Residential Sample Report

Inspection:

• Date: December 30, 2008
• Property Adress: Brighton, NY 14618
• Engineer: Warren Engineering

Client

• Name: Ms. Jane Doe
• Mailing Address: Rochester, NY 14618

Introduction

At your request, we performed a limited structural and mechanical inspection of the above subject property. The following report is our complete response to that request and it should be read in full. It supersedes any discussions that may have occurred during the inspection. No reproduction or reuse of this report for the benefit of others is permitted without our expressed written consent.

This inspection and report were done pursuant to a contract (Agreement for Building Inspection), which you signed prior to the inspection. You selected our Standard Inspection, which is a limited visual inspection and an overview as opposed to our Comprehensive Inspection. The contract defines the limitations of our Standard Inspection. A sample copy of the contract is included at the end of this written report. The contract you signed should be considered part of this written report. If you have any questions about this report, our inspection, or the contract please call our office immediately for clarification.

General property description

This house is a two-story residence consisting of wood shingle exterior walls with an asphalt shingle roof surfacing.

The basic construction of these premises consists of block foundation walls and a column-girder system for the support of the first level floor joist members. This is a standard method of construction.

Structural

Where visible, the basic structural members appear to be in serviceable condition. Since part of the basement has been finished, some of the structural components could not be viewed. However, at the time of inspection, we did not note evidence of significant structural deterioration.

As with all houses, there may be problems that are not visible during an inspection where we can undertake no destructive or exploratory actions. A reasonable effort is made to determine the condition of the structure of this house. However, work is undertaken on this house which involves removal of interior or exterior surfaces, etc. one should recognize the possibility of discovering deficiencies which will require repair. This is part of the nature of owning a house.

As regards basement moisture penetration we offer the following: It is our policy to include in every report a statement regarding apparent basement moisture penetration. Definite evidence of moisture seepage was noted on the left side of the basement underneath, and adjacent to, the basement steps. The basement floor was slightly damp under the steps. Moisture damage visible to wall paneling near the basement stairs and to paneling and other materials underneath these stairs is an indication that periodic moisture seepage has occurred in these areas.

Mold and mildew stains on wall paneling and on materials around basement stairs

Outdoors, there are gutter downspouts that connect to drain pipes at the left rear corner of the house and garage. Sometimes, broken drain pipes or clogged drainage pipes can contribute to moisture seepage or water penetration in basements. We would recommend experimenting with disconnecting these downspouts from the pipes and extending them directly into the yard. Then, the pipes could be capped. Another option would be to clean and snake the drain pipes to see if better performance could be obtained.

One downspout currently connected to drainage piping

In general, we would recommend that the stained and moisture damaged areas of wall paneling in the basement be removed and disposed of. Concrete block materials behind wall paneling, such as at the basement stairs, could be painted with a type of water-proofing paint, or otherwise coated if necessary.

Once should be aware that stains on paneling and other materials in the basement could contain mold. Mold is a growing health concern. It has been reported that for some individuals the presence of mold may aggravate certain respiratory conditions or cause more serious health problems. We are not mold experts and we do not inspect for the presence of mold. This is a specialized area of expertise. We strongly urge anyone who is concerned about mold or who may be susceptible to mold to contact a mold expert. More information can be obtained from the EPA or from the county health department.

In the majority of the basement, we did not note evidence of chronic water entry. However, as a point of information, you should be aware that it is difficult to quantify the amount of moisture penetration and there could at times be more than normal leakage or seepage.

Since the basement is mostly finished, this limited our view of signs of moisture seepage, as well as our view of structural members. Stored items in the basement also limited our view. Areas of wall paneling and acoustic tile ceilings in the basement have suffered damage for various reasons over the years. Some degree of removal or repair would be justified, depending on the needs of potential buyers. One should be aware that with modern finished basements, a second means of egress would be required for safety.

Operation of a dehumidifier in the basement area during the spring and summer months is recommended to help control humidity.