Home inspector in Cobble Hill, NY

What the Cobble Hill reports found

Lou’s three summaries flagged 27 items Repair or Replace, most for the exterior (11), rooms (7) and kitchen (5). Each report, newest first, as Lou wrote it up.

2025, a brownstone, about 126 years old, a townhouse: 6 items flagged: 2 exterior; 1 kitchen; 1 rooms. As recorded: flat roof, rubber membrane, seen from: walked roof; attic: no storage, skylight vent ventilation; brick and cement stucco full brick siding, chimney: brick; brick foundation, 3"x 9" and 4"x 9" floor framing, supporting walls; insulated ducts, 65 gallon gas (quick recovery) water heater (basement and utility room); 200-amp circuit breakers (Siemens), BX wiring, ductile iron 4" supply pipes, public water, heat pump forced air; double-hung and thermal/insulated windows, carpet, hardwood t&g and ceramic tile floors, laminate cabinets, soap stone counters. Flagged, in Lou’s words: “Rear garden floor door, upper pin lock is stuck to open double doors and door hits lower saddle”; “Rear kitchen door hits lower saddle”; “Left side of front stoop step is chipped”; “Rear steel deck railing and stairs only has shop coat”; “Safety Item: Microwave is leaking radiation at 6.2 on left side and unit does not shut down when door is opened”; “As tested with my Itti HT-M2 Microwave leakage detector”; “Garden floor front window lock is broken”; “Hall door hits frame and is difficult to open and close”; “Front Breezeway Hatch in front patio does leak water into basement”; “Fireplace smoke shelf is not deep enough for good up draft”; “Smoke from Regin 45 Second Smoke Emitter even though very close to damper billowed around before drafting upward”; “Fireplace damper full of creosote and doesn't close completely”. Also noted: “Washer does have Flood Stop washer automatic water shut off valves with alarm and drip pan”; “Extra Info : Central Fan on roof for all bathrooms”; “Light is out on shower ceiling”; “Grundfous hot water delivery pump”; “Safety Item: Water heater does not have TPR pipe extension”; “Gas Fired water heaters typically last about 13 years on average depending on temperature setting and use”; “Safety Item: Could not find fire sprinkler system spare spray nozzle box with wrench”; “Safety Item: Whole house ground is on water main”; “Main panel in basement left front wall, next to electric meter”; “Safety Item: Boiler expansion tank needs a hanger to support weight to pipe above not a piece of wire”.

2021, a town home, about 121 years old, a three-family house: 11 items flagged: 4 exterior; 4 kitchen; 3 rooms. As recorded: flat roof, rubber membrane, seen from: walked roof, framed with 2 x 12 steel channel rafters; attic: no attic access and no storage, none found ventilation; rock and mortar and brick full brick siding; brick, rock and underpinning foundation, 2 x12 steel channel floor framing, supporting walls; electric radiant cellar baths heat on electric and four, insulated ducts, 80 gallon (plenty) electric water heater (basement and utility room); 200-amp x 3 and 150-amp for plp circuit breakers (Eaton), romex and BX wiring, copper supply pipes, public water, heat pump forced air; double-hung and thermal/insulated windows, hardwood t&g and tile floors, laminate and wood cabinets, quartz counters. Flagged, in Lou’s words: “At rear basement entrance, concrete spalled around drain pipe”; “Rear basement sliding glass door handle is loose”; “Rear kitchen exterior door does not dead bolt”; “Red primer showing at base of patio railing”; “Rear drain at bottom of basement stairs is full of debris and no steel grate present”; “Kitchen left side window won't unlock”; “Kitchen middle window won't self lock”; “Glass railing at top of both landings need solid spacer to prevent panels from vibrating”; “Roof top door handle needs stopper to protect sheetrock”; “Cellar right front window does not lock”; “Toilet paper holder bracket is loose”; “Ceramic floor has grout stains”. Also noted: “Whole house trap in basement left front room behind panel”; “Water utility room full of construction material, paint and compound cans”; “Main panels in basement utility room”; “Sub panel in basement and cellar floors”; “See infrared photos of electric radiant heat in cellar front and rear baths”; “Air filters clogged with construction dust”; “Alcohol fireplace in living room”.

2021, a town home, about 101 years old, a three-family house: 10 items flagged: 5 exterior; 3 rooms; 1 roof, chimney and attic. As recorded: flat roof, asphalt/fiberglass, seen from: walked roof; attic: no attic access and no storage, passive ventilation; brick full brick and stucco siding, chimney: brick; brick and rock foundation, brick piers; non-insulated ducts, 50 gallon gas (quick recovery) water heater (basement and utility room); 70-amp plp and 40-amp x 4 circuit breakers (Cutler Hammer and Federal Pacific), BX wiring, copper supply pipes, public water, air conditioner unit; double-hung, single pane and thermal/insulated windows, hardwood t&g and tile floors, laminate cabinets, granite counters. Flagged, in Lou’s words: “During renovations, fireplace chimneys will have to be stainless steel lined”; “Existing roof hatch closes with flimsy hook and eye bolts”; “Roof hatch is heavy and not a burglar deferent”; “Skylight frame is very rusty”; “Brick under stucco is cracked causing crack in stucco”; “Front basement breezeway door is very rusted on bottom”; “Fire Safety Item: Front 1st floor entrance door is locked and blocked by a bed”; “Front windows have original single pane glass wood windows on outside and dual pane glass windows on inside”; “Rear deck and hand rails needs to be cleaned and water proofed”; “Safety Item: Rear deck top step is week and gives under foot”; “Deck hand rail is covered with galvanized steel that is rusted on left side”; “Right side deck rail needs to be painted to avoid water damage and splinters”; “Rear steel 2"x 2" support columns are rusted”. Also noted: “Main roof is about 10 years old and painted silver”; “Rear lower roof is about 15 years old painted silver”; “Water puddling near rear gutter, main roof”; “Rear lower roof tree debris near down spout and cracks in roofing material”; “Sump pump for washer and slop sink in basement”; “If bathroom is installed in basement a sewage ejection pump will have to be installed in place of sump pump”; “Insulation is worn on refrigerant tubbing near A/C condenser”; “Broken metal flex tubing on rear side of air-handler in basement”; “Hot water heat exchange in air handler pipes are not insulated”; “Only on 1st and 2nd floors”.

“Flagged” is HomeGauge’s Repair or Replace mark, not a verdict on the house. See a complete report.

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