When:
6 pm on first Tuesday of each month
Where:
The Westwood
438 North Avenue, Garwood, NJ 07027-1015
(908)789-0808
March Seminar a Huge Success!!
Seminar was called to order at 8:00 am,
There were 138 members in attendance.
Keith Baicker of Radiation Data spoke about measurement techniques, new state requirements and answered questions in an informative Q&A session.
Joe Denneler discussed (with lots of audience participation) defensive report writing which included a slide show.
50/50 was $100 and donated to Alphi by the winner. (Anonymous).
The exhibitors spoke and had tons of door prizes.
As discussed, the following are the comments noted at the March 2009 NJ-Alphi Seminar
#1
Many of our most senior inspectors have used these comments, with great success, in their inspection reports. They can be added to, combined or edited, to meet many conditions and provide our clients with information and advice while offering some degree of protection to us in areas not always accessible during inspections. A well written informative report may prove to be the most important part of a home inspection and one of the ways to Protect Your ASSets!!!!!!
Please feel free to use these comments in your reports and always indicate in writing specific items which were discussed and explained to your clients at time of inspection.
Property appears to be approximately ( ) years old however, has been renovated in the past.
Property appears to have been structurally modified and/or extended in the past.
Less than professional quality repairs/renovations may have compromised the structural integrity of this dwelling.
We suggest you consult with your local sub-code official and obtain copies of all permits and final inspection reports pertaining to all phases of past renovations, extensions, and/or upgrading.
Deficiencies observed in visible/accessible areas and/or components of this property should leave cause for concern for conditions which may be present in areas not visible or accessible for evaluation.
If renovations are anticipated we suggest you consult with qualified professionals for all phases of renovations and obtain copies of all permits and final inspection reports from your local sub-code official.
"Do it yourself" and/or unprofessional quality workmanship indicated.
Due to no crawl space access, we were unable to evaluate this area.
Due to sealed and/or blocked crawlspace entrance we were unable to inspect this area at time of inspection.
Due to sealed crawlspace entrance we were unable to inspect this area at time of inspection.
Due to blocked crawlspace entrance we were unable to inspect this area at time of inspection.
Access into the crawlspace area should be provided for ventilation and any repairs which may be needed in the future.
Access into the crawlspace area should be provided for any repairs which may be needed in the future commonly associated with enclosed/inaccessible crawlspace areas. (I.E. wood rot/decay, moisture conditions, wood destroying insect infestation.)
Access into the crawlspace area should be provided for an inspection of this area prior to closing and any repairs, which may be needed in the future.
Remove excess stored material and/or debris from crawlspace to prevent insect infestation.
Install a vapor barrier over dirt floor to help prevent moisture in this area.
As per seller/owner roof surface is approximately years old.
Lack of required ventilation can prematurely age roof surfaces.
Due to lack of required ventilation, roof surface appears to have aged and/or deteriorated beyond its years.
Collar ties not installed in roof structure. Install as needed to ensure structural integrity.
Continued water seepage can have a deteriorating effect on foundation walls.
Continued water seepage can have a deteriorating effect on concealed/inaccessible structural components.
Water discharge should always be directed away from the foundation.
Surfaces have been cosmetically refinished and/or replaced. Conditions of original materials could not be determined.
A qualified professional should be consulted to further evaluate this area and determine corrective action.
A qualified professional should be consulted to further evaluate these areas and determine corrective action.
A qualified professional should be consulted to further evaluate this area and determine corrective action and cost estimates for required repairs.
A qualified professional should be consulted to further evaluate this area and determine corrective action and cost estimates for required repairs for safety reasons.
This report will remain incomplete until all observed deficiencies are corrected and/or addressed prior to closing.
A qualified expert should be consulted relative to the comments in the related sections of this report.
Due to observed conditions and degree of repairs and/or upgrading required, a qualified expert should be consulted relative to the comments in the related sections of this report.
Check with town hall to acquaint yourself with all ordinances pertaining to the house and its zoning.
All conditions relative to this report are accurate for the day of inspection only. Since an extended period of time may transpire before the actual closing date, we suggest a final walkthrough of the property prior to closing.
As detailed in signed authorization agreement, we cannot be held responsible for the deficiencies uncovered after furnishings, stored materials or personal belongings are removed, nor for deficiencies uncovered in previously blocked, covered or inaccessible areas. Please contact us to schedule a pre-closing/empty property evaluation.
Confirm Condo Association repairs to interior Common components and/or interior finished surfaces caused by deficiencies in Common areas with Condo Association and/or seller prior to closing.
Since environmental testing is not performed by this company, any environmental concerns should be addressed by qualified/licensed environmental testing companies.
Since environmental testing is not performed by this company, the chemical composition of common building materials used in the construction of this dwelling could not be determined. Any environmental concerns should be addressed by qualified/licensed environmental testing companies.
If you should have any questions or concerns pertaining to this report and/or the captioned property, please do not hesitate to call us as we are always available for consultation.
After conversion from oil to gas, the chimney must have been professionally cleaned to remove oil combustion by-products. Confirm proper cleaning prior to closing.
In Townhouse/Condominium Units it is understood that the inspection was made relative to the single Unit described and its means of entry and exit only.
Check with your Condominium/Townhouse Association in reference to your structural liability caused by problems in the Common area.
This building may be governed in part by the NJ Bureau of Housing Control. Areas pertaining to smoke detectors, pending violations, and date of last inspection should be reviewed prior to closing.
Lead incoming water supply line present. We suggest that this water be laboratory tested to determine the existence, if any, of lead in the water supply.
Chemical composition/material of incoming water supply line could not be determined.
Contact your local gas company and have them check all gas related piping and fixtures for conformity to current standards.
"Knob & Tube" wiring noted. This wiring is outdated and not grounded. No additional loads should be placed on these circuits.
Sections of "Knob & Tube" wiring noted. This wire is outdated and not grounded. No additional loads should be placed on these circuits if still active.
Due to age of dwelling, sections of "Knob & Tube" wiring may be present. This wiring is outdated and not grounded. No additional loads should be placed on these circuits, if present and active.
Due to deficiencies associated with "Knob & Tube" wiring, homeowner's insurance may elect to decline coverage. A licensed electrician should be consulted to evaluate the entire system and make upgrade recommendations.
Heat pipe insulation and fitting cement are in general disrepair with deterioration/fraying observed.
Heat piping insulation and fittings cement appear to be of a suspect asbestos type material.
Although apparently removed in the majority of visible areas, sections of heat piping insulation and fittings cement appear to be of a suspect asbestos type material.
Obtain documentation for professional/licensed removal of suspect asbestos based materials.
An air quality test is suggested to determine the existence or non-existence of potentially harmful chemicals/toxic materials in the ambient air.
Abandoned oil tank appears to be on premises. We suggest you consult with your local code official for recommendations.
Due to age of dwelling, an abandoned oil tank may be on the premises. We suggest you consult with your local sub-code official for current requirements if an abandoned unit is present.
We recommend buried oil tanks and the surrounding soil be tested by a certified tank services company prior to closing, since costly environmental cleanup may be required if the tank has leaked.
Obtain copies of all paperwork pertaining to prior removal/decommissioning of abandoned buried oil tank and/or tank and soil testing prior to closing, with your local sub-code official.
Any warm air furnace should have its heat exchanger and plenum checked for leakage by a qualified professional at least once a year.
Due to age of this heating system, the heat exchanger and plenum should be checked for leakage by a qualified professional.
Due to the age and condition of this heating system, the heat exchanger and plenum should be checked for leakage by a qualified professional.
We suggest that you consult with a qualified heating contractor to evaluate the heating system in this home and recommend repair and/or replacement options.
We suggest you obtain a service contract/maintenance agreement for this system, from your fuel supplier prior to closing.
After proper repairs and/or replacement, we suggest you obtain a service contract/maintenance agreement for this, or replacement system, from your fuel supplier prior to closing.
Whenever a 90+ efficiency heating system is installed, the size of the original chimney, now used solely by the domestic hot water heater, must be adjusted and/or relined to prevent condensation in cold weather.
Paint peeling and chipping conditions present. Due to age of dwelling the possibility of lead paint exists on various surfaces.
These are a small fraction of comments commonly used in many reports. If any of our fellow NJ-ALPHI members need help in documenting an observed condition or have any questions on any condition in an inspection, please give one of your fellow members a call.
Remember…..Always Protect Your ASSets and document a complete report.
#2
Here are my thoughts for the seminar and I employ this strategy in the language that appears in my report regardless of the defect.
Also, our Authorization of Inspection contractually requires our client to:
1) Follow all of our advice prior to closing
2) Conduct a thorough walk-thru inspection prior to closing using a checklist that we provide.
Our client’s failure to do these things releases us from liability. (Yea Right!)
Premise - per State Law - A home inspection is based on a Non-Technical Visual Evaluation of readily accessible areas. (If this is correct – then statements should reflect the converse were necessary.
Example 1 (Non-deficiency language)
The main beam was generally intact. All opinions are based on conditions that were visible on the date of inspection and located in readily accessible areas. No guarantee of future conditions is expressed or implied. Hidden defects may be present.
Example 2 (Minor deficiency language)
Based on a visible inspection of the main beam, some wood rot was observed. Although the condition did not appear extreme, consult a structural contractor to evaluate the condition to determine general maintenance, repair options and costs.
Example 3 (Major deficiency language)
Based on a visible inspection of the main beam, wood rot was observed. Due to the degree of this condition, proper repairs are advised. Consult a qualified structural contractor to conduct a comprehensive evaluation of the area to determine repair options and costs. In order to help ensure your protection, this action should be taken prior to closing.
#3
First statement involves lead service line:
Water supply is by a public system, with a lead pipe service line, which was in functional condition on the date of inspection. Although the lead water pipe was in functional condition on the date of inspection, it is now very old, fragile, and may fail suddenly at any time. In addition, the use of lead pipe for potable water service is no longer acceptable, as use of lead pipe increases the risk of lead contamination of the water supply, which is health risk, especially for infants and children.
Recommendations: Have a qualified plumber…
- Replace the lead water main with new copper pipe. If you choose not to replace the lead water main, flush the water pipes daily before using water to avoid the possibility of drinking water with elevated lead content, which is a health hazard.
The other statement involves EIFS:
The material used for the front exterior facade is known as Exterior Insulating and Finish System or (EIFS); exterior wall cladding system consisting primarily of polystyrene foam board with a textured acrylic finish that resembles plaster or stucco. Synthetic stucco facades (EIFS), when not applied strictly according to manufacturer’s specifications, or not maintained properly, have been found to be responsible for damage to the wood structure of the home, and a cause of mold growth. Due to the large number of legal actions filed by homeowners who have experienced these problems, EIFS is considered to be a "challenged construction system".
We are not certified EIFS inspectors, and evaluation of this type of exterior façade is not part of this inspection.
Recommendation:
- Further evaluation of the EIFS façade(s) is needed to confirm that it is in satisfactory condition. Since improperly installed or maintained EIFS facades have caused very costly damage to homes, you are strongly urged to have this specialist evaluation performed before you close on this property.
#4
Confirm Condo Association maintenance of Common areas.
Confirm Condo Association maintenance/repairs of Common areas.
Confirm Condo Association maintenance/repairs of Common areas for health/safety reasons.
Confirm Condo Association maintenance of Common utilities.
2009 Meetings and Education Topics
