Older homes certainly have a lot of character and, for old house lovers, hearken back to simpler times. Wide pine floors, hand hewn trim and beams, claw foot tubs and farm sinks are just a few features to inspire a dreamer to restore an old home to the glory of its past. Home inspectors look at historic homes from an entirely different perspective all while inspecting to home inspection guidelines. Here is a glimpse into a home inspection report for a home built in 1942
-STRUCTURE: At the left rear of the house, there was a stone patio that was covered with a roof overhang; there was a support post at the outer corner supporting the overhang; however, it appeared that the base of the column was rotten and loose; also, it appeared that more than one column may be needed to support the structure above.
-CRAWL SPACE: There was a full basement; however, the majority of the basement area was crawl space with an earth floor which was covered with a plastic vapor barrier, however, edges and seams were not sealed; there was no insulation installed at floor joists. The space below the mudroom/laundry area was built up upon the old garage floor; however, there was no access; therefore, we were unable to view, inspect, or report on that area herein.
-BASEMENT/LIMITED VISIBILITY: While every effort was taken to observe basement and garage walls, visibility was limited due to stored items at areas throughout. However, the following conditions were observed at visible areas at the time of inspection: Evidence of water seepage was observed at visible areas of the basement; there were moisture stains and efflorescence on the front, rear, left and right walls and floor with some visible dampness. Note: if evidence of moisture stains/water penetration is observed in any particular area of basements, garages, crawl spaces, etc. it is also possible for it to exist in other areas; therefore, we suggest having all areas of the foundation checked. Holes/open areas were observed in sections of the concrete floor. We noticed a sump pump with standing water in the basin and there appeared to be an older french type drain system tied into the sump pump.
-ELECTRICAL: The following conditions were observed at the time of inspection: the meter was located down the road on a telephone pole; the main disconnect was located inside the main panel box in the basement; typically, when meters are at a distance greater than 5 feet from the main panel box, the main disconnect switch is required to be located at the meter. Two-pronged receptacles were observed throughout the house; these outlets are not grounded. GFCI outlets were missing from the kitchen, garage and the area that was formerly the garage; no AFCI breakers were observed at bedroom/living rooms.
-PLUMBING/WATER QUANTITY TEST: Some water supply pipes in the basement were loose at the time of inspection; there was an insufficient number of hangers/supports securing them. The main sewer pipe was cast iron with a section of plastic. Rust stains were observed on sections of the cast iron pipes; in particular, the drain from the kitchen. When a main sewer pipe leaks it creates an unsanitary condition by allowing sewage waste to seep into areas of living space. We also observed an unused drain pipe that was cut and capped with white tape. While testing the kitchen sink, we observed a gurgling at the drain pipe. The vent stacks at the rear of the house house were approximately three feet from a window at the rear side of the house. Typically, the waste vent stack for the plumbing system must extend through the roof and terminate no less than six inches above the roof line; it must also be at least one foot from any vertical surface and a minimum of ten feet from any window. The house was equipped with a private, on-site water supply system. At the time of inspection, it was tested for flow and pressure. After several plumbing tests were performed, it was determined that the system did not function satisfactorily; we were unable to achieve a flow rate of 5 gallons per minute for two hours. A slight leak was detected at the front water spigot.
-BATHROOM(S): The main hall bathroom commode was loose, the tub spout was loose and the water pressure at the tub/shower was low. At the second floor hall bath, unconventional style plumbing drain pipe connections were observed at the vanity sink.
-INTERIOR WALLS/CEILINGS: Moisture stains were observed on the master bedroom closet ceiling/walls. The stains appeared to be older/dry at the time of inspection. After several plumbing tests were performed, the stains did not appear to worsen. We suggest referring to Seller’s Disclosure Statement and/or conferring with the Seller about any past incidences of infiltration/leaks. At the area of the old attached garage, the wall separating the storage/living space had a gap along the top of the storage space side of the wall; also, while no longer a garage, the space could be considered a storage area; there was no fume/fire rated material installed on the ceiling of this space as required.
-WINDOWS: There were wood-framed, single-paned, double/single-hung type windows throughout; the following conditions were observed: some panes of glass were broken; most of the windows throughout did not open when tested, they appeared to be stuck or painted in the ‘closed’ position; and exterior frames were rotted with areas of visible daylight observed around frames.
-ATTIC FAN: The attic was entered by a door in the second floor hallway. The attic was fully insulated; therefore, accessibility and visibility were limited. However, the attic fan located at the rear was shut off; while it was working when we turned it on, typically, attic fans have a rheostat installed to turn the fan on at a certain temperature.
-EXTERIOR: The exterior siding, trim, soffit, fascia and window sills were constructed of wood. There were several areas around the perimeter peeling paint, missing caulking, cracked/split conditions and rotted/deteriorated conditions were noted.
-EXTERIOR DOORS: There were areas where weather stripping was missing around the former garage slider door and at driveway entrance door. At the basement stairs, there was a wood set of bulkhead doors; there was no rain/water channels/diverters installed on the doors or frame; gaps and sagging conditions were observed at the doors as well. At the base of the basement stairs, there was a wood door and frame; however, the wood door was removed; the door was not an exterior rated door and had no weatherstripping installed.
-ATTIC/ROOF: The roof covering was examined using binoculars; The following conditions were observed at visible areas at the time of inspection: protective surface granules were missing at the surface of shingles; it appeared as if there had been a patch/shingle replacement done at the front roof as there were shingles that appeared to be a different color/shade; loose/lifting/curling shingles were also observed, along with moisture stains and areas where daylight could be seen from the underside of the roofing boards (viewed from the attic area). The roof rafters were constructed of wood approximately 2”x8”x12’ in size. Typically, rafters of this size and length are braced at ceiling joists, or collar ties running from one side of the rafter to the other. While some cross ties were in place at the time of inspection, it is recommended that they be installed at every other pair of rafters from one side of the roof to the other. We also observed, above the former garage, there were sections of roof rafters that were sistered together. At the stairs to the upper attic area, we observed older construction methods used for the stair construction; the stair treads were undersized and were missing a third support stringer.
-BLACK SUBSTANCE: A black substance was observed in the following area(s): at wood framing members in the attic. A white substance was observed on wood framing members in the basement as well. Similar substances have been identified as mold; a laboratory test would be necessary to determine if it is mold. If mold is observed in any area(s) of the house, it is also possible for it to exist at several other locations. Upon your request, sample a whole house air settling sample was taken.
-DRIVEWAY: The driveway was asphalt. Cracks, deterioration and settlement were observed.
-GARAGE: The overhead garage doors were equipped a electric motor to lift them up and lower them back to a ‘closed’ position, and springs to unload the weight of the door from the electric motor. These springs should have a cable through the center of them in case the spring malfunctions. The springs did not have safety cables at the time of inspection. Also, the motor was unplugged and stored items were situated in front of both bay doors; therefore, we were unable to test the doors/motor for functionality. Wood framing members were undersized/over spanned; older moisture stains were observed on wood framing members and step cracks were observed in the concrete block foundation walls. Weatherstripping was missing at doors. Tree branches were touching roof/siding at the left and rear sides of the garage.
-Grading: Regrading was needed adjacent to the foundation walls where soil was flat or sloped toward the house. If left unattended, this could lead to more basement moisture and dampness. Raising the level at the wall and maintaining a positive slope away can help divert run-off water away from the foundation.
-WINDOW WELLS: No basement window well covers were observed at the time of inspection. Basement window well covers can help prevent rain, melting snow and run-off water from infiltrating basement walls.
-WOOD BORING INSECTS: We observed evidence of older wood destroying insect damage at the lower basement windows and at the garage side entrance door trim. Although there was no activity observed at the time of inspection, there is no way to predict when wood-boring insects will emerge again. Obtain treatment contract from the seller if possible or consult with a licensed pest control professional for further evaluation.
-PESTS: While not part of home inspection guidelines, we observed evidence of mouse nesting activity in the attic/storage eaves of the house. Suggest local pest management companies are consulted for further investigation/management solutions.
REMARKS: This is an older house in need of maintenance and repairs. This visual inspection flags concerns of components that are visibly accessible and are a part of Massachusetts and national home inspection standards/guidelines. It contains limited information about the condition of components mentioned above and throughout this report as observed at the time of inspection. This report is not designed to be a tool for negotiation and it does not address code compliance; therefore, we suggest obtaining experts for further evaluation and estimates for repairs. This inspection cannot be compared to an evaluation/opinion of a contractor or expert. We suggest obtaining a home warranty, and we suggest obtaining insurance from utility companies (for components such as fuel/gas tanks and pipes, water pipes and sewer pipes) prior to closing if available. If any component is not fully visible/accessible, if any component is not a part of this inspection (not turned on, inaccessible, not functioning, or not part of our guidelines/standards), or if any component throughout this report is flagged for any reason, further investigation, opinions and/or estimates are recommended by the appropriate, qualified contractor(s) while you are still within your inspection timeframe as delineated by most agreements of sale. Please note: the findings in this report are in the opinion of the inspector, we make no reference to cost, method of remedy, or life expectancy of any components. Because this inspection is visual only, there is potential for concealed damage at areas of limited visibility and components marked anything other than “Satisfactory” throughout the report. Read this written report in its entirety, and contact us while you’re still in your inspection time frame to respond to the seller if you have any questions or concerns.