What the Larchmont reports found
Lou’s two summaries flagged 19 items Repair or Replace, most for the exterior (7), roof, chimney and attic (6) and kitchen (2). Each report, newest first, as Lou wrote it up.
2021, a colonial, about 55 years old: 10 items flagged: 4 roof, chimney and attic; 4 exterior; 2 rooms. As recorded: gable roof, architectural and asphalt/fiberglass, seen from: walked roof, framed with 2 x 6 rafters; attic: attic hatch in 2nd floor hall closet, 4" fiberglass insulation, gable vents, soffit vents and thermostatically controlled fan ventilation; brick and wood shingle full brick and cedar siding, chimney: brick; masonry block foundation, 2 x 10 and 6"x8" wood main beam floor framing, supporting walls; partially insulated ducts, 50 gallon (2-3 people) gas (quick recovery) water heater (basement and utility room); 100-amp circuit breakers (Murray), romex and BX wiring, copper supply pipes, public water, air conditioner unit; casement, sliders and thermal/insulated windows, carpet, hardwood t&g and tile floors, wood cabinets, granite counters. Flagged, in Lou’s words: “Garage roof is about 8-10 years old with one layer”; “Rear upper flat roof section needs silver roof paint”; “No gutter guard on all gutters”; “Gutters full of acorn from large oak tree in yard”; “Rear leader drain clogged with acorn”; “Extra insulation needed between joists in attic”; “Only 4" insulation placed between ceiling joists”; “Right side has damaged wood shingle near lower window and by gable vent”; “Rear basement difficult to close, hits striker plate”; “Safety Item: Rear basement step top platform is very slippery”; “Rear Basement entrance lower platform filled with acorn debris”; “Rear basement steps side walls, cracked both sides from frost heaving”; “Front concrete stoop, platform, cracked at railing posts”; “Two loose cobble stone right front raised flower bed”; “Oak tree overhanging rear upper roof section. Acorn damaging roofing material and clogging gutters”; “Vegetation overcrowding A/C condenser”; “Safety Item: Trip hazard from wood forms for pavers, left rear”; “Asphalt driveway is cracked and needs sealer”; “Tree damage wood stockade fence right rear”; “Floor tile cracked from side door to refrigerator area”. Also noted: “Stopper in sink base cabinet”; “Shower hand held wand does not work”; “Two ceiling lights don't work”; “Exhaust fan hose in attic, too long”; “Set in basement closet under steps”. On the day: 85°F, clear, hot and humid, damp ground, rain in the three days before. Not inspected that day: ceilings; floors; insulation under floor system. Not present in this house: gas/lp firelogs and fireplaces; solid fuel heating devices; sump pump; vapor retarders.
2020, a colonial, about 98 years old: 9 items flagged: 3 exterior; 2 roof, chimney and attic; 2 kitchen. As recorded: gable roof, 3-tab fiberglass and asphalt/fiberglass, seen from: ground, framed with 2 x 6 rafters and 2 x 10 rafters; attic: walk up stairs, light in attic and no storage, below and r-19 insulation, ridge vents, soffit vents and thermostatically controlled fan ventilation; wood shingle look and block and mortar wood, full brick and cedar siding, chimney: brick; masonry block and poured concrete old section foundation, 2 x 8 and 2"x 12"x 3ea main wood beam floor framing, steel lally columns; hydronic heat on natural gas, 50 gallon (2-3 people) gas (quick recovery) water heater (basement and utility room); 200-amp circuit breakers (General Electric # Tm40bc and Square D # Qo30m150), romex and BX wiring, copper supply pipes, public water, air conditioner unit; casement, thermal/insulated and awning windows, hardwood t&g, carpet and pine t & g floors, wood cabinets, granite counters. Flagged, in Lou’s words: “Right rear lower leader pipe should be extended down to lower gutter”; “Left rear lower gutter is leaking at corner”; “Left rear lower leader pipe should be extended down to lower gutter”; “Large tree in front, all gutters need gutter guard”; “Right side attic window is original, single pane inefficient, has water damage, left side glass pane is broken, needs paint and difficult to open”; “Right side storm door does not latch”; “Elevated rear wood deck is not secured to tree stump”; “Rear wood deck needs water proofing”; “Stone steps to rear deck do not have railing”; “Stone steps to rear deck difficult to navigate, steps missing”; “Rear paver patio corner paver is loose”; “Front brick stoop cracked left side”; “Front stoop blue stone treads are loose”; “Left side blue stone treads three are loose”; “Rear flag stone steps riser cracked”; “Safety Hazard: Front concrete walkway is raised in two places”; “Front paver walkway is raised from tree roots”; “Right side walkway is incomplete”; “Driveway, brick retaining wall does not have weep holes”; “Driveway pavers are not cemented down to any sub base and have moved forward into trough drain”. Also noted: “Old left side roof section visible in attic”; “Too cold to test attic fan, thermostat does not register below 70 degrees”; “Front blue stone flagging walkway has cracked joints and loose stones”; “Large tree right front is overhanging and leaning toward house”; “Tree stump near curb is trip hazard”; “Placed in basement closet rear center at 12:10 PM”. On the day: 34°F, clear, damp ground, no rain in the three days before; the house faces NE. Not present in this house: food waste disposer; gas/lp firelogs and fireplaces; instant hot water; insulation under floor system; microwave cooking equipment; range hood; trash compactor; vapor retarders.
“Flagged” is HomeGauge’s Repair or Replace mark, not a verdict on the house. See a complete report.
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