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HomeMy WebLinkAboutCamp_street_193_unit_D6_yarmouth-Report-2118801Gibson Home Inspection Property Inspection Report Inspector: Skip Gibson, Gibson Home Inspection Cover Page 193 Camp Street Unit D6, West Yarmouth, MA Inspection prepared for: Amy Hirst Date of Inspection: 7/17/2025 Time: 2:30 - 3:30 PM Weather: Cloudy, 85 Degrees Inspector: Skip Gibson MA HIL #405 298 Oakmont Road, Yarmouthport, MA 02675 Phone: 508-362-1796 Email: jamiegibson@gibsonhome.com Gibson Home Inspection 193 Camp Street Unit D6, West Yarmouth, MA Page 1 of 25 Table Of Contents Table Of Contents Report Summary 2-3 Inspection Details 4 Interior Areas 5 Kitchen 6-7 Heat/AC 8-9 Water Heater 10 Roof 11-12 Attic 13-14 Foundation 15 Grounds 16-17 Basement/Crawlspace 18-22 Primary Bathroom 23 Bathroom 1 24 Glossary 25 Gibson Home Inspection 193 Camp Street Unit D6, West Yarmouth, MA Page 2 of 25 Report Summary Report Summary The summary below consists of potentially significant findings. These findings can be a safety hazard, a deficiency requiring a major expense to correct or items I would like to draw extra attention to. The summary is not a complete listing of all the findings in the report, and reflects the opinion of the inspector. Please review all pages of the report as the summary alone does not explain all of the issues. All repairs should be done by a licensed & bonded tradesman or qualified professional. I recommend obtaining a copy of all receipts, warranties and permits for the work done. Kitchen Page 6 Item: 1 Cabinets • I did not see an active from the kitchen faucet at the time of the inspection but looking inside the cabinet at the bottom of counter top where the sink is attached there was a dark stain from past leaks and what appeared to be some organic matter on the sides of the sink base cabinet. Recommend have these areas cleaned and sanitized. See pictures. Heat/AC Page 8 Item: 2 Venting • The gas furnace and hot water tank for the unit inspected and two similar gas appliances that appear to be for the unit to the left of the one inspected combined together to vent into a wood framed chimney that runs up the back of the building. A concrete block wall was built where the poured foundation jogs out to support the chimney. I opened up the metal clean out door at the base of the concrete block chimney and it was full organic matter - leaves/pine needles and what appeared to be a recently deceased squirrel with his fur still intact. The chimney needs to be evaluated to see how the animal gained entry and to prevent further organic matter debris from coming inside. Wildlife particularly squirrels trying to make a nest could block the products of combustion from escaping leading to a carbon monoxide issue by the gas fired furnaces and hot water tanks in the basement. If not currently installed it is recommended to have carbon monoxide detectors placed in the basement near all of the gas fired appliances. See pictures. Page 9 Item: 5 Filters • I tried to remove the front covers on the furnace to try and locate the furnace filter but the cover was taped and appeared to be fastened with a screw. It looks like galvanized sheet metal for the cold air return runs down and under the furnace. The concern is with the high humidity in the basement a paper/cardboard framed type filter would come apart and become bowed or distorted which would not filter the air properly coming through from the cold air returns and any voids in the ductwork would allow contaminants from the basement environment to pass through into the conditioned spaces above through the registers. It is recommended to evaluate the entire ductwork connected to the furnace and replace what may not be properly installed and have the ductwork cleaned by a professional duct cleaning service. Gibson Home Inspection 193 Camp Street Unit D6, West Yarmouth, MA Page 3 of 25 Basement/Crawlspace Page 18 Item: 2 Insulation • Rodent nests observed in the fiberglass insulation. Recommend removing the fiberglass insulation, clean the areas thoroughly and have the mass save energy program install spray foam insulation around the perimeter on top of the foundation. Recommend seal up gaps and cracks to prevent future infestation and consulting with a pest specialist to eliminate any present rodent infestation. Page 20 Item: 6 Slab Floor • Concrete floor. • Standing water noted on slab at time on inspection, review and repair needed to prevent possible water damage. Page 21 Item: 7 Drainage • Most basements on Cape Cod need to have a dehumidifier run at least part of the year. The basement at the time of the inspection was suffering from a very high level of humidity. The increased humidity coupled with the odors from the mouse infestation in the fiberglass insulation and an apparent neighbor units cat litter box is resulting in an unpleasant odor best described as a urine smell. It is recommended to apply more insulation on cold water piping set up a commercial dehumidifier capable of reducing the humidity level in the entire basement. The dehumidifier needs to be run as needed to keep the humidity level inside the basement in a proper range to avoid any indoor air quality issues. • Improve: It is advised to purchase a humidity gauge to monitor the levels of humidity. Typical levels are 35 to 45% during the heating season and 45 to 55% during the cooling season. Page 22 Item: 9 Basement/Crawlsp ace Ductwork • Recommend evaluation of the existing basement ductwork to seal any gaps/ replace worn or missing ductwork insulation and relieve any of the flex ducting that may be crimped slightly reducing air by an HVAC technician. See pictures. • Ductwork for the furnace appears to have been altered/modified/replaced since original construction. Some flex duct observed supported by cotton rope. Insulation on some of the sheet metal duct was coming apart and it looks like regular duct tape was used which was also working loose. Debris noted in the cold air return in the dining room area. The ductwork should be evaluated by an HVAC contractor and modified/adjusted/replaced as needed to make sure it is intact, free of debris and allergens. Any gaps or voids in the ductwork could allow the contaminated air in the basement to cycle through to the living space above. Bathroom 1 Page 24 Item: 4 Toilets • The toilet handle was loose and had to be held down to evacuate the bowl and the flapper will likely need replacing as it appears to not be creating a good seal. Gibson Home Inspection 193 Camp Street Unit D6, West Yarmouth, MA Page 4 of 25 Inspection Details INTRODUCTION: We appreciate the opportunity to conduct this inspection for you! Please carefully read your entire Inspection Report. Call us after you have reviewed your report, so we can go over any questions you may have. Remember, when the inspection is completed and the report is delivered, we are still available to you for any questions you may have, throughout the entire closing process. Properties being inspected do not "Pass" or "Fail.” - The following report is based on an inspection of the visible portion of the structure; inspection may be limited by vegetation and possessions. Depending upon the age of the property, some items like GFCI outlets may not be installed; this report will focus on safety and function, not current code. This report identifies specific non-code, non-cosmetic concerns that the inspector feels may need further investigation or repair. For your safety and liability purposes, we recommend that licensed contractors evaluate and repair any critical concerns and defects. Note that this report is a snapshot in time. We recommend that you or your representative carry out a final walk-through inspection immediately before closing to check the condition of the property, using this report as a guide. 1. Attendance In Attendance: Client present • Fully Participated 2. Home Type Home Type: Townhouse style apartment. 3. Occupancy Occupancy: Occupied - Furnished • The utilities were on at the time of inspection. Gibson Home Inspection 193 Camp Street Unit D6, West Yarmouth, MA Page 5 of 25 Interior Areas The Interior section covers areas of the house that are not considered part of the Bathrooms, Bedrooms, Kitchen or areas covered elsewhere in the report. Interior areas usually consist of hallways, foyer, and other open areas. Within these areas the inspector is performing a visual inspection and will report visible damage, wear and tear, and moisture problems if seen. Personal items in the structure may prevent the inspector from viewing all areas on the interior. The inspector does not usually test for mold or other hazardous materials. A qualified expert should be consulted if you would like further testing. 1. Closets The tenant was using chemical desiccant containers to absorb the moisture. The basement had so much humidity that some of that moisture is coming up into the living spaces and bringing a very unpleasant odor. 2. Wall Condition The interior looked recently painted but there was an unpleasant in all the rooms. The odor appears to be coming up from the basement. Gibson Home Inspection 193 Camp Street Unit D6, West Yarmouth, MA Page 6 of 25 Kitchen The kitchen is used for food preparation and often for entertainment. Kitchens typically include a stove, dishwasher, sink and other appliances. 1. Cabinets Observations: • I did not see an active from the kitchen faucet at the time of the inspection but looking inside the cabinet at the bottom of counter top where the sink is attached there was a dark stain from past leaks and what appeared to be some organic matter on the sides of the sink base cabinet. Recommend have these areas cleaned and sanitized. See pictures. Microbial growth noted inside the sink base cabinet. 2. Counters The backside of the counter top particle board type material was dark from what appears to be a past leak before the faucet was replaced. Gibson Home Inspection 193 Camp Street Unit D6, West Yarmouth, MA Page 7 of 25 3. Sinks Eventually most kitchen sinks leak at either the faucet or the drain connection. Gibson Home Inspection 193 Camp Street Unit D6, West Yarmouth, MA Page 8 of 25 Heat/AC The heating, ventilation, and air conditioning and cooling system (often referred to as HVAC) is the climate control system for the structure. The goal of these systems is to keep the occupants at a comfortable level while maintaining indoor air quality, ventilation while keeping maintenance costs at a minimum. The HVAC system is usually powered by electricity and natural gas, but can also be powered by other sources such as butane, oil, propane, solar panels, or wood. The inspector will usually test the heating and air conditioner using the thermostat or other controls. For a more thorough investigation of the system please contact a licensed HVAC service person. 1. Heater Condition Materials: Location: • The furnace is located in the basement. Observations: • The furnace in the basement was inspected visually briefly and not operated at the time of the inspection. I tried to remove the front cover but it appears to have had some tape applied and possibly secured with a screw. 2. Venting Observations: • **VENTING MATERIALS** • Metal single wall chimney vent pipe noted. • The gas furnace and hot water tank for the unit inspected and two similar gas appliances that appear to be for the unit to the left of the one inspected combined together to vent into a wood framed chimney that runs up the back of the building. A concrete block wall was built where the poured foundation jogs out to support the chimney. I opened up the metal clean out door at the base of the concrete block chimney and it was full organic matter - leaves/pine needles and what appeared to be a recently deceased squirrel with his fur still intact. The chimney needs to be evaluated to see how the animal gained entry and to prevent further organic matter debris from coming inside. Wildlife particularly squirrels trying to make a nest could block the products of combustion from escaping leading to a carbon monoxide issue by the gas fired furnaces and hot water tanks in the basement. If not currently installed it is recommended to have carbon monoxide detectors placed in the basement near all of the gas fired appliances. See pictures. 3. Air Supply Lifting up the cold air return register in the dining area revealed dirt and debris inside the ductwork. Gibson Home Inspection 193 Camp Street Unit D6, West Yarmouth, MA Page 9 of 25 4. Registers Recommend have the ductwork cleaned and Inspected by an HVAC technician to replace/connect/better support any loose or improper connections in the basement. 5. Filters Observations: • I tried to remove the front covers on the furnace to try and locate the furnace filter but the cover was taped and appeared to be fastened with a screw. It looks like galvanized sheet metal for the cold air return runs down and under the furnace. The concern is with the high humidity in the basement a paper/cardboard framed type filter would come apart and become bowed or distorted which would not filter the air properly coming through from the cold air returns and any voids in the ductwork would allow contaminants from the basement environment to pass through into the conditioned spaces above through the registers. It is recommended to evaluate the entire ductwork connected to the furnace and replace what may not be properly installed and have the ductwork cleaned by a professional duct cleaning service. Gibson Home Inspection 193 Camp Street Unit D6, West Yarmouth, MA Page 10 of 25 Water Heater 1. Venting The hot water tank is venting the products of combustion along with the furnace into the base of the chimney. Gibson Home Inspection 193 Camp Street Unit D6, West Yarmouth, MA Page 11 of 25 Roof As with all areas of the house, we recommend that you carefully examine the roof immediately prior to closing the deal. Note that walking on a roof voids some manufacturer’s warranties. Adequate attic ventilation, solar / wind exposure, and organic debris all affect the life expectancy of a roof. Always ask the seller about the age and history of the roof. On any home that is over 3 years old, experts recommend that you obtain a roof certification from an established local roofing company to determine its serviceability and the number of layers on the roof. We certainly recommend this for any roof over 5 years of age. Metal roofs in snow areas often do not have gutters and downspouts, as there is a concern that snow or ice cascading off the roof may tear gutters from the house. Likewise, be advised that such cascading may cause personal injury or even death. If this house has a metal roof, consult with qualified roofers or contractors regarding the advisability of installing a damming feature which may limit the size and amount of snow / ice sliding from the roof. 1. Roof Condition Materials: The roof was visually inspected from the ground. Materials: Asphalt shingles noted. 2. Chimney The chimney needs a thorough inspection as there appears to be a recent critter that looks like a squirrel that entered and fell down inside the chimney and was visible from the metal clean out door behind the furnace.The squirrel may have chewed a hole somewhere in the wood framing of the chimney or entered through the cap if there is an opening. The clean out door behind the furnace in the basement was full of debris. Gibson Home Inspection 193 Camp Street Unit D6, West Yarmouth, MA Page 12 of 25 There appears to be a dead squirrel in the clean out door in the basement behind the furnace. 3. Gutter Observations: • The unit had 5 inch aluminum seamless gutters. They looked in good condition but like any gutter system. They need to be kept clean and evaluated to make sure the downspouts are connected and being directed to the best area for water to drain away. The front right downspout had an extension but the back corner downspout did not and water was puddling close to the foundation.Having the grading of the soil sloped away on all sides of the foundation combined with a good working gutter system will allow the foundation to be in contact with relatively dry soil which in turn can help reduce humidity levels in the basement. See pictures. Light rain at the time of the inspection revealed some water flow to the front right down spout extension., The back downspout elbow is discharging water close to the foundation. I'm not a fan of having the lawn up close to the building. Damage can occur from lawn maintenance equipment including disturbing the downspouts/elbows and extensions. It appears the building has irrigation system and if in operation with the lawn close to the building you can be watering the house and saturating the soil next to the foundation. Gibson Home Inspection 193 Camp Street Unit D6, West Yarmouth, MA Page 13 of 25 Attic This report describes the method used to inspect any accessible attics; and describes the insulation and vapor retarders used in unfinished spaces when readily accessible and the absence of insulation in unfinished spaces at conditioned surfaces. Inspectors are required to inspect insulation and vapor retarders in unfinished spaces when accessible and passive/mechanical ventilation of attic areas, if present. 1. Access Observations: • **Location of access** • Scuttle Hole located in: • Bedroom ceiling. 2. Structure Observations: • The roof framing looked in good condition. The attic framing looked in good condition and I saw no evidence of organic matter build up. The plywood sheathing looked clean. 3. Attic Plumbing Observations: • PVC plumbing vents 4. Insulation Condition Materials: Blown in cellulose insulation noted. Gibson Home Inspection 193 Camp Street Unit D6, West Yarmouth, MA Page 14 of 25 Blown in cellulose insulation observed. Gibson Home Inspection 193 Camp Street Unit D6, West Yarmouth, MA Page 15 of 25 Foundation This report describes the foundation, floor, wall, ceiling and roof structures and the method used to inspect any accessible under floor crawlspace areas. Inspectors inspect and probe the structural components of the home, including the foundation and framing, where deterioration is suspected or where clear indications of possible deterioration exist. Probing is not done when doing so will damage finished surfaces or when no deterioration is visible or presumed to exist. Inspectors are not required to offer an opinion as to the structural adequacy of any structural systems or components or provide architectural services or an engineering or structural analysis of any kind. Despite all efforts, it is impossible for a home inspection to provide any guaranty that the foundation, and the overall structure and structural elements of the building is sound. 1. Foundation Walls Observations: • Efflorescence observed; this is a mineral deposit left behind from exterior water infiltration. Water stains noted on the foundation and wet spots on the concrete slab. Water stains and efflorescence noted around the perimeter of the property which is raising the humidity level. Gibson Home Inspection 193 Camp Street Unit D6, West Yarmouth, MA Page 16 of 25 Grounds Inspectors shall inspect adjacent or entryway walkways, patios, and driveways; vegetation, grading, surface drainage, and retaining walls that are likely to adversely affect the building. 1. Grading Observations: • Lot grading and drainage have a significant impact on the building, simply because of the direct and indirect damage that moisture can have on the foundation. It is very important, therefore, that surface runoff water be adequately diverted away from the home. Lot grading should slope away and fall a minimum of one (1) inch every foot for a distance of six (6) feet around the perimeter of the building. • There are some low spots along the foundation. Recommend adding additional backfill to create the proper slope away from the house to allow for effective drainage. Areas of low grading noted by the foundation. It is important to have a positive slope away from the foundation on all sides as best as practical to let gravity drain roof and surface rainwater away from the building. Low grading observed around most of the perimeter of the foundation. Moss like growth indicates dampness. The longer the foundation sits in wet soil then it will absorb some of the moisture which in turn will raise the humidity in the basement. 2. Vegetation Observations Observations: • Tree limbs within 10 feet of roof should be trimmed away to provide air and sunlight to roof, while minimizing debris & dampness. Gibson Home Inspection 193 Camp Street Unit D6, West Yarmouth, MA Page 17 of 25 Recommend thin out the vegetation in the front of the building to allow more sunlight and air flow. It is important to let the building and surrounding landscaping dry out quickly after it rains. It is recommended to trim back tree limbs away from the building to prevent debris getting in the gutters. I found a dead squirrel in the bottom of the chimney behind the clean out door in the basement and tree limbs close to a building makes it easier for the squirrels to jump on the roof. 3. Sprinklers Water was dripping off the cold water piping that connects to the irrigation system in the basement. Gibson Home Inspection 193 Camp Street Unit D6, West Yarmouth, MA Page 18 of 25 Basement/Crawlspace 1. Walls Materials: **BASEMENT** • The basement was unfinished but had wood framed walls to separate the basement area under the unit inspected from the other units and create a continuous corridor in the back where all the mechanicals are located that has access from the exterior bulkhead. These walls are open on the top and air from the entire basement can flow into this units space. Observations: • The building had a poured concrete foundation system with exposed concrete block in the back under the chimney. Water stains on the foundation noted. 2. Insulation Observations: • Signs that rodents have nested in and disturbed the insulation in the basement crawlspace areas between the floor joists. Recommend removing the fiberglass insulation, clean the areas thoroughly and have the mass save energy program install spray foam insulation around the perimeter on top of the foundation. Suggest have a local pest company out and install rodent snap traps and or bait stations as needed. Recommend have them seal up gaps and cracks to prevent future infestation. See pictures. • Rodent nests observed in the fiberglass insulation. Recommend removing the fiberglass insulation, clean the areas thoroughly and have the mass save energy program install spray foam insulation around the perimeter on top of the foundation. Recommend seal up gaps and cracks to prevent future infestation and consulting with a pest specialist to eliminate any present rodent infestation. It appears mice have been nesting in the fiberglass insulation. Droppings and urine stains noted on the plastic vapor barrier. The basement had a very unpleasant odor which appears to be from mice that nested in the insulation and other occupants of the building that had a cat litter container visible which appears to be the source of the cat urine odor smell. Gibson Home Inspection 193 Camp Street Unit D6, West Yarmouth, MA Page 19 of 25 Standing water was noted sitting on the plastic vapor barrier attached to the framing under the insulation. This is to the left of the washer and dryer. Picture showing some of the water sitting on top of the plastic vapor barrier. Under the right temperature and humidity conditions certain types of fungus can start to develop. 3. Plumbing Materials Observations: • Copper • PVC • The water meter and service entrance pipe comes into the basement of the unit inspected. Most of the piping has been covered with insulation but due to the extreme humidity conditions the pipes were sweating with water dripping off onto the floor and visible moisture on the pipes and saturating through the pipe wrap insulation. Due to the high humidity water was condensating off of the cold water piping. Condensate drip line on the floor underneath the cold water piping that runs through the back of the basement. Gibson Home Inspection 193 Camp Street Unit D6, West Yarmouth, MA Page 20 of 25 All exposed shut off handles and copper piping were sweating with condensation. Water was dripping through the pipe wrap insulation. 4. Basement Electric Observations: • The basement had lighting. 5. Access Materials: Interior stairway noted. • "Bilco" style exterior entrance. Most bulkheads will leak during a rainstorm. 6. Slab Floor Observations: • Concrete floor. • Standing water noted on slab at time on inspection, review and repair needed to prevent possible water damage. Gibson Home Inspection 193 Camp Street Unit D6, West Yarmouth, MA Page 21 of 25 Looking through the chicken wire dividing individual storage units from the back hallway I could see water on the floor. 7. Drainage Observations: • Most basements on Cape Cod need to have a dehumidifier run at least part of the year. The basement at the time of the inspection was suffering from a very high level of humidity. The increased humidity coupled with the odors from the mouse infestation in the fiberglass insulation and an apparent neighbor units cat litter box is resulting in an unpleasant odor best described as a urine smell. It is recommended to apply more insulation on cold water piping set up a commercial dehumidifier capable of reducing the humidity level in the entire basement. The dehumidifier needs to be run as needed to keep the humidity level inside the basement in a proper range to avoid any indoor air quality issues. • Improve: It is advised to purchase a humidity gauge to monitor the levels of humidity. Typical levels are 35 to 45% during the heating season and 45 to 55% during the cooling season. 8. Framing Observations: • **JOISTS** • Appears Functional. Gibson Home Inspection 193 Camp Street Unit D6, West Yarmouth, MA Page 22 of 25 A stud wall was built to divide the portion of the basement under the unit inspected to the next basement area. Plywood was attached but there are gaps between the joists where the soiled air from the other units can flow through. 9. Basement/Crawlspace Ductwork Observations: • Recommend evaluation of the existing basement ductwork to seal any gaps/ replace worn or missing ductwork insulation and relieve any of the flex ducting that may be crimped slightly reducing air by an HVAC technician. See pictures. • Ductwork for the furnace appears to have been altered/modified/replaced since original construction. Some flex duct observed supported by cotton rope. Insulation on some of the sheet metal duct was coming apart and it looks like regular duct tape was used which was also working loose. Debris noted in the cold air return in the dining room area. The ductwork should be evaluated by an HVAC contractor and modified/adjusted/replaced as needed to make sure it is intact, free of debris and allergens. Any gaps or voids in the ductwork could allow the contaminated air in the basement to cycle through to the living space above. Recommend having an HVAC company come out to review the existing ductwork. Rope was being used to support some of the flex duct. Gibson Home Inspection 193 Camp Street Unit D6, West Yarmouth, MA Page 23 of 25 Primary Bathroom 1. Locations Locations: Primary Bathroom 2. Cabinets Observations: • The floor of the vanity cabinet was concave and likely past water leak occurred causing the particle board to sag. Some contact paper was applied over the top but the concern is if there's any residual water that entered underneath and caused any mold growth. It appears there was a past leak with the floor of the vanity cabinet settling down. 3. Toilets Observations: • The toilet handle felt loose and the flush mechanism may need replacing. Gibson Home Inspection 193 Camp Street Unit D6, West Yarmouth, MA Page 24 of 25 Bathroom 1 1. Locations Locations: Upstairs hall bathroom 2. Plumbing There was a leak on the drain connection to the sink in the upstairs hall bathroom. 3. Sinks Observations: • Active leak on the sink drain inside the cabinet that will need repair. See pictures. 4. Toilets Observations: • The toilet handle was loose and had to be held down to evacuate the bowl and the flapper will likely need replacing as it appears to not be creating a good seal. The toilet handle was loose and had to be held down for the unit to flush. Both bathroom toilets need to be serviced as the handle in the other bathroom also felt loose and the flapper should be checked as one appeared to be letting water by. Gibson Home Inspection 193 Camp Street Unit D6, West Yarmouth, MA Page 25 of 25 Glossary Glossary Term Definition Cellulose Cellulose insulation: Ground-up newspaper that is treated with fire-retardant. PVC Polyvinyl chloride, which is used in the manufacture of white plastic pipe typically used for water supply lines.