECTION: Missing cover plate in the utility room,
exposing energized conductors. Installation needed.
Page 23 Item: 3 Electric - Restrooms • CORRECTION: Shower fan/light in the basement restroom
was not moisture rated or GFCI protected. Correction needed.
Plumbing
Page 25 Item: 5 Water Heater • EVALUATION: The water heater was older (28 years).
Given the serviceable life averages 27 years, the reliability of
the heater is questionable. Recommend further evaluation to
verify its expected reliability. Replace maybe warranted.
Page 25 Item: 7 Water Temperature • CORRECTION: Water temperature in the house was at 130°
F. This is high enough to cause first degree burns within 5
seconds (American Journal of Pathology 1947; 23: 695-720).
Correction needed to see the hot water balanced between the
sinks and bathroom so as not to create a scald hazard.
• IMPROVEMENT: No temperature setback observed at the
tub/shower(s). This will allow hot water to be discharged at the
same temperature as the main supply. Given most homes need
120F water for laundry and dishes, this will create a scald
hazard in the tub/shower area. Recommend consulting a
plumber to establish some temperature limitation to the bathing
fixtures.
Page 25 Item: 8 Exterior Plumbing • REPAIR: The exterior faucet would not open. Repair needed.
Page 26 Item: 9 Plumbing - Kitchen • CORRECTION: Insufficient drain loop or air gap on the
dishwasher drain pipe. This risks waste water back flushing
from the sink to the dishwater. Correction needed.
Page 26 Item: 10 Plumbing -
Restrooms
• REPAIR: the basement restroom shower drain was clogged.
Repair needed.
HVAC - Basement
Page 27 Item: 1 Heating System -
Basement
• CORRECTION: No condensate neutralizer present.
Correction needed.
Page 5 of 42Page 5 of 42
Page 27 Item: 5 A/C Condition • Refrigerant: R-22 Note that per the US Environmental
Protection Agency, R22 refrigerant will become illegal in the
United States on January 1, 2020. After that R22 refrigerant
phase out date, R22 refrigerant can no longer be manufactured
or imported into the US. [Oct 9, 2018]
HVAC - First Floor
Page 28 Item: 1 Heating System -
First Floor
• REPAIR: the safety switch on the fan cabinet door was not
functioning. Repair needed.
• CORRECTION: No condensate neutralizer present.
Correction needed.
Page 29 Item: 5 A/C Condition • Refrigerant: R-22 Note that per the US Environmental
Protection Agency, R22 refrigerant will become illegal in the
United States on January 1, 2020. After that R22 refrigerant
phase out date, R22 refrigerant can no longer be manufactured
or imported into the US. [Oct 9, 2018]
HVAC - Second Floor
Page 30 Item: 1 Heating System -
Second Floor
• CORRECTION: No condensate neutralizer present.
Recommend consulting the local municipality for regulation on
neutralizing condensate from a condensing furnace before it
discharges into the city sewer.
• REPAIR: the fan cabinet safety switch was broken. Repair
needed.
Page 31 Item: 5 A/C Condition • Refrigerant: R-22 Note that per the US Environmental
Protection Agency, R22 refrigerant will become illegal in the
United States on January 1, 2020. After that R22 refrigerant
phase out date, R22 refrigerant can no longer be manufactured
or imported into the US. [Oct 9, 2018]
Interior
Page 34 Item: 8 Doors, Windows • CORRECTION: Door glass on the first floor left offices was
lower than 16" could not be confirmed as being tempered
safety glazing. This presents a safety issue. Clarification and
possible correction needed.
Page 35 Item: 10 Elevators and
Escalators
• MAINTENANCE: the hydraulic fluid was low in the pump
reservoir. Maintenance recommended
Restrooms - Basement
Page 36 Item: 2 Accessibility • CORRECTION: No 48" rotation circle is present in the
restrooms to facilitate wheelchair mobility.
• CORRECTION: No scald guard on the sink drain pipes.
Installation needed.
• CORRECTION: The sink basin was less than 16" deep,
preventing wheelchair access. Correction needed.
• CORRECTION: No grab bars present. Installation needed.
Page 36 Item: 4 Ventilation • CORRECTION: No direct exterior vent exhaust port could be
confirmed. Correction needed to establish direct, exterior
venting.
• REPAIR: the exhaust fan was not functioning at the time of
the inspection. Repair needed.
Restrooms - First Floor
Page 37 Item: 2 Accessibility • REPAIR: missing scald guard on the left restroom sink drain
pipe. Installation needed.
Restrooms - Second Floor
Page 6 of 42Page 6 of 42
Page 38 Item: 2 Accessibility • REPAIR: missing scald guard on the left restroom sink drain
pipe. Installation needed.
Kitchen
Page 38 Item: 3 Oven • CORRECTION: No anti-tip protection present. The oven
was not secured to the floor risking it tipping and spilling hot
food. Correction needed for safety.
Page 39 Item: 8 Counters and
Cabinets
• Wall cabinets appear to have been installed with brittle,
narrow head drywall screws. It is necessary to have a fastener
with significant shear values as well as adequate pull-out
resistance to withstand the weight and stress. Correction
needed. Recommend replacing with fasteners designed for
mounting cabinets.
Page 40 Item: 9 Ventilation • IMPROVEMENT: It is often advisable to have some form of
kitchen venting to capture grease and odors. Although not
required, it may want to be considered.
Life Safety
Page 41 Item: 6 Fire Sprinklers • The sprinkler system had been disconnected. Restoration
needed.
• REPAIR: some pipes had been cut above the suspended
ceiling. The extent of the decommissioning is unclear, but
enough deficiencies were observed to indicate a full restoration
is needed.
Page 41 Item: 8 Fire Extinguishers • MAINTENANCE: the fire extinguisher inspection tag expires
this month. Reinspection needed.
• CORRECTION: No fire extinguishers at some egress points.
Correction needed. Recommend consulting the local fire
authority to be assured of requisite type and placement.
Page 7 of 42Page 7 of 42
Site
1. Site
2. Address Identification
Observations:
• Address sign present in accordance with recommendations from the State Fire Marshall.
3. Elevation
Left Front Right
Rear
Page 8 of 42Page 8 of 42
Environmental
Grounds
4. Drainage
• Maintaining a good grade and gutters will be important to compensating for any deficiency in the
perimeter drain.
• No drainage deficiencies were observed. How the site drainage occurs in heavy weather maybe
different from that exhibited at the time of the inspection.
• Storm drain present. Recommend consulting the current owner for any clarification.
Keep clear
1. Environmental Observations
Observations:
• See and associated EDR Environmental Report for additions environmental data
1. Grading
Materials:
• Grade appeared to be sloped away from the foundation at a minimum slope of 6" over a 10' length.
Observations:
• IMPROVEMENT: Grade was in tight clearance to the gas meter. A separation of 10" in required in
most situations. Correction recommended.
Tight clearance Illustration of customary clearances
Page 9 of 42Page 9 of 42
Porch
2. Landscaping
3. Sidewalks
Observations:
• Asphalt
• Concrete
4. Parking Areas
Observations:
• Asphalt
• MAINTENANCE: Cracks in the driveway had not been sealed. Cracks greater than 1/4" should be
sealed to prevent further damage.
Unsealed cracks
5. Trees
Observations:
• It is always advisable to have an arborist inspect the trees periodically for any necessary pruning to
care.
• CORRECTION: Trees branches were in contact with the electric service cables. These can chafe the
service wire insulation over time and cause a power arc and fire. Recommend consulting an arborist or
electric company to prune back the branches.
Cable contact
Page 10 of 42Page 10 of 42
Rear Porch
1. Porch
Location:
• Front of building
2. Decking
Observations:
• Concrete
3. Stairs and Railings
4. Ceiling Condition
5. Roof
Observations:
• Visual/Binocular inspection from ground and windows.
• Asphalt shingles
• MONITOR: the roof showed signs of age and wear. Although intact at the time of the inspection, its
longevity is questionable. Recommend monitoring for developing wear.
1. Rear Porch
Page 11 of 42Page 11 of 42
Garage
Exterior
2. Decking Condition
Materials: Concrete
3. Stairs and Railings
Observations:
• None present. The entrace was at grade.
4. Ceiling Condition
5. Roof Condition
Type: Visual inspection from the ground and windows.
Materials: Asphalt shingles
Observations:
• MONITOR: the roof showed signs of age and wear. Although intact at the time of the inspection, its
longevity is questionable. Recommend monitoring for developing wear.
1. Garage
Observations:
• None present
1. Accessibility Barriers
Observations:
• No observed barriers. The rear entrance was at grade, interior hallways and doors are a minimum 36",
and a 48" rotation circle is present in the restrooms.
Page 12 of 42Page 12 of 42
2. Siding Condition
Siding Type:
• Stucco finish on plywood substrates.
Observations:
• Previous cracks in the stucco had been sealed and painted.
3. Trim Condition
Observations:
• Vinyl
• Aluminum
• Wood
• Plastic (PVC) trim boards
4. Flashing
Observations:
• Not all flashing was visible, but there were no related deficiencies to suggest it was lacking.
5. Penetrations Condition
Penetrations Present:
• Any penetration through the siding material, if not properly sealed, elevates the risk of water and
moisture seeping behind the siding and deteriorating the substrate material. Any unintended air and
moisture paths should be thoroughly and permanently sealed. Recommend periodically checking all
penetration points.
• Faucet
• Electrical service wire
• Electrical fixtures
• Electric receptacle
• Electrical conduit
• Communications cables
• Gas line
• A/C service lines
• Dryer vent
• Bathroom vent
6. Paint Condition
7. Stairs and Railings
8. Windows and Doors Condition
9. Bulkhead/Areaway Condition
Materials:
• None present
Page 13 of 42Page 13 of 42
Roof
10. Window Well Condition
Materials:
• None present. Basement windows were above grade.
1. Roof Condition
Style:
• Inspected from the roof itself.
Material:
• EPDM rubber (ethylene propylene diene monomer (M-class) rubber) on the main roof
• Rolled roofing goods over the rear roof access area.
Observations:
• Normal wear observed
• IMPROVEMENT: no service platform by the A/C compressors to prevent damage to the roof
membrane when servicing. Installation recommended.
• REPAIR: the rolled roof on the stairwell was aged, dry and worn. Although intact at the time of the
inspection, replacement would be advisable.
• REPAIR: loosening seams and patches. Repair needed.
No service platform Worn stairwell roof Separating seams
Separating seams
Page 14 of 42Page 14 of 42
2. Flashing Condition
Type:
• Visual/Binocular inspection from the roof.
• Plumbing vent
• Metal chimney
• Wall flashing
• A/C service lines
Observations:
• CORRECTION: No kick-out flashing where the roof ends next to a wall. This allows excess water
from heavy rain to flow down along the siding and foundation. Installation needed.
• CORRECTION: the EPDM flashing pieces on the roof penetrations did not rise high enough along the
penetrations to sufficiently repel ice and snow damage. correction needed.
No kickout flashing Illustration of kickout flashing Insufficient height on penetrations
3. Gutters/Downspout Condition
Type:
• Visual/Binocular inspection from the ground and roof.
• Aluminum
Observations:
• Some downspouts empty into drainage pipes. Recommend locating and keeping the discharge points
clear.
4. Ventilation
Observations:
• Side wall vents present.
Side wall ventilation
Page 15 of 42Page 15 of 42
Chimney(s)
Structural
5. Eaves and Facia Condition
Materials: Visual/Binocular inspection from the ground.
Observations:
• REPAIR: the front facia panel had separated leaving a void for animal, insect and bird entry. Repair
needed.
Separation
6. Parapet Condition
Materials:
• Visual/Binocular inspection from the ground.
1. Chimney Condition
Type:
• Visual/binocular inspection from the ground and basement where accessible.
• Stainless steel, insulated wall chimney
1. Structural Classification
• Light Noncombustible (ISO Class 3, IBC Type IIB) - Buildings with exterior walls of light metal or
other noncombustible material and with noncombustible floors and roofs. Structure does not add to fire
(fuel) load of building, but does not resist fire well. Light steel construction.
Page 16 of 42Page 16 of 42
Foundation/Basement
1. Foundation walls
Type of foundation:
• Masonry Block
2. Basement floor
Floor Type:
• Concrete
3. Air Seal and Fire Blocking
Type:
• No air or fire seal observed at the penetrations between the floors.
4. Sump Pump and Dehumidifier
Water Management:
• Dehumidifier: No
• Sump Pump: Yes
Observations:
• IMPROVEMENT: The sump pit was open to the basement. This allows ground moisture to migrate
into the building, elevating the risk of mold and mildew development. Radon entry is also a concern.
Recommend a sealed cap on the sump system.
• CORRECTION: Sump pump was discharging into the city sewer system. Most municipalities have
prohibited this practice and require that sump water be discharged back onto the ground. Recommend
consulting the local building and/or water authority for clarification.
Open pit Discharging into city waste sysem
5. Water Penetration and Dampness
Dampness:
• Water Penetration: No
• Efflorescence: No
• Basement was dry at time of inspection
6. Mold-like growth
Presence of Mold-like Growth:
• None visible or accessible. It is difficult to accurately evaluate mold during a general home inspection
because mold sometimes grows in places where it cannot be readily seen, such as inside walls, making
its full discovery beyond the scope of the inspection.
Page 17 of 42Page 17 of 42
Framing
Attic
Insulation
1. Framing Summary
Observations:
• Most framing components were hidden by interior finish preventing inspection. However, no related
deficiencies were observed in the house to suggest a deficiency.
2. Floor joists
Type of joists:
• Steel floor trusses
Floor assembly
3. Subfloor
Type of subfloor:
• Poured concrete floors on metal corrugated forms
4. Walls
Type:
• Walls appeared true and plumb
5. Weight Bearing Walls
Type:
• Masonry walls
1. Attic Overview
Observations:
• No attic present.
Page 18 of 42Page 18 of 42
Utility Shut Offs
1. Foundation Insulation
Insulation:
• Fiberglass batting, about 4" assumuned, behind the finished walls.
2. Floor Joist Insulation
Materials:
• None present between the joist bays
3. Wall Insulation
Observations:
• Hidden in the main body of the building. Unable to confirm what was present.
4. Roof Insulation
Materials:
• There were indications of insulating roof panels beneath the EPDM membrane.
1. Electric Disconnect
Location:
• At the electric panel in the basement
2. Water Shut Off
Location:
• At the water meter in the basement
Page 19 of 42Page 19 of 42
Electric Service
Electric Distribution
3. Fuel Shut Off
Location:
• At the gas meter outside on the front of the building
1. Electric Service Condition
Type:
• Multi-strand aluminum
• Anti-corrosion lubricant confirmed on the visible connections.
• Overhead service
• Inspected overhead wire, weatherhead, drip loop and meter box.
Observations:
• See comment under "Grounds>Trees."
1. Branch Circuit Wiring
Wiring Type:
• NM
• BX
• Conduit/EMT
Conductor Material:
• Solid copper
• Multistrand copper
• Multistrand aluminum
Page 20 of 42Page 20 of 42
2. Electric Service Ground
Materials:
• Grounding Wire: Multi-strand copper
• Driven Rod
• Bonded to water supply
• Bonding jumper present at water meter
3. Generator
Observations:
• None present
4. Main Panel Condition
Capasity:
• Location: Utiliity area
• Aluminum/Copper rated panel
• 200 amp, 110/220v, three-phase panel
Observations:
• CORRECTION: Insufficient clearance. Clearance in front of the service panel customarily is 36"
deep, 30" wide and 78" high. Correction recommended if possible.
• CORRECTION: Open knock-out exposing energized components and creating an entry point for
animals. Correction needed.
Insufficient cleareance Open knockout
5. Main Panel Breaker Condition
Breaker Ratings:
• Copper/aluminum rated breakers confirmed
• 15 Amp
• 20 Amp
• 30 Amp
• 40 Amp
• 50 Amp
• 70 amp disconnect to the subpanels
Observations:
• Single pole, 110v breakers -14
• Dual pole, 220v breaker - 8
• Three-Phase breakers - 0
• Breakers were labeled
Page 21 of 42Page 21 of 42
6. 1st Subpanel Condition
Capacity:
• Location: Basement
• Aluminum/Copper cable rated panel
• 90 amps, 110/220v
Observations:
• Panel appears to be at or near its capacity. Increasing the electrical demands in the house will most
likely require some expansion of the electrical service or panel.
• The panel was property wired as a downstream subpanel to the main disconnect electrical box
• CORRECTIONI: The panel cover did not properly fit the inner breaker cover, leaving a void to the
energized conductors. Correction needed.
Second floor panel
7. Subpanel Breakers Condition
Breaker Rating
• Copper/aluminum rated breakers confirmed
• 20 Amp
Observations:
• Single pole, 110v breakers - 18
• Dual pole, 220v breaker - 0
• Breakers were labeled
8. 2nd Subpanel Condition
Capacity:
• Aluminum/Copper cable rated panel
• 90 amps, 110/220v
Observations:
• Panel appears to be at or near its capacity. Increasing the electrical demands in the house will most
likely require some expansion of the electrical service or panel.
• The panel was property wired as a downstream subpanel to the main disconnect electrical box
Second floor panel
Page 22 of 42Page 22 of 42
Electric - Exterior
Electric - Interior
9. 2nd Subpanel Breakers
Breaker Rating
• Copper/aluminum rated breakers confirmed
• 20 Amp
Observations:
• Single pole, 110v breakers - 18
• Dual pole, 220v breaker - 0
• Breakers were labeled
1. Electric - Exterior
Observations:
• No exterior receptacles observed.
• REPAIR: the basement A/C service box was detached from the wall and dangling by its cables. Repair
needed.
Loose A/C box
2. Exterior Illumination
Observations:
• Wall fixtures
• Flood light
• Porch light
1. Electric - Interior
Observations:
• REPAIR: no power at the outside wall receptacle in the basement level right front office. Repair
needed.
Page 23 of 42Page 23 of 42
No power
2. Basement Electric
Observations:
• REPAIR: the armoured cable sheathing to the sewer ejector pump was detached from its clamp.
Repair needed.
• CORRECTION: Missing cover plate in the utility room, exposing energized conductors. Installation
needed.
Detached Missing cover plate
3. Electric - Restrooms
Observations:
• GFCI protection present in all restrooms
• CORRECTION: Shower fan/light in the basement restroom was not moisture rated or GFCI protected.
Correction needed.
No moisture protected
4. Kitchen Electric
Observations:
• GFCI protection present at all receptacles above the counter tops
Page 24 of 42Page 24 of 42
Plumbing
5. Laundry Electric
1. Water Supply Condition
Water Supply:
• Water Meter Location: Basement
• Type Service: public water
• Supply Pipe: Copper
2. Pressure
Observations:
• No significant drop in water pressure was observed when multiple fixtures were opened.
3. Drain, Waste and Venting Condition
Type and Materials:
• Visible pipes were properly supported
• DWV Type: Public sewer
• Pipe Material: Iron, Copper, ABS and PVC
Observations:
• Ejector pump present to support the basement waste system.
Ejector pump
4. Supply Pipe Condition
Material:
• Visible pipes were properly supported
• Supply Pipe Material: Copper
Page 25 of 42Page 25 of 42
5. Water Heater
Water Heater:
• Location: Basement
• Manufacturer: A.O. Smith
• Type: Natural gas storage tank
• Capacity: 40 gallons
• Temperature and Pressure Relief Valve Confirmed
• Vacuum breaker confirmed
• Overflow Pipe: Copper
• Manufacture Date: 1992
Observations:
• EVALUATION: The water heater was older (28 years). Given the serviceable life averages 27 years,
the reliability of the heater is questionable. Recommend further evaluation to verify its expected
reliability. Replace maybe warranted.
6. Combustion Air Supply
Observations:
• Combustion air was being provided by the basement. If the building is made tighter and the air
exchange level lowered, a supplemental combustion air supply may need to be provided.
7. Water Temperature
Observations:
• CORRECTION: Water temperature in the house was at 130° F. This is high enough to cause first
degree burns within 5 seconds (American Journal of Pathology 1947; 23: 695-720). Correction needed
to see the hot water balanced between the sinks and bathroom so as not to create a scald hazard.
• IMPROVEMENT: No temperature setback observed at the tub/shower(s). This will allow hot water to
be discharged at the same temperature as the main supply. Given most homes need 120F water for
laundry and dishes, this will create a scald hazard in the tub/shower area. Recommend consulting a
plumber to establish some temperature limitation to the bathing fixtures.
8. Exterior Plumbing
Observations:
• REPAIR: The exterior faucet would not open. Repair needed.
Page 26 of 42Page 26 of 42
No opening
9. Plumbing - Kitchen
Observations:
• CORRECTION: Insufficient drain loop or air gap on the dishwasher drain pipe. This risks waste water
back flushing from the sink to the dishwater. Correction needed.
Insufficient drain loop Illustration of dishwasher venting
10. Plumbing - Restrooms
Observations:
• REPAIR: the basement restroom shower drain was clogged. Repair needed.
Clogged drain
11. Laundry Plumbing
Observations:
• No cross connection observed.
Page 27 of 42Page 27 of 42
HVAC - Basement
1. Heating System - Basement
Type:
• Manufacturer: Inter-City Products Group
• Type: Natural gas furnace
• Manufacturer Date: 1995
Observations:
• It is always advisable to have the systems serviced before taking possession of the property to be
assured of safe and reliable operation.
• CORRECTION: No condensate neutralizer present. Correction needed.
Illustration of a neutralizing canister No condensate neutralizer
2. Thermostats
3. Combustion Air
Observations:
• Combustion air provided by direct exterior vent.
4. Flue Pipe Exhaust
Materials:
• PVC, through-the-wall venting
5. A/C Condition
Materials: Compressor, service piping, electrical disconnect, compressor slab and condensate drain
visually inspected
Manufacturer: Goodman Manufacturing
Manufacture Date: 1995
Observations:
• Refrigerant: R-22 Note that per the US Environmental Protection Agency, R22 refrigerant will
become illegal in the United States on January 1, 2020. After that R22 refrigerant phase out date, R22
refrigerant can no longer be manufactured or imported into the US. [Oct 9, 2018]
Page 28 of 42Page 28 of 42
HVAC - First Floor
Compressor
6. Filter Condition
Materials: At the return duct of the furnace.
Observations:
• It is advisable to replace the filter on a regular basis to assure unobstructed air flow.
1. Heating System - First Floor
Type:
• Manufacturer: Inter-City Products Group
• Type: Natural gas furnace
Observations:
• It is always advisable to have the systems serviced before taking possession of the property to be
assured of safe and reliable operation.
• REPAIR: the safety switch on the fan cabinet door was not functioning. Repair needed.
• CORRECTION: No condensate neutralizer present. Correction needed.
Broken safety sweitch
Page 29 of 42Page 29 of 42
2. Thermostats
3. Combustion Air
Observations:
• Combustion air provided by direct exterior vent.
4. Flue Pipe Exhaust
Materials:
• PVC venting
5. A/C Condition
Materials:
• Compressor, service piping, electrical disconnect, compressor slab and condensate drain visually
inspected
• Manufacturer: Ingersoil Rand
• Manufacture Date: 1995
Observations:
• Refrigerant: R-22 Note that per the US Environmental Protection Agency, R22 refrigerant will
become illegal in the United States on January 1, 2020. After that R22 refrigerant phase out date, R22
refrigerant can no longer be manufactured or imported into the US. [Oct 9, 2018]
6. Filter Condition
Materials: At the return duct of the furnace.
Observations:
• It is advisable to replace the filter on a regular basis to assure unobstructed air flow.
Page 30 of 42Page 30 of 42
HVAC - Second Floor
1. Heating System - Second Floor
Type:
• Manufacturer: Inter-City Products
• Type: Natural gas furnace
• Manufacturer Date: 1995
Observations:
• CORRECTION: No condensate neutralizer present. Recommend consulting the local municipality for
regulation on neutralizing condensate from a condensing furnace before it discharges into the city sewer.
• REPAIR: the fan cabinet safety switch was broken. Repair needed.
Illustration of a neutralizing canister Broken safety switch
No condensate neutralizer
2. Thermostats
3. Combustion Air
Observations:
• Combustion air provided by direct exterior vent.
4. Flue Pipe Exhaust
Materials:
• PVC venting
Page 31 of 42Page 31 of 42
Interior
5. A/C Condition
Materials:
• Manufacturer: Goodman Manufacturing
• Manufacture Date: 1995
Observations:
• Refrigerant: R-22 Note that per the US Environmental Protection Agency, R22 refrigerant will
become illegal in the United States on January 1, 2020. After that R22 refrigerant phase out date, R22
refrigerant can no longer be manufactured or imported into the US. [Oct 9, 2018]
6. Filter Condition
Materials: At the return duct of the furnace.
Observations:
• It is advisable to replace the filter on a regular basis to assure unobstructed air flow.
1. Rooms Present - Basement
Page 32 of 42Page 32 of 42
Hallway File room Right front office
Conference room Conference room
2. Rooms Present - First Floor
Reception Left front office Left-center front office
Left-center rear office
Page 33 of 42Page 33 of 42
3. Rooms Present - Second Floor
Hallway Left front office Left front center office
Left front back office Right front office Right center office
Right front back office Left rear office Left rear center office
Left rear back office
Page 34 of 42Page 34 of 42
4. Walls
Type:
• Wood framed, 2x4 walls
• Gypsum wallboard
• Masonry block
5. Floors
Type:
• Vinyl
• Carpet
• Ceramic tile
• Asbestos tile
Observations:
• Asbestos-type tile suspected in the rear stairway. Recommend these not be disturbed without
consulting an asbestos abatement company.
Suspected asbestos tile
6. Ceilings
Type:
• Suspended ceiling tiles
7. Interior Stairs and Railings
8. Doors, Windows
Type:
• Double hung windows
• Fixed glass panels
• Sliding windows
Observations:
• CORRECTION: Door glass on the first floor left offices was lower than 16" could not be confirmed as
being tempered safety glazing. This presents a safety issue. Clarification and possible correction needed.
Page 35 of 42Page 35 of 42
Restrooms - Basement
Untempered glass
9. Counters and Cabinets
10. Elevators and Escalators
Observations:
• MAINTENANCE: the hydraulic fluid was low in the pump reservoir. Maintenance recommended
Low fluid
11. Interior Paint
Observations:
• No exposed lead based paint suspected.
1. Restrooms - Basement
Page 36 of 42Page 36 of 42
Restrooms - First Floor
2. Accessibility
Observations:
• CORRECTION: No 48" rotation circle is present in the restrooms to facilitate wheelchair mobility.
• CORRECTION: No scald guard on the sink drain pipes. Installation needed.
• CORRECTION: The sink basin was less than 16" deep, preventing wheelchair access. Correction
needed.
• CORRECTION: No grab bars present. Installation needed.
3. Sinks, Tubs, Showers
Observations:
• Acrylic shower stall.
4. Ventilation
Observations:
• CORRECTION: No direct exterior vent exhaust port could be confirmed. Correction needed to
establish direct, exterior venting.
• REPAIR: the exhaust fan was not functioning at the time of the inspection. Repair needed.
1. Restrooms - First Floor
Left restroom Right restroom
Page 37 of 42Page 37 of 42
Restrooms - Second Floor
2. Accessibility
Observations:
• A 48" rotation circle is present in the restrooms.
• The restroom door was 36" wide.
• Toilets was accessibility compliant.
• Grab bars present and secure
• Sink was the correct height and depth.
• REPAIR: missing scald guard on the left restroom sink drain pipe. Installation needed.
Missing scald guard
3. Ventilation
• Direct exterior venting confirmed
1. Restrooms - Second Floor
Left restroom Right restroom
2. Accessibility
Observations:
• A 48" rotation circle is present in the restrooms.
• The restroom door was 36" wide.
• Toilets was accessibility compliant.
• Grab bars present and secure
• Sink was the correct height and depth
• REPAIR: missing scald guard on the left restroom sink drain pipe. Installation needed.
Page 38 of 42Page 38 of 42
Kitchen
Missing scald guards
3. Ventilation
• Direct exterior venting confirmed
1. Kitchen Area
2. Cooktop
Observations:
• All elements heated.
3. Oven
Observations:
• Oven and broiler heated
• CORRECTION: No anti-tip protection present. The oven was not secured to the floor risking it tipping
and spilling hot food. Correction needed for safety.
Page 39 of 42Page 39 of 42
No tip protection Illustration of an anit-tip bracket
4. Dishwasher
Missing cover
5. Disposal
6. Refrigerator
7. Sinks
8. Counters and Cabinets
Observations:
• Wall cabinets appear to have been installed with brittle, narrow head drywall screws. It is necessary to
have a fastener with significant shear values as well as adequate pull-out resistance to withstand the
weight and stress. Correction needed. Recommend replacing with fasteners designed for mounting
cabinets.
Page 40 of 42Page 40 of 42
Life Safety
Drywall screws
9. Ventilation
Observations:
• IMPROVEMENT: It is often advisable to have some form of kitchen venting to capture grease and
odors. Although not required, it may want to be considered.
1. Exterior Exits
Observations:
• Egress points were less than 75' apart.
• Exit doors swung open in the direction of egress travel.
• No trip hazards present at the egress points.
• Exit door widths were at least 36".
2. Emergency Lighting
Observations:
• Emergency lighting system present with independent battery backup.
3. Exit Signs and Backup Systems
Observations:
• Illuminated exit signs with battery backup at all exits present.
• Directional signs to exit locations was present
4. Fire Access
Observations:
• FD Key Box present.
5. Fire Alarm Systems
Observations:
• Fire Alarm System present, but not tested. This should be inspected and verified as functional by an
alarm service company. .
• Pull boxed present on each floor and egress point
• Exterior emergency strobe present
• Audible and visual annunciators present
Page 41 of 42Page 41 of 42
Laundry
6. Fire Sprinklers
Observations:
• The sprinkler system had been disconnected. Restoration needed.
• REPAIR: some pipes had been cut above the suspended ceiling. The extent of the decommissioning is
unclear, but enough deficiencies were observed to indicate a full restoration is needed.
Cut pipe Disconnected
7. Fire Separation
Materials:
• Self-closing fire doors present at the stairwells.
8. Fire Extinguishers
Observations:
• Travel distance between the fire extinguishers did not exceed 75 feet.
• MAINTENANCE: the fire extinguisher inspection tag expires this month. Reinspection needed.
• CORRECTION: No fire extinguishers at some egress points. Correction needed. Recommend
consulting the local fire authority to be assured of requisite type and placement.
Expiring Missing fire extinguisher
1. Laundry
Observations:
• Laundry facilities in the basement
• No appliances present
Page 42 of 42Page 42 of 42