The following is from a report done for a client in 2011. The name of the client, the property address and photos have been removed for the privacy of the client and property seller.

Black Bear Home Inspections


[email protected]

Phone: (802) 896-6097

PO Box 63


VT 05355

Property Inspection Report Client(s):

Your name(s)

Property address: Physical location

Town, State zip code

Inspection date: 8/14/2011

This report published on Tuesday, August 16, 2011 8:02:45 PM EDT

This is a report of a visual inspection of the readily accessible areas of the building listed on the initial page. At the time of inspection, any area which is not exposed to view, is concealed, or is inaccessible because of soil, snow, water, walls, floors, carpets, ceilings, furnishings, or any other things is not included in this inspection. Client agrees to assume all the risk for all conditions which are concealed from view at the time of inspection. No destructive testing, or any form of dismantling, was performed. The inspection report provided to the Client is solely and exclusively for Client's own information and may not be relied upon by any other person. Client agrees to maintain the confidentiality of the inspection report and agrees not to disclose any part of it to any other person. Client may verbally share information contained in the report with the Client's Real Estate Agent or the seller of the property, but may not provide a copy, or portion thereof, of this inspection report, or URL report link, to anyone without Black Bear Home Inspections' written permission; persons other than the Client are not specifically intended beneficiaries of this inspection report. Only Black Bear Home Inspections may provide another party with the URL report link, or a hard copy of this report. Client agrees to indemnify, defend, and hold inspector and/or Black Bear Home Inspections harmless from any third party claims arising out of the Client's unauthorized distribution of the inspection report. Black Bear Home Inspections maintains ownership of the inspection report. If any Realtor is provided a URL report link, or hard copy of this inspection report by Black Bear Home Inspections, said Realtor is prohibited from providing the URL report link, or hard copy, to any third party without the written consent of Black Bear Home Inspections. If Realtor breaches this provision, Black Bear Home Inspections is entitled to be reimbursed an additional inspection fee from the offending Realtor - not to exceed the fee charged to Client by Black Bear Home Inspections. Owning any property involves some risk. Even the most comprehensive report cannot predict what may or may not occur in the future. We are not responsible for conditions that could not be seen or were not within the scope of our service at the time of the inspection. The report is an opinion and should not be considered a guarantee of condition. No warranty is expressed or implied. Client shall have no cause of action, for any reason, against Black Bear Home Inspections, its agents or employees after thirty (30) days from the date of the inspection. If Client or Realtor do not agree to these terms, Black Bear Home Inspections is to be notified immediately by either party prior to the use of this report for any purpose or reason, and a verbal inspection analysis by Black Bear Home Inspections will be deemed acceptable by Client and or Realtor in lieu of the URL posted, or hard copy, inspection report.


How to Read this Report

This report is organized by the property's functional areas. Within each functional area, descriptive information is listed first and is shown in bold type. Items of concern follow descriptive information. Concerns are shown and sorted according to these types:


Poses a risk of injury or death


Recommend repairing or replacing


Recommend repair and/or maintenance

Minor Defect

Correction likely involves only a minor expense


Recommend ongoing maintenance


Recommend evaluation by a specialist


Recommend monitoring in the future


For your information

Wood Destroying Organism Concerns

Concerns relating to wood destroying organisms are shown as follows:


Evidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.)


Damage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.)

Conducive conditions

Conditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)

Click here for a glossary of building construction terms. Contact your inspector if there are terms that you do not understand, or visit the glossary of construction terms at

Table of Contents

General information





Electric service

Water heater

Heating and cooling

Plumbing and laundry

Fireplaces, woodstoves and chimneys





Interior rooms

Report number:


Structures inspected:


Type of building:

Single family

Age of building:


Property owner's name:



Time started:


Time finished:


Inspection Fee:


Payment method:


Present during inspection:

Client(s), Property owner(s)



Weather conditions:




Ground condition:


Front of structure faces:


Main entrance faces:


Foundation type:

Finished basement

The following items are excluded from this inspection:

Private sewage disposal system, Security system

1) Some wall, floor and/or ceiling surfaces were obscured by furniture and/or stored items. Some areas couldn't be evaluated

Photo 55

Photo 55

Photo 80

Footing material:

Poured in place concrete

Foundation material:

Poured in place concrete

Apparent wall structure:

Wood frame

Wall covering:

Cement-based clapboard

Driveway material:


Sidewalk material:

Paving stones

Exterior door material:

Solid core steel

2) One or more large trees on the property may be likely to fall on the structure, and are a potential safety hazard. Recommend consulting with a qualified arborist to determine if tree(s) need to be removed and/or pruned.

Photo 26

Photo 30

3) One or more retaining walls higher than three feet exist on this property and guardrails or barriers are missing or inadequate. This is a safety hazard due to the risk of falling. At a minimum, the client(s) should be aware of this hazard, especially when children are present. Ideally a qualified contractor should install adequate guardrails or make modifications to existing barriers as necessary above retaining walls higher than 3 feet to eliminate fall hazards. Dense shrubbery or vegetation may be acceptable as a barrier, but only when mature enough to be effective.

Photo 2

4) Handrail(s) at some stairs are loose. This is a safety hazard. A qualified contractor should make repairs as necessary. For example, installing new fasteners and/or hardware so handrails are securely attached.

Photo 29

Photo 27

Several parts on the railing system are missing or broken.

5) One or more wooden deck support posts are in contact with soil. This is a conducive condition for wood destroying insects and organisms. However no damage from wood destroying insects or organisms was found. Standard building practices require that there be at least 6" of space between any wood and the soil below, even if the wood is treated. If possible, soil should be removed or graded so a 6" clearance is maintained. Otherwise recommend installing borate based Impel rods to prevent rot.

Photo 25

Photo 23

6) Caulk is missing or deteriorated in some areas and should be replaced and/or applied where necessary. For more information on caulking, visit The Ins and Outs of Caulking.

Photo 28

7) The exterior finish in some areas is failing. A qualified contractor should prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint or re-stain areas as needed and as per standard building practices.

Photo 12

Several butt joints have installation paint marks. Additional paint coat will cover.

Photo 22

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8) Additional comments and concerns

Photo 6

Window edging or trim missing or incomplete.

Photo 7

One or more light fixture boxes missing back set boards.

Photo 13

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Photo 15

Trim missing on south gable.

Photo 16

Flashing missing or damaged in one or more areas.

Photo 17

Photo 18

Hole bored for dead-bollt.

Photo 21

One or more ballistars are missing or broken.

Photo 11

surface water has eroded soil at south side of building.

Roof inspection method:

Viewed from ground with binoculars

Roof type:


Roof covering:

Asphalt or fiberglass composition shingles

Estimated age of roof:


Roof ventilation:


9) General condition of roofing material is good.

Photo 3

Valley area to roof pitch change is area of past leak.

Photo 4

10) The garage-house door isn't equipped with an automatic closing device such as sprung hinges. This door should close and latch automatically to prevent vehicle fumes from entering living spaces and/or to slow the spread of fire from the garage to living spaces. A qualified contractor should install automatic closing device(s) as necessary, and as per standard building practices, so this door closes and latches automatically.


Photo 8

No automatic door opener installed.

Inspection method:


Roof structure type:


Ceiling structure:

Ceiling beams

Insulation material:

Fiberglass roll or


12) Ceiling insulation is uneven in some areas. This is likely due to someone having walked on or through the insulation. Recommend installing additional insulation where necessary to restore the original R rating.

Photo 34

Photo 35

Smoke detector missing.

Photo 37

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Photo 46

13) Ceiling insulation is missing in some areas. Recommend installing insulation where missing for better energy efficiency.

Photo 33

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14) No weatherstrip is installed around the attic access hatch. Weatherstrip should be installed around the hatch to prevent heated interior air from entering attic.

Photo 50

Photo 51

Light bulb must be removed to enter attic area.


Additional comments, views and concerns

Recommend contacting, for an efficiency audit.

Local office # 464-5823

Photo 36

Photo 40

Photo 42

Water stains present along pipe. Additional caulking recommended around cap area.

Photo 43

Photo 44

Chimney chase area opened to attic space.

Photo 48

Minor adjustments to insulation recommended in attic area.

Primary service type:


Primary service overload protection type:

Circuit breakers

Service amperage (amps):


Service voltage (volts):


Location of main service switch:

At Meter socket

Location of sub panels:

Main level laundry room behind door.

Location of main disconnect:

Breaker at bottom of main service panel

Service entrance conductor material:


System ground:

Ground rod(s) in soil

Main disconnect rating (amps):


Branch circuit wiring type:


Solid strand aluminum branch circuit wiring present:


Smoke detectors present:


16) The legend for over-current protection devices (breakers or fuses) in the main service panel is missing, unreadable or incomplete. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.

17) One or more knockouts have been removed inside the main service panel where no wires and bushings are installed, and no cover(s) have been installed to seal the hole(s). This is a safety hazard due to the risk of fire. A qualified electrician should install knockout covers where missing.

Photo 76

Photo 77

18) Panels appear in good serviceable condition at time of inspection.

Photo 72

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Photo 75

19) Electrical fittings and connections appear in good order at time of inspection.

Photo 5

Photo 74

Estimated age:




Energy source:

Propane from main boiler.

Capacity (in gallons):


Water temperature (degrees Fahrenheit):


20) The hot water temperature is greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. For more information on scalding dangers, visit

21) A water heater is installed in a finished living spaces and has no catch pan and drain installed. Recommend having a qualified contractor install a catch pan and drain to prevent water damage to finished interior spaces if/when the water heater develops a leak or is drained.

Estimated age:


Primary heating system energy source:

Propane gas

Primary heat system type:


22) The inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. For more information visit:

Photo 66

Photo 69

Zone pumps appear in good condition and properly installed.

23) Additional comments

Photo 9

Propane storage tank and system appears in good condition at time of inspection.

Photo 10

Propane storage tank and system appears in good condition at time of inspection.

Photo 19

Propane storage tank and system appears in good condition at time of inspection.

Photo 53

Radiant heating installed on all levels.

Water pressure (psi):


Location of main water shut-off valve:




Water service:


Service pipe material:


Supply pipe material:

Copper Pex

Vent pipe material:


Drain pipe material:


Waste pipe material:


24) The water supply pressure is below 40 psi, and the flow appears to be inadequate. 40-80 psi is considered to be the normal range for water pressure in a home. The inspector performed a "functional flow test" during the inspection, where multiple fixtures are run simultaneously, and found there to be low flow. For example, the shower flow decreased significantly when the toilet was flushed. A qualified plumber should evaluate and repair or make modifications as necessary. Installing a pressure boosting system is one possible solution. For information on these systems, visit:

25) Additional comments and concerns

Photo 32

Plumbing lines and fittings all in good working order.

Photo 38

Vent lines in attic appear secured and in good working order.

Photo 52

One or more bathrooms are not finished, plumbing and tile work and fixtures needed.

Photo 54

One or more bathrooms are not finished, plumbing and tile work and fixtures needed.

Photo 79

One or more floor drains present. Owner states they drain into the footing system of the foundation.

Photo 81

Condensate line from boiler needs minor repair.

26) Water supply to laundry room. Recommend installing a single control valve for ease of operation.

Photo 56

Fireplace type: Metal prefabricated

Chimney type: Metal


Photo 41

Photo 62

Propane fired unit.

Insulation material underneath floor above:

None visible

Pier or support post material:



Floor structure above:

Solid wood joists

28) Guardrails are missing from one or more sections of decks or elevated surfaces with high drop-offs. This is a safety hazard due to the risk of falling. Standard building practices require guardrails to be installed at drop-offs higher than 30 inches, but in some cases it is advised to install them at shorter drop-offs. A qualified contractor should evaluate and install guardrails as necessary and as per standard building practices.

29) One or more flights of stairs with more than two risers have no handrail installed. This is a safety hazard. A qualified contractor should install graspable handrails that your hand can completely encircle at stairs where missing, and as per standard building practices.

Photo 63

30) Additional comments and concerns

Photo 64

Electric baseboard heat in mudroom area in good working order at time of inspection

Photo 71

Well pipe access area should be sealed.

Photo 70

Pump pit for lower level bath. Recommend regular testing and operation of system.

Location of well equipment: Basement, garage closet


Mike & Dana

Your water test results.




PH= 6.5

Total Hardness= <50ppm

Total Chlorine= 0.0


Total Nitrate/Nitrite= below 10


Nitrite=below 1.0


48 hr bacteria tested (Negative)

Lead= tested (Negative)

Pesticide, tested (Negative)

For more information, visit

32) This property's water pressure was below 40 psi at times during the inspection. 40-80 psi is considered to be the normal range for water pressure in a home. Most well equipment operates in a 20 psi range during its use and recharge cycle. The client(s) may find that the lower pressures in this range may not be adequate. For example, when one person is showering and another is using other plumbing fixtures. Modifications can be made such as adjusting or replacing the pressure regulator switch. Recommend having a qualified well or plumbing contractor evaluate and make repairs as necessary. For more information, visit


Photo 20

34) No range hood is installed over the range or cook top. Ventilation and/or lighting may be inadequate and moisture may accumulate indoors. Recommend having a qualified contractor install a vented and lighted range hood, with the exhaust fan configured so as to vent outdoors.


All drawers and doors tested in good working order.

The fridge is in good working order.

No stove, dish washer or food disposal present.

Photo 78

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Photo 84

36) Caulk is missing or deteriorated along the base of one or more bathtubs or toilet areas or where flooring meets the tub. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the floor structure and ceilings below.

Photo 57


Photo 58

Main level bath sink counter top is lose.

38) One or more sections of wiring that weren't terminated were found. This is a potential safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary. For example, cutting the wire to length and terminating the wire with wire nuts in a securely anchored, covered, properly sized junction box.

Photo 59

39) One or more smoke alarms are damaged, deteriorated and/or missing from their mounting brackets. Damaged and/or missing smoke alarms should be replaced as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information, visit

40) Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit

41) Lock mechanisms on one or more windows are missing and/or damaged so that they are inoperable. Repairs should be made by a qualified contractor or service technician so that windows lock and unlock easily.

Photo 31

42) Glass in one or more windows is broken. A qualified contractor should replace glass where necessary.

43) Screen(s) in one or more windows are torn or have holes in them. Screens should be replaced where necessary.

44) Trim is missing in one or more areas. Recommend having a qualified contractor install trim where missing.

45) Fixtures such as door stops, towel bars and/or toilet paper holders are missing in one or more areas. Recommend having a qualified contractor install fixtures where missing.

Photo 61

46) Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Recommend asking the property owner(s) about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.


Photo 60

Minor repairs needed in one or more areas.

Photo 65

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Photo 68

Water stains from plumbing leak present in boiler room.


---- Please understand that on the day of your closing you will have one last opportunity to tour the home and look carefully at the conditions before you sign the dotted line. Before you truly own this home, we recommend that you read through your home inspection report fully, this will allow you to be reminded of the conversations, meetings and recommendations we made to you at that time. If you requested (from the owners) that problems or damages be repaired before the closing, we recommend that you carefully evaluate those items. Make sure they have been adequately repaired, or completely diagnosed. If not repaired, make sure you get estimates by professionals in that particular field.

Remember that we will not be at the pre-closing walk-through (unless retained) and as such, you must remember to check for conditions or indicators of problems uncovered - not only by your home inspection, but also conditions which may have occurred after it.


and it may have severe financial implications if you do not check adequately and completely.

It is CRITICAL that you perform a Pre-Closing Walk-Through Inspection. If you choose not to, you may be opening yourself up to major problems, severe disappointment, and undesired expense. Because of the importance of the Pre-Closing Walk-Through,

Black Bear Home Inspections will not entertain any claims or complaints from any of our clients who do not perform a comprehensive walk-through inspection prior to taking possession of the house, checking all significant components.

Please use your home inspection report to assure completeness of your inspection. Remember also that the walk-through, as important as it is, is a protective drill, and in itself cannot protect you totally from hidden or inaccessible areas, or show you wear of components that are not detectable. In addition, there may be personal belongings – from clothing and furniture, to mechanical equipment, that may have been replaced but is still in the basement, garage or attic. If you did not ask for these items as part of the home purchase, make sure they’re gone as it could cost a lot of time and money to remove them when you assume possession of your new home.

Also don’t be fooled into complacency. Homes should be inspected regularly, especially during periods of harsh weather. Heavy rain, large quantities of snow, ice and or sleet can show signs of water entry and component failure. Heating and cooling inadequacies may not be detectable until several days of heat or cold go by. Check the home after severe wind conditions or storms. Check for water entry of any type. Basements and attics can reflect extremes in temperature, ventilation or condensation problems. Roofing can leak & become damaged. Creation of ice dams can cause backups and damage

Here is a list of things you should test or operate which we may not have been able to operate at the time of the inspection. This list is a suggestion list, based on the average home and may not cover all specific areas of your home.

1. Operate all safety controls on your heating systems, water heaters, and water shut off valves.

2. Low voltage wired items - Intercoms, doorbells, security, telephone, computer systems, TV antennas, dishes and cable connections. Infra-red controlled stereo systems and specialized electronics. These typically are not tested by us.

3. Clean & test humidifiers, de-humidifiers, window & wall air conditioners. (Weather permitting).

4. Check fireplace for cleanliness, and good operation.

5. Exterior areas that may have been sight limited due to the elements, or stored items, should be checked.

6. Check areas previously inaccessible (not visible at the time of inspection). Especially those blocked by furniture, hidden by artwork, or covered by floor coverings.




Do not overload circuits. This could create a hazard that can hurt you, or burn down your home.


Most fireplaces are built for cosmetic fires - rarely designed for long burning periods, and never huge hot fires. Before you make a fire make sure flues are clean, open, and not clogged with any debris. Maintain chimneys and flues annually or prior to any seasonal use.


This can be critical in the Northeast for comfort. Most heating systems need checking and annual maintenance for efficient service. Most oil and gas fired heating systems have a designed life expectancy of 15 to 50 years. Heat pumps typically last 8-15 years. Air conditioners can last 15 years based on usage.


Check the exterior as prevalent weather conditions (snow) may have prevented a thorough inspection of exterior at the time of initial inspection.


Remember when the inspection was performed, throw rugs/carpets, furniture, possessions and stored items may have been in the way of a careful visual check. Things may have become damaged during the move. Check areas carefully to assure good conditions before you sign the dotted line. Protect yourself with a careful walk-through inspection.


Carpenter ants love wet wood & damp areas, wood boring bees prefer dry wood. There are no termites in the cold regions of Vermont. Search for evidence of wood destroying insects entering your home annually.


At the time of the initial inspection, the garage may have been crowded with the seller’s personal belongings – covering areas that we may have been unable to inspect.


Again, prevalent weather conditions (snow) may have prevented a thorough inspection of the fencing at the time of initial inspection. While not typically critical to the home, some fencing can be important to the safety of your family and pets, or the neighbors.


Test all appliances and check for damages. Make sure counters are secure. Make sure stove venting brings smoke, odors, and grease outside. Use after our initial inspection may have changed their overall effectiveness.


Security systems can be simple and easy to use, or very complicated and tricky to operate – these items are NOT tested by inspection companies. Have the servicing company or seller go over operations with you and required maintenance. Get the


manual and review it. Write down the shut down codes and reset procedures. False alarms can be dangerous and/or costly. Learn your system.



Speak to someone on the condo board to gain additional info about the Association. Find out about any plans they have for repairs and maintenance. You may wish to ask for copies of the minutes of recent condo meetings.


If there are wetlands or a waterway near the property, you may wish to contact your local EPA office, to check on any restrictions or requirements.


In the event that there are electronic systems, water conditioner system(s), solar assist systems, hot tub/whirlpool units, sub-panel electric feeds, or other non-standard systems installed within the home, it is critical that you have the seller provide you with a complete demonstration of their use, providing operating manuals and instructions as appropriate. Inspection companies are not responsible, in any way or manner, for these non-standard systems.

Remember if you don’t focus on the walk-through, surprises that could turn up later will be at your expense. If you are not comfortable doing the walk-through alone, hire us to accompany you. These inspections generally take less time and cost less than a full home inspection. Call us for a quote.