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Co-op / Condo Inspection Report

Sample Report #2
Co-op / Condo Inspection [ Case Study ]

Inspection: High Rise Co-op & Condo

A typical co-op and condo inspection report from Accurate Building Inspectors® may list several hundred items graded according to inspection standards. A comprehensive report serves to highlight problem areas, the causes of damage and what needs repair.


Related: Home & Building Inspections (Fee Schedule)

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Note: Reports can be submitted to you Via USPS, Express mail, Fax, or digitally on CD-Rom, or by Email, in ASCII code, ASCII Dos Text, AppleWorks, MacWorks, MuliMate, PerfectWord, Unix, WordPro, WordPerfect, MSword and WordStar formats.

 

High Rise - Co-op / Condo Inspection: Case Study

File Number: 90115.1402G.Monroe
Lawrence Ubell, Chief Inspector 2 (NY, NJ, CT, MA)
NJ Home Inspectors Lic. #24GI00033900, NY Home Inspection Lic. #16000012034
Alvin Ubell, Senior Inspector (NJ,CT,MA)
NJ Home Inspectors Lic. #24GI00053400
Matthew Barnett, Senior Inspector 2 (NY, NJ, CT, MA)
NJ Home Inspectors Lic. #24GI00036500, NY Home Inspection Lic. #1600012009
Licensed 1: New York (NY), New Jersey (NJ), Connecticut (CT), Massachusetts (MA)

1 ABI's inspectors are licensed in New York, New Jersey, Connecticut, & Massachusetts.
2 Member: (ASHI) “American Society of Home Inspectors”.

Image: Multi-Level Structure

January 25, 2005
Mrs. Monroe
00-00 East Tiller Street
New York, New York 10018

RE: Level I Building Inspection
Co-op: NN
267 Unit, 25 Story Structure
Concrete & Steel Construction
One East 113th Street
New York, New York


Dear Mrs. Monroe:

     As requested, we inspected the above premises on January 21st, 2005. Considering the age, in our professional judgment, the structure and co-op in total, are in FAIRLY GOOD TO FAIR CONDITION.

This is due to aging bathtubs in co-op, cleaning, maintenance and adjustment of air conditioning units, inoperative outlet at terrace and master bedroom bathroom, aging elevator relay system, plus other items mentioned throughout the report. If these items are corrected, the structure and co-op would be considered to be in GOOD CONDITION.

The 22 page report that follows should be evaluated by you based on safety, projected costs or savings, whichever the case may be. Items preceded by an asterisk (*) are deemed important and should be very carefully considered. This is a signal that may indicate the need for a Level II inspection, which could reveal additional concerns.

If you need any additional information, please do not hesitate to contact us.

Sincerely,
ACCURATE BUILDING INSPECTORS®
Div. Of Ubell Enterprises, Inc.

Lawrence Ubell, PHI, Chief Inspector
LU/erk

Please “Visit Our Web Site”
www.accuratebuilding.com
“Dedicated to Quality & Safety In Housing & Construction” © Since 1961



TABLE OF CONTENTS


Inspections Page
GLOSSARY 4
EXTERIOR 8
WINDOWS 9
ROOF, FLAT 9
GARAGE 9
PUBLIC SPACES 9
INTERIOR 10
LAUNDRY AREA 10
APARTMENT 6G 10
KITCHEN 10
RIGHT SIDE BATHROOM 10
MASTER BEDROOM BATH 10
HALL BATHROOM 11
AIR CONDITIONING SYSTEM 11
CERTIFICATE OF
 COMPLIANCE/OCCUPANCY

11
ROOF ACCESS 11
CELLAR 11
BOILER AREA 12
RADON SCREENING 12
PHYSICAL CONDITION 12
FOUNDATION 12
BEAMS 12
JOISTS 12
COLUMNS 12
DRY-WALL CONSTRUCTION 12
PLASTER-WALL CONSTRUCTION 12
FLOORING 13
HARDWARE 13
TERMITES, VERMIN &
  OTHER INSECTS

13
MECHANICALS 13
ELECTRICAL SYSTEM,
  APARTMENT 6G

13
ELECTRICAL SYSTEM 13
GAS SERVICE 14
WATER MAIN CUTOFF VALVE 14
PLUMBING SYSTEM 14
ELEVATOR SYSTEM 15
HEATING SYSTEM 16
DOMESTIC HOT WATER SYSTEM 18
GENERAL NOTES 20
ENVIRONMENTAL
  HAZARDS

21
STANDARDS &
  PRACTICES

21


(GLOSSARY) Copyright© 1983-2005, Ubell Enterprises Inc. - Accurate Building Inspectors® & the house-like logo, are registered trademarks licensed by Estelle & Alvin Ubell to Ubell Enterprises Inc.

G L O S S A R Y

The following explains our evaluation rating scale and definitions. It should be noted that these evaluations are given in relation to the age of the structure and intended purposes (residential, commercial or industrial).

EXCELLENT
Perfect condition, material and work quality are of the best known in the trade.
GOOD
Material, condition and quality, acceptable.
FAIRLY GOOD
Minor defects, with acceptable work quality.
FAIR *
Apparent defects which need repair.
FAIRLY POOR *
Major defects which need extensive repair or replacement.
POOR *
Unacceptable and/or hazardous, must be repaired or replaced immediately.
NEW
Recently installed equipment, or never used.
FAIRLY NEW
Equipment, installed within the last few years.
AGING *
Equipment shows signs of wear, but still in working condition at the time of inspection.
OLD *
Obsolete equipment which shows excessive aging. Item longevity should not be anticipated.
* ASTERISK
Critical Condition, Costly or Hazardous Items.


* WHEN A COMBINATION EVALUATION IS GIVEN (i.e. fair to fairly poor), this indicates that the condition and/or parts of component vary. See End of Report: GENERAL NOTES, STANDARDS & PRACTICES.

* SUB-STRUCTURES & ENVIRONMENTAL CONDITIONS Buried equipment, conditions in and around the structure that require digging, damage to the structure or laboratory testing (i.e. foundation(s), water, soil, paint, fuel storage tanks, septic tanks, cesspools, sewage systems, piping, etc.) cannot be inspected and/or receive an evaluation. This report discloses all material facts which were then discernible by a visual inspection of the property and is based solely on that visual inspection. (See End of Report: Phase II Inspection.)

* WE CERTIFY, that we have no beneficial or monetary interest in the property, other than our fee for service. This firm is not affiliated with any real estate agency, contractor, vendors or association servicing the construction industry.

* THIS REPORT is not a guarantee, warranty or an insurance policy.
See End of Report: GENERAL.


^ Table of Contents ^


EXTERIOR

FRONT

Northeasterly Exposure
Brick work is in good to fairly good condition.

RIGHT SIDE

Northwesterly Exposure
Brick work is in good to fairly good condition.

REAR

Southwesterly Exposure
Brick work is in good to fairly good condition.

LEFT SIDE

Southeasterly Exposure
Brick work is in good to fairly good condition.


^ Table of Contents ^


PUBLIC SPACES

 

* DRIVEWAY

Asphalt is in fairly good to fair condition, due to unevenness, cracking and crazing.

CURB CUT

(Section of curb, even with road and permits vehicle access over street) is in fairly good condition.

LANDSCAPING

Grass, shrubbery and trees are in fairly good condition.

* DRAINAGE

Is fair due to level topography.

* STREET WALK (SIDEWALK)

Concrete is in fair to fairly poor condition, due to settlement, heaving, cracking and crazing condition must be corrected before a mishap occurs.

FRONT ENTRY PATH

Stone is in fairly good condition.

FRONT PORTICO

Is in fairly good condition.

* APARTMENT 6G TERRACE

Is in good condition.
Outlet is in poor condition, needs to be replaced.

* WINDOWS

Aluminum, sliding in fair condition, due to aging needs lubrication and adjustment to ease operation.

EXTERIOR DOORS

Are in fairly good condition.

ROOF, FLAT

Flat, strip asphalt in fairly good condition.

PARAPET WALL(S)

(An extension of a wall above the roof) Are in good condition.

CHIMNEY

Masonry in good condition.

VENTS STACK(S)

(Pipe connected to the waste drainage system, which extends through the roof and expels sewer gases) In good condition.

* CAULKING, FAIR

(A pliable plastic-like material, squeezed into cracks, corners and seams of a building to make it air and water tight around windows, doors, etc.) in fair condition. Needs redoing.

GARAGE

Privately operated.
Fairly clean and well maintained.


^ Table of Contents ^


INTERIOR

 

CELLAR & SUB-CELLAR

(Area partly or wholly below grade)
Semi-finished is clean and well maintained.

HALLWAYS, STAIRS & STAIRWELLS

Are clean and well maintained.

LOBBY

Walls, floor, ceiling and trim are in good to fairly good condition.

LAUNDRY AREA

Sink is in good condition.
Functional flow, water pressure and drainage are good.

Walls, floor, ceiling and trim are in fairly good condition.


^ Table of Contents ^


APARTMENT 6G

 

KITCHEN

Wood cabinets are in fairly good condition.
Counter top is in fairly good condition.

Sink is in good condition.
Functional flow, water pressure and drainage are good.

Walls, floor, ceiling and trim are in fairly good condition.
3 electric wall outlets; 4 would be desirable.
No ground fault circuit interrupter (GFCI).

* RIGHT SIDE BATHROOM

Sink, bowl and tub are in fairly good to fair condition, tub has been resurfaced, resurfacing material shows evidence of aging. Functional flow, water pressure and drainage are good.

Walls, floor, ceiling and trim are in fairly good to fair condition, due to patch work at ceiling over tub.
1 electric wall outlet, ground fault circuit interrupter (GFCI) is in good condition.

LIVING ROOM

Walls, floor, ceiling and trim are in good to fairly good condition.
4 electric wall outlets.

MASTER BEDROOM

Walls, floor, ceiling and trim are in good to fairly good condition.
4 electric wall outlets; 5 would be desirable.

* MASTER BEDROOM BATH

Sink, bowl and tub are in fairly good to fair condition, tub has been resurfaced shows evidence of aging. Functional flow, water pressure and drainage are good.

Walls, floor, ceiling and trim are in fairly good condition.
1 electric wall outlet, ground fault circuit interrupter (GFCI) is in poor condition.

* HALL BATHROOM

Sink, bowl and tub are in fairly good to fair condition, tub has been resurfaced shows evidence of aging. Functional flow, water pressure and drainage are good.

Walls, floor, ceiling and trim are in fairly good condition.
Tub stopper is in poor condition, needs repair or replacement.
1 electric wall outlet, ground fault circuit interrupter (GFCI) is in good condition.

RIGHT REAR BEDROOM

Walls, floor, ceiling and trim are in fairly good condition.
3 electric wall outlets; 4 would be desirable.

REAR CENTER BEDROOM

Walls, floor, ceiling and trim are in good to fairly good condition.
3 electric wall outlets; 4 would be desirable.

* AIR-CONDITIONING SYSTEM

The co-op is equipped 4 self contained, compressor units. At the time of inspection the outside temperature was below 55 degrees Fahrenheit. The operation of the equipment at this temperature could result in damage to the unit.

MAINTENANCE

Due to the sophistication of the equipment, a competent service organization should be engaged to maintain system, achieve maximum efficiency of operation and extend the longevity of the equipment.


^ Table of Contents ^


*CERTIFICATE OF COMPLIANCE/OCCUPANCY

During our investigation it was found that there was an alteration/addition to the structure from the time the building was first built (all alterations). As a result of this determination, there may be other possible non-conforming condition that were not apparent to this inspector at this time. It is advisable that you and your attorney determine if the alteration/addition was made in accordance with all applicable laws and has the appropriate certificate of compliance/occupancy or use certification application. Some lending institutions and insurance companies request such affidavits if a building alteration/addition is brought to their attention. If it is ever determined that this condition is in fact a violation of a code requirement, it could prove to be costly and/or comprise the safety and use of the structure.

ROOF ACCESS

Is gained through roof bulkhead structure.

CELLAR

A cellar is 50% or more below grade. Area shows evidence of previous flooding and dampness. It was difficult to ascertain the cause or time when flooding occurred. It should be noted that there was no active flooding at the time of inspection, but recurrence is always possible. It should be understood that this area is below grade and always vulnerable to possible water conditions arising from changes in sub-strata, drainage problems or inclement weather.

CONCRETE DECK

Is in good condition.

* BOILER AREA

Evidence of dampness. No apparent water seepage at time of inspection.

* RADON SCREENING

A radon canister screening unit was not placed in structure at the time of the inspection. There is an additional fee for the screening.


^ Table of Contents ^


PHYSICAL CONDITION


FOUNDATION

Concrete construction and in good to fairly good condition.

HAIRLINE CRACKING

Was found in foundation does not seem to be a matter of concern at this time, should be monitored every 12 months for movement.

EROSION

Was found on foundation, does not seem to be a matter of concern at this time, should monitored every 12 months for acceleration of the erosion.

DAMPNESS

Was found on foundation at the time of inspection, which is mild and not a matter of concern at this time. It should be monitored every 12 months for any change.

CONCEALED

Sections of the foundation were concealed at the time of inspection, therefore foundation could not receive a complete inspection and/or evaluation.

BEAMS

(Major supporting horizontal members.) Good condition.

JOISTS

(Intermediate horizontal supporting members which rest on beams and foundation and support floor sections.)
Good condition.

COLUMNS

(Major vertical supporting members which support beams and joists.) Good condition.

DRY-WALL CONSTRUCTION

Prefabricated plaster panels (plasterboard, gypsum board, sometimes called sheet rock) Fairly good condition.

* TAPING & JOINT COMPOUNDING

Dry-wall needs to be redone due to poor joint work and unevenness.

* PLASTER-WALL CONSTRUCTION

Fairly good to fair condition.

* PLASTER PATCH WORK

Unprofessional, resurfacing is necessary.

FLOORING

Fairly good condition, wood on concrete.

CONCRETE FLOOR

Is in good to fairly good condition slight unevenness.

HARDWARE

(Locks, latches & hinges) Fairly good condition.

MOLDING & TRIM

Fairly good condition.

DOORS

Fairly good condition, some of the doors will need refitting.

* TERMITES, VERMIN & OTHER INSECTS

There was no evidence of any termite action found within the structure. However, there is evidence of termite action found in some debris around property. This is not a matter of concern at this time, however, it should be noted that there are some sections of the structure which have wood in contact with the ground or in close proximity thereto. These areas are highly vulnerable to termite infestation. A competent exterminator should be engaged for certification.

* NOTE

There are many concealed, enclosed and finished sections of structure which could not receive a complete inspection for termites and other wood destroying insects without causing damage to the structure.


^ Table of Contents ^


MECHANICALS


* NOTE:

Prior to purchase we advise that you check with the local utility company (gas, oil, electric, steam, water, sewer, etc.) to determine that all charges incurred by the previous owner have been paid and all connections are in accordance with company and/or municipal regulations.

Due to an accumulation of storage and furniture an accurate count of the outlets could not be determined. The number of outlets suggested by the inspector should be adhered.

ELECTRICAL SYSTEM, APARTMENT 6G

110/220 (+_ plus or minus) volts / 3 wire system / single phase / 60 (+_ plus or minus) ampere service with a circuit breaker panel box and is adequate for this co-op. Future upgrading should be considered.

ELECTRICAL SYSTEM

110-210 (+_ plus or minus) volts / four (4) wire system / three (3) phase with 10,000 (+_ plus or minus) ampere service with a circuit breaker and fused panel box and is quite adequate for this structure.

ELECTRICAL SERVICE

Incoming service to the structure is located at rear center.

* GROUND FAULT CIRCUIT INTERRUPTER, NOT WORKING

(An electrical device which detects electrical power loss through the ground, so as to prevent electrical shock) Was malfunctioning needs to be replaced in master bedroom bathroom.

GROUND FAULT CIRCUIT INTERRUPTER

(An electrical device which detects electrical power loss through the ground, to prevent electrical shock). The electrical service system is equipped with a ground fault detector system. This is a highly desirable safety feature, in good condition. Ground fault circuit interrupters are located in bathrooms.

* GROUND FAULT CIRCUIT INTERRUPTER

(An electrical device which detects electrical power loss through the ground, to prevent electrical shock) Installation in all wet areas of the structure such as bathrooms, kitchen, laundry area, etc. would be a highly desirable safety feature.

ELECTRICAL DISTRIBUTION, FAIRLY GOOD

The number of electrical outlets and circuitry throughout the structure is fairly good.

UNDERGROUND SERVICE

The electric service into the structure enters through an underground conduit from the utility company's underground street ducts.

MAINTENANCE PROGRAM

The professionalism and maintenance of electrical system would be considered to be in good. It should be understood that all mechanical equipment will require periodic adjustment by a competent service company.

GAS SERVICE

GAS MAIN CUTOFF VALVE

Located at rear center.

GAS MAIN DIAMETER

Is 3″ inch.

HOUSE TRAP LOCATION

(A pit in floor or the subsection of the structure which houses sanitary and storm sewer trap mechanism, which in turn prevent sewer gas from entering the structure) Is located at rear center.

WATER MAIN CUTOFF VALVE

Located at rear center.

WATER MAIN

The diameter of the water main is 4″ inches.

PLUMBING SYSTEM

Is brass and copper and would be considered to be in fairly good condition. Drain lines are cast iron and galvanized and would be considered to be in fairly good condition. Although the plumbing system is in a highly desirable state, some minor repairs should be anticipated such as leaky valves, valve stems, washers, fittings, etc.

* SOLDERED JOINTS

Most copper piping is installed with lead solder. Lead solder has been associated with water/lead contamination. It is advisable that before cooking or drinking, to run the water for at least one full minute to flush out the pipes of any passable lead particles. Check with your local or governmental Environmental Protection Agency or Health Department in order to take advantage of any lead abatement programs.

Under no circumstance use hot tap water for cooking or drinking.

WATER PRESSURE

Throughout the structure is fairly good and generally acceptable. Water pressure in the structure is predicated on the municipal or source water pressure being between 40 and 50 pounds gauge pressure.

* VALVE MAINTENANCE

Due to leaky valves, valve stems, washers and fittings, new washers, re-grinding of valve seats, and re-packing of valve stems is necessary.

PLUMBING FIXTURES, GOOD QUALITY

Some plumbing fixtures in the structure are cast-iron fabricated, good quality.

PLUMBING FIXTURES, GOOD QUALITY

Some plumbing fixtures in the structure are vitreous china fabricated, good quality.

PLUMBING FIXTURES, FAIR QUALITY

Some plumbing fixtures in the structure are steel porcelainized, fair quality, prone to chipping and wear.

* PLUMBING FIXTURES, AGING

Aging and deteriorated plumbing fixtures, some replacement should be anticipated.

* OLD WASTE LINES

The waste lines in the structure shows excessive aging, thin sections and patchwork. Replacement or rehabilitation should be anticipated.

FIRE SPRINKLER SYSTEM, MAIN CUTOFF VALVE

Located at rear center.

FIRE SPRINKLER SYSTEM, MAIN

The diameter of the Fire Sprinkler System water main is 6″ inches.

MAINTENANCE PROGRAM, FAIRLY GOOD

It was found during our investigation (as previously indicated) that professionalism and maintenance of plumbing system would be considered fairly good. It should be understood that all mechanical equipment will require periodic adjustment by a competent service company.

* ELEVATOR SYSTEM

4 units, 3 passenger and 1 service / Aging; should prove to be fairly adequate. However, could use some cleaning and adjustment, some breakdowns should be anticipated.

* RELAY CONTROL CENTER, AGING

Aging should prove to be fairly adequate for this system. Could use some cleaning and adjustment. Breakdowns should be anticipated.

ALARM

(Sounding device for passengers in the event of emergency) good operating condition.

CAR DOORS

In good condition.

FLOOR INDICATORS

(Monitoring light or dial which displays location of elevator) In good condition.

FLOOR STOPS

Car levels off properly at each floor.

CABLES

Were found to be in acceptable condition. The safety cables should be checked periodically for wear or facing (flat spots on cable).

MACHINE ROOM

(Area which houses relays and motor equipment) Well maintained.

MAINTENANCE PROGRAM

The professionalism and maintenance on elevator system would be considered good. It should be understood that all mechanical equipment will require periodic adjustment. Due to the sophistication of equipment, a competent licensed service organization should be engaged on a regular basis to maintain the systems, to achieve maximum efficiency, safety of operation and extend the longevity of the system.

* HEATING SYSTEM SAFETY

All fuels (oil, natural gas, coal, wood, gasoline, kerosene etc.) that does not burn completely will create Carbon Monoxide, a poisonous gas that will occur if the appliance is not operating or venting properly. Carbon Monoxide is odorless, colorless and tasteless. It will cause illness and even death. Keeping your chimney and vent pipe clean is mandatory. All fuel burning appliances need air combustion to operate safely and efficiently. Without sufficient air, harmful amounts of Carbon Monoxide will form. Have your chimney and flue vent pipe inspected and cleaned regularly by a professional.

Symptoms of Carbon Monoxide poisoning can include headaches, nausea, dizziness, coughing, ring in the ears, spots before your eyes and reddened skin color. If you notice any of these warning signs, get fresh air and get to a doctor or hospital immediately (call 911).

HEATING SYSTEM

Steam system / oil fired / steel boilers, 2 units. The system would be considered to be aging units and is in good to fairly good condition.

WATER LEVEL GAUGE, GOOD

(A glass tube indicating the height of the water in boiler) Is in good operating condition.

PRESSURE CONTROL, GOOD

(A safety and control device which shuts off burner when steam pressure rises to a preset pressure) Was in good operating condition at the time of inspection.

PRESSURE CONTROL WITH MANUAL RESET BUTTON, GOOD

(A safety device which shuts off burner when steam pressure rises over a preset pressure) In good condition.

EXTERNAL LOW WATER CUTOFF, GOOD

(A safety device, which stops burner from operating when water level is too low for safe operation) At time of inspection, unit was in good operating condition. Flush valve on unit should be utilized to flush unit at least once a month during the heating season.

PRESSURE GAUGE, GOOD

(A pressure monitoring device) Is in good operating condition.

RELIEF VALVE, GOOD

(A safety device that relieves excess pressure within the boiler) Is in good operating condition.

MAINTENANCE PROGRAM, GOOD

The heating equipment is being maintained in a highly professional manner and this practice should be continued to insure the safe, proper and efficient operation of system. It should be understood mechanical equipment requires periodic adjustment (balancing) by a competent service company.

* NOTE:

Only one unit was operational at time of the inspection.

RADIATION, FAIRLY GOOD

Provided through convector type units which are in fairly good condition. However, this type of unit is always in need of cleaning to provide proper air circulation. The efficiency of radiation will be considerably reduced if the units are blocked by furnishings.

* AIR BLEEDER VALVES, SERVICING

The hot water system requires water to flow through the radiators. Occasionally, the radiators become air-bound (air in radiators), preventing water from flowing. For efficient operation of system, radiator air valves should be bled periodically to evacuate air from system. It is sometimes necessary to install bleeder valves to increase the efficiency of radiators.

* NOTE:

Heat is distributed through circulated hot water of a heat exchanger in the boiler room.

OIL BURNER

Is fairly new and considered to be in good to fairly good condition.

* OIL FILTER, DIRTY

Dirty; Has not been cleaned nor maintained properly for some time; correction is necessary.

* DRAFT ADJUSTER, OUT OF BALANCE

(A device which prevents the heat to the boiler from being drawn out by convection, when burner is not firing) Is out of balance, therefore circumvents its intended purpose. Unit must be corrected.
SMOKE STACK CONNECTION, GOOD
(Connecting pipe to chimney) To heating equipment is in good condition. All smoke stacks and connections should be checked periodically for possible leakage of combustibles to prevent a possible mishap.

IGNITION CONTROL, GOOD

(A safety device that starts burner and checks to insure flame is working) Unit is in good operating condition.

MAINTENANCE PROGRAM, GOOD

Highly professional, maintenance should be continued to insure prolonged and efficient operation. It should be understood mechanical equipment requires periodic adjustment (balancing) by a competent service company.

OIL STORAGE TANK

Located in , 2 tanks, 5,000 gallons each unit.

COMBUSTION CHAMBER

(Fire box) - In good to fairly good condition, should be checked periodically.

* COMBUSTION CHAMBER, DEBRIS

(Fire box) - Has an accumulation of dirt and debris, must be cleaned before a mishap occurs.

THERMOSTAT, GOOD

Heat-timing mechanism with an outside sensing device. Unit is highly desirable, should be checked and recalibrated periodically.

DOMESTIC HOT WATER SYSTEM

Produced through an internal fairly new to aging generator. It is questionable whether this unit can produce a sufficient amount of hot water for this structure. The installation of a pre-storage tank and automatic mixing valve would increase the efficiency and capacity of the domestic hot water system; and the installation of an automatic mixing valve would provide additional protection against scalding.

If a hot water generator is not in use for a period of time, it is possible that hydrogen gas (an explosive & flammable gas) can build up. It is suggested that prior to use, of any appliance or equipment, all faucets should be opened to permit water to run for several minutes, including the flushing of all toilets.

RELIEF VALVE

Is in good operating condition.

* MONITORING HOT WATER TEMPERATURE

The temperature of hot water delivered to all plumbing fixtures (sinks, tubs, showers, etc.) should not exceed 125 degrees Fahrenheit. Bathing or washing at temperatures above this recommended level, could result in injury or death from scalding. Hot water generating equipment must be adjusted frequently to insure a safe level.

* INCREASE LONGEVITY OF HOT WATER GENERATING SYSTEM

The installation of grounding wire with approved clamps (#6 copper or greater) between input (cold) and output (hot pipes on the water heater or internal coil will increase the life expectancy of domestic hot water generating system.

MAINTENANCE PROGRAM

The hot water heater good maintenance and considered highly professional. Such maintenance should be continued to insure prolonged and efficient operation of system. It should be understood that all mechanical equipment will require periodic adjustment (balancing) by a competent service company.

* LOCAL LAW 10/80

It should be understood that this is not intended as a report to comply with the provisions of Local Law 10/80 requirements. This law is the documentation of the exterior condition of the structure, to be presented to the Buildings Department of the City of New York.

* SAFETY REQUIREMENTS


* LEAD PAINT ALERT

It should be noted that structures built prior 1961 are very likely to contain painted surfaces with lead additives. It is suggested that a lead paint technician be engaged to determine if lead paint is present. It has been found that lead has a negative health effect on children and some adults.

* CAUTION WITH MECHANICAL EQUIPMENT

Mechanical equipment (heating, ventilating, air-conditioning, fans, pumps, power transformers, inducers, etc.) should be checked at the time of taking possession of the property to verify it's proper and safe operation. If you are unfamiliar with any equipment's operation, DO NOT USE OR OPERATE unless a professional checks the equipment for safe and proper operation. Running any piece of equipment without knowing how it works, could prove to be DANGEROUS AND HARMFUL.


Some mechanical equipment when operating can be in conflict or incompatible with other equipment, such as fans, lighting, air-conditioning, heating, etc.

* EXAMPLE

Running an exhaust fan or air-conditioner in exhaust mode, in combination with the operation of an oil or gas furnace/boiler! This duel functioning of equipment, could draw noxious and/or toxic, (poisonous) gases into the structure, which could be fatal, and/or damage the equipment.

These conditions occur from time to time and can prove to be DANGEROUS. We strongly recommend that you ether contact us at Accurate Building Inspectors ® immediately, if you have any suspicion of such equipment conflict, or call the appropriate equipment expert, engineer, mechanic, contractor, utility, fire department, etc.

* SHOWER & BATH BARS

Every shower and bath must have a none-slip well-secured safety bar, approximately 36″ (inches) from the floor of the unit. Bathing units without safety bars are a major cause of slip and fall mishaps.

* CHILD SAFETY WINDOW GUARDS

All windows require approved child safety window guards.

* SMOKE & CARBON MONOXIDE DETECTORS

The installation of carbon monoxide, fire and smoke detectors and the placement of dry chemical fire extinguishers in accessible locations (utility areas, kitchen, boiler room, etc.) throughout the structure is advisable.

* SAFETY PRESSURE & TEMPERATURE PRESSURE RELIEF VALVES

All heating units, utilizing water as its vehicle (i.e. boilers and water heaters) have either pressure or temperature and pressure safety relief valves. The valves must be manually operated at least once a year by a maintenance service company, to insure the safe and proper operation of the system. Under no circumstance should the valves be plugged due to dripping or malfunctioning. The plugged valves has been associated with explosions, damaged to the heating equipment, the structure and injury.

* FLEXIBLE GAS CONNECTOR ALERT

All flexible non-coated gas appliance connectors and flexible hoses must be checked for leakage by a licensed plumber or utility service person at least once a year to prevent a mishap. Replacement of existing non-coated connectors and hoses is recommended.


^ Table of Contents ^


GENERAL NOTES

* ASSESSED DEFECTS or DETERIORATING CONDITIONS

Any major or minor assessed defects or deteriorating conditions noted in this report may result in diminished functioning, support or failure. This includes, but is not limited to the electrical, mechanical systems, piping, foundations, floors, walls, ceilings, beams, joists, columns, partitions, roofs, etc. Such defects or deterioration may have resulted from improper construction; improper maintenance; improper use; wear and tear; insect or microorganism infestation; oxidation; erosion, etc.. Corrective measures for such noted defects or conditions should be anticipated.

* WIND STORM DAMAGE

This report is not a certification that the structure can withstand wind storm damage. If such certification is required, the engagement of a licensed Architect or Engineer will be necessary.

* MILDEW, MOLD, FUNGAL & BACTERIAL GROWTH

It is always necessary to control mildew, mold, fungal and bacterial growth in all the wet areas of any structure (kitchens, bathrooms, attics, cocklofts, basement, cellars and crawl spaces). Continuous ventilation must be provided, especially after bathing, cooking or where leakage has occurred or is occurring. A building hygiene consultant must be engaged to control the mildew, mold, fungal and bacterial growth in the building if and when detected.

APPLIANCES

Refrigerators, clothes and dish washing machines, clothes-dryers, lighting fixtures, ranges and all electrical appliances are not checked. They are considered personal items and are not part of the real property and can be easily removed from the premises after inspection is completed.

* SURVEYOR

If the property in question is purchased, we advise you obtain a new survey from a licensed surveyor. It is imperative that the legal and existing grade levels are indicated on the new survey. If there is any substantial differential, this could prove to be costly.

* ALTERATIONS

When and if you purchase the structure in question and you intend to alter, renovate and reconstruct any structural, mechanical or electrical aspects of the building, a licensed architect or professional engineer must be engaged.

* INACCESSIBLE AREAS & EQUIPMENT

All areas, spaces, equipment, devices, conditions, etc. that are not available to inspect or test, whatever reasons (blocked, occupancy owner, broker, representative, attorney, or who or whatever would not permit the inspection). Accurate Building Inspectors ®, cannot and will not be held responsible for any item or condition that is not inspected, as a result of no access. It is the responsibility of the client (interested party or their representative), to insure that all spaces & equipment are available to be inspected as the time of the inspection.


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*ENVIRONMENTAL HAZARDS

To determine environmental hazards, the only acceptable method is to take samples of the suspected material, air and/or perform special laboratory analysis as described in our fee schedule and CATALOG. (there are additional fees for medical diseases, investigating, asbestos, lead testing, radon screening, etc.). These tests may be required by your lending institution. This service must be requested by you prior to, or at the time of the inspection. If this service is not requested and an environmental determination hazard is required, it is advisable that you engage an independent testing laboratory. Many laboratories have the facilities for determining environmental hazards and/or conditions, such as geological analyses (sub-strata), (buried fuel and water tanks, asbestos, radon, lead, water contamination, pollutants, toxicants, carcinogens, etc.). It is advisable that you engage a qualified testing laboratory to determine such hazards.

* STANDARDS & PRACTICES

Accurate Building Inspectors ® makes no representation whether the structure inspected is in compliance with Local, Municipal, State and/or Federal code requirements. This inspection was performed and noted, in compliance with standards and practices of the private building inspection industry. The signature inspector is the sole judge of the content of this report. If you require further information pertaining to the legality of the structure and all of its amenities, an extensive architectural or engineering study will have to be made. An architect or engineer would have to be engaged to investigate all the records on file at the various agencies having jurisdiction.

It should be understood there are many conditions within and without the structure that can only be determined by a time-study.

LEVEL I BUILDING INSPECTION

Consists of a visual, non-invasive inspection of the structure in question, adhering to the minimum standards and requirements, set forth by the building inspection industry, ASHI (American Society of Home Inspectors). It does not include code compliance (local, state or national [see: ABI's catalog]), as a prerequisite, if desired or required by the client. This would be included in a Level II Building Inspection.

LEVEL II BUILDING INSPECTION

Consists of an in-depth and more definitive engineering, architectural, scientific, instrumentation, geological (sub-strata), medical diseases investigation, time-study inspection, laboratory testing of contaminants, pollutants, toxicant, carcinogens, evaluation in and around the structure and code compliance. This type of inspection requires extensive time and material and is considerably more expensive than a Level I Building Inspection. This type of inspection is required if the client is in need of more information about the structure or if a discovery in the Level I Inspection calls for further study and evaluation. The decision for a Level II Inspection is solely up to the client, agency or other interested parties. Level II Inspections can not be performed by any firm that performs the Level I Inspection.

LEVEL I or LEVEL II BUILDING UPGRADE

Consists of bringing the structure into code compliance, repair, overhaul, upgrade, replacement, removal, introduction, etc. of any and all the items found and recommended in the Level I or II Building Inspection.

BUILDING RE-INSPECTION

This service may be performed after completion of a building upgrade, but not by the same firm that performs the Level I or Level II Building inspection on the particular structure. Therefore, Accurate Building Inspectors ®, Division of Ubell Enterprises, Inc. is precluded from performing Level I or Level II re-inspection, if we performed the original inspection. However, we can perform these re-inspections if we did not perform the original Level I or Level II Building Inspection.

NON-TRANSFERABLE

This report is for your personal use and evaluation and is not transferable to a third party. (Not to be given or sold to any person or entity that has now, or in future, interest in the inspected property or structure.) The Accurate Building Inspectors ® makes no representations of warranties or guarantees and shall not be responsible or liable for any action, inaction or the consequences there of in connection with or reliance upon this report.

This report is not an insurance policy!!

* TO BUY OR NOT TO BUY

This report and its contents should not be construed in any way as advice to buy or not to buy the property in question.

* PRE-CLOSING INSPECTION

If the structure in question is purchased, we recommend you perform a Pre-closing inspection a few days before closing, to insure that all items, condition and equipment are the same, as they were at the time of this inspection.

We recommended that you go through the structure with the owner or someone familiar with the operation of all the equipment and its functions, on how to operate and maintain the building equipment with safety and efficiency to the occupants.

* NOTE:

Matthew Barnett, reserves the right to supplement this report if and when additional information becomes available.

* * * * * * * * * * * * ACCURATE BUILDING INSPECTORS * * * * * * * * * * * * * * *


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