I just received the results from an inspection on a house I closed on (REO). My first flip and I'm trying to interpret these results to make sure I budget correctly. Any initial thoughts and budget numbers you (experienced renovators) could share would be incredibly helpful!
Matt
Inspection Report: Well
After inspecting the plumbing and noted the disconnected pipe feeding the domestic water. I made sure the water storage drain was open and it was. I turned on the circuit breaker and attempted to run the well pump, to no avail. I recheck the circuit breaker and made sure that the disconnect was properly installed. And still no water. At which time I call for my partner to bring me a VOM to test for power. Once I determined we had a power issue I further investigated the problem. I found that there is a generator disconnect switch and it was switched to run the well on a generator and not the normal house current. Once I corrected the switch I again tested the well for water. I only ran the well pump long enough to determine it was running and until a small amount of water was discharged. I left the drain valve open to allow water to drain out and return itself to its winterized state.
Please note that the well pump runs and delivers water, no claim to actual ability of the well, or the pump to deliver a useable amount of water to support this house is being made. Dewinterizing and connecting of disconnected plumbing and repairing of any unknown leaks in the plumbing system would need to be done to determine usability.
Inspection Report: Septic
I first went to the town building department to see if they had a copy of the as built for the septic (attached). Fortunately they did and it aided in locating the septic tank and fields.
I uncovered the tank access port and looked inside. The influent level appeared to be normal; the baffles seemed to be in order. Due to the influent height it was hard to get a though inspection of the baffles. To get a better look inside tank and its baffles the tank would first need to be pumped, at which time the pump truck operator would do an inspection of the tank and both file and supply a copy of the form required by Westchester County health Department when tanks are pumped. The fields showed no signs of failure, however they have not been being used for some time and that area is quite over grown. It should be noted that the influent appeared to have what appeared to be clean water in it which may indicate that water is infiltrating the tank from outside sources.
To determine if the fields are functioning according to their design parameters both the plumbing and well would need to be dewinterized and large amounts of water would need to be run into the system. At this point dye testing could be used to test the fields.
Inspection Report: Plumbing
I inspected all of the exposed plumbing in the boiler room, water storage tank room, under the sinks in the kitchen and bathrooms (4), the toilets. Having dewinterized a number of houses in the past I was surprised that I did not notice any visible signs of frozen pipes. I did notice however that a water filter in the water tank storage room was broken, I assume from freezing. Also in the water tank storage room was a disconnected pipe that feeds the house its domestic water. (pictures attached for both). Also the cold water valve on the outdoor shower does not appear to be working. I should note that most faucets and drains were open as they remain today. I attempted to pressure test the plumbing, I first tested my attachment for leaks and then exposed the system to compressed air. I was unable to get a pressure build up in the system and explored for possible leaks, I had already isolated the disconnected pipe and filter so they were not the cause. I was able to detect air flow even in the upstairs bathrooms but no buildup of pressure. When the air compressor was not running I could hear bubbling in the hot water heater.
It might be advisable to replace the hot water heater and dewinterize the system to check for leaks that maybe hidden behind walls and ceilings. This would require reattaching the main water line in the water storage room as well.
