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 2 – Roof EDIT SECTION
2.5.1 – Plumbing Vent Pipes
CAPPED

Plumbing vents appear to be capped. When a plumbing vent stack is blocked up (by a cap, a birds nest or an ice cap), air is not available to the drain system to prevent siphon pressure on the water in the sink traps. Recommend a qualified contractor evaluate and repair or replace as needed. 

2.6.1 – Flue Gas Vent Pipes
INADEQUATE CLEARANCE – ROOF

One or more combustion appliance exhaust flue(s) did not extend far enough above the roof. To ensure proper draw, furnace flues should extend at least 3 feet above the roof, and 2 feet above any portion of the roof within 10 feet (measured horizontally). The correction could include the addition of a flue extension to encourage a proper draft.  A qualified contractor should evaluate and repair/replace as necessary.

2.6.2 – Flue Gas Vent Pipes
LOOSE

Flu pipe was loose and wobbly at the time of inspection. Recommend a qualified contractor evaluate and repair or replace as necessary

2.7.1 – Roof Drainage Systems
BENT/DAMAGED

Gutters were bent and/or damaged at the time of the inspection. 

This condition may cause problems by introducing excessive amounts of moisture to the soil beneath the foundation. Excessive moisture in soil supporting the foundation can affect its ability to support the weight of the structure above and may cause foundation damage from soil movement. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

 3 – Attic, Insulation and Ventilation EDIT SECTION
3.4.1 – Insulation in Attic
COMPRESSED – INSULATION

The insulation had been walked on or had stored items compressing it, which reduces the R-value.

Recommend a qualified contractor evaluate and repair or replace as needed.

3.7.1 – Exhaust System Vents
BATHROOM FAN EXHAUSTS INTO ATTIC

Bathroom vent duct terminated in the attic and did not vent to the exterior of property. 

 4 – Exterior EDIT SECTION
4.2.1 – Driveways
CRACKING – MINOR

Minor cracking was visible on the driveway in areas. Monitoring is the minimum recommendation. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

4.2.2 – Driveways
SPALLING

The driveway surface was spalling in areas. This condition will continue to degrade if not corrected. A qualified contractor should evaluate and repair or replace as necessary.

4.3.1 – Garage Door Exterior
DAMAGED – WEATHER STRIPPING

The exterior of the garage door has damaged weather stripping. A qualified contractor should inspect and repair as necessary and according to current standards.

4.4.1 – Wall-Covering, Flashing & Trim
PENETRATIONS

There were penetrations in areas of the siding at the time of inspection. Recommend applying appropriate sealant to these areas to prevent potential moisture or pest intrusion. A qualified contractor should further evaluate and repair or replace as necessary.  

4.4.2 – Wall-Covering, Flashing & Trim
INADEQUATE GROUND CLEARANCE

The distance between the bottom of wood components and the ground surface (or grade) was not sufficient. In locations that have little or no snow, the distance should be no less than 8 inches. In locations with significant lasting snow, the bottom of wood elements should be no less than 8 inches above the average snow depth. 

A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

4.4.3 – Wall-Covering, Flashing & Trim

PEELING PAINT

Peeling paint was present in areas. 

Recommend a qualified contractor should evaluate and repair or replace as needed.

4.4.4 – Wall-Covering, Flashing & Trim
SEAL GAPS AT INTERSECTIONS
MULTIPLE AREAS

Gaps at intersections of the siding, trim, and door and window openings, as well as any other holes in the siding, should be sealed with an appropriate sealant to prevent water penetration into the wall system. A qualified contractor should evaluate and repair or replace as necessary. 

4.4.5 – Wall-Covering, Flashing & Trim
TUCK POINTING NEEDED

A common maintenance task for brick masonry is the repair of mortar joints. The longevity of mortar joints will vary with the exposure conditions and the mortar materials used, but a life span of more than 25 years is typical. The longevity of brick, however, may well exceed 100 years. Consequently, occasional repair of the mortar joints is expected over the life of the brick masonry. It is our observation that the most common reason for repointing brick masonry is to improve water penetration resistance. Repointing deteriorated mortar joints is one of the most effective and permanent ways of decreasing water entry into brickwork. This is because the most common means of water entry into a brick masonry wall is through de-bonded, cracked or deteriorated mortar joints. A qualified contractor should evaluate and repair all areas as necessary.

4.6.1 – Exterior Doors
DAMAGE – WEATHER STRIPPING

An entry door had damaged or deteriorated weather stripping at the time of the inspection. A qualified contractor should evaluate, then repair or replace as advised.

4.6.2 – Exterior Doors
NOT LATCHING SECURELY

An entry door was not latching securely or not latching without use of a dead bolt. 

A qualified contractor should evaluate and repair or replace as needed. 

4.11.1 – Walkways
CRACKING – MINOR

Minor cracking was visible on the walkway(s) in areas. Monitoring is the minimum recommendation. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

4.11.2 – Walkways
HEAVING AND/OR SETTLING

The walkway(s) showed signs of heaving and/or settling in areas. Heaving is often caused by soil that has expanded in volume due to increased moisture content, or by wet soil which has expanded as it became frozen. Settlement is when the soil below a concrete slab is loose or it can no longer support the weight causing it to sink or crack.

  • This causes cracks in the concrete. 
  • This creates trip hazards that could result in injury. 

A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

4.13.1 – Sprinkler System Supply Line
CORRODED – SPRINKLER SUPPLY VALVES

The lawn sprinkler system supply valves appeared to be corroded and/or leaking at time of inspection. A qualified contractor should evaluate and repair/replace as necessary according to current standards.

4.21.1 – Roof Drainage – Downspouts & Extensions
EXTENSIONS DENTED/DAMAGED

Downspout extensions were dented or damaged in some areas at the time of inspection. This condition can cause a blockage and potential build up of moisture intrusion into the soil next to the foundation walls. This in turn can potentially cause hydro-static pressure against the foundation walls and create adverse results. Recommend further evaluation by a qualified contractor to repair or replace. 

4.21.2 – Roof Drainage – Downspouts & Extensions
EXTENSIONS TOO SHORT

One or more down spout extensions were too short. Recommend installing 6-8ft long (or greater as needed) extensions to divert rainwater runoff away from the property. 

 5 – Attached Garage EDIT SECTION
5.3.1 – Ceiling, Walls & Firewalls
MOISTURE INTRUSION – CEILING

Garage ceiling showed signs of current or past moisture intrusion. Moisture intrusion is visibly noted by the presence of water stains or efflorescence but can not tell whether the issue is active without further water testing.

Recommend a qualified contractor evaluate, and if active, make repairs as necessary to prevent further damage and/or mold.

5.3.2 – Ceiling, Walls & Firewalls
MOISTURE INTRUSION – WALLS

Garage walls showed signs of current or past moisture intrusion. Moisture intrusion is visibly noted by the presence of water stains or efflorescence but can not tell whether the issue is active without further water testing.

Recommend a qualified contractor evaluate, and if active, make repairs as necessary to prevent further damage and/or mold.

5.5.1 – Vehicle Door
MISSING – SAFETY RELEASE

The garage door was missing a safety release. 

The manual release handle of the garage door should be colored red so that it can be seen easily. The handle should be at a proper height where it’s easily reachable and not so low that it could be in contact with the top of a vehicle. 

Recommend a qualified contractor evaluate and replace the safety release as necessary.

5.6.1 – Vehicle Door 2
MISSING – SAFETY RELEASE

The garage door was missing a safety release. 

The manual release handle of the garage door should be colored red so that it can be seen easily. The handle should be at a proper height where it’s easily reachable and not so low that it could be in contact with the top of a vehicle. 

Recommend a qualified contractor evaluate and replace the safety release as necessary.

5.9.1 – Electrical Outlets & Fixtures
LOOSE – OUTLET

An electrical outlet was loose in the wall. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

 6 – Interior, Doors, Windows EDIT SECTION
6.2.1 – Ceilings & Walls

DAMAGED – WALLS

The walls showed signs of minor damage and wear.  A qualified contractor should evaluate and repair or replace as necessary.

6.2.2 – Ceilings & Walls

MOISTURE DAMAGE-WALLS

The interior walls showed evidence that moisture was entering from behind possibly including damage and deterioration.  A qualified contractor should evaluate and repair or replace as necessary.

6.6.1 – Electrical Outlets
MISSING – FACEPLATE

An electrical outlet had a missing faceplate. A qualified contractor should evaluate and repair or replace as necessary.

6.9.1 – Smoke & CO Detectors
SMOKE DETECTOR MISSING

The smoke detector was missing. A qualified person should replace as needed. The existing smoke detectors were tested if present, but they are only noted as to presence and operation as of date of inspection. Smoke detectors may work today but not work when you need them to work. This is why it is important for you to test them on a regular basis, monthly at least. Smoke detectors are recommended by the U.S. Product Safety Commission to be installed inside each bedroom and adjoining hallway and on each living level of the property and basement level.

6.11.1 – Fireplaces Gas/LP
FIREPLACE NOT OPERATIONAL

The gas fireplace did not respond to available controls and was not operational. A qualified contractor should evaluate and repair or replace as necessary.

 7 – Kitchen EDIT SECTION
7.6.1 – Electrical Outlets
FACEPLATE MISSING

An electrical outlet had a missing faceplate. A qualified contractor should evaluate and repair or replace as necessary.

 8 – Laundry EDIT SECTION
8.2.1 – Doors
MISSING – DOORSTOP

The door had a damaged or missing doorstop.  A qualified contractor should evaluate and repair or replace as necessary. 

8.9.1 – Electrical Outlets
GFCI PROTECTION NOT PRESENT

An outlet did not provide Ground Fault Circuit Interrupter (GFCI) protection. Although GFCI protection of circuits may not have been required at the time in which this home was built, safe building practices have improved with the passage of time and building standards have changed to reflect current understanding. The inspector recommends updating the existing electrical circuits to include GFCI protection. A qualified contractor should evaluate and repair or replace as necessary.

 9 – Bathroom EDIT SECTION
9.11.1 – Water Supply Shutoff Valves

CORRODED

The water supply valve was corroded at the time of inspection.  A qualified contractor should evaluate and repair or replace as necessary.

 12 – Plumbing EDIT SECTION
12.1.1 – Main Water Shut-Off Valve
CORRODED – VALVE

The main water shutoff valve was corroded.

The valve is not and was not operated during the scope of a home  inspection.

Recommend a qualified contractor should evaluate and repair or replace as necessary.

12.4.1 – Water Pressure
HIGH WATER PRESSURE

The property water supply pressure  measured at the exterior faucet or laundry appliance hose bib. Property water supply pressure exceeded the 80 pounds per square inch (PSI) limit considered the maximum allowable by generally accepted current standards. Excessively high water pressure can stress connections in the plumbing system and appliances is likely to cause leaks. 

A qualified contractor should install a pressure regulator or evaluate and repair or replace one as necessary.

12.6.1 – Drain, Waste, & Vent Systems
IMPROPER VENT

Improper vented line. Qualified Contractor evaluate repair and replace as necessary. 

 13 – Electrical EDIT SECTION
13.2.1 – Distribution Panels
MISSING – CIRCUIT LABELS

The circuit labels were missing, partial, or illegible at the electrical distribution panel. The circuit labels provide information describing the locations each individual circuit breaker provides power too. 

Recommend a qualified contractor verify the breakers and accuracy of any existing labeling as necessary.

13.2.2 – Distribution Panels
MISSING – MANUFACTURERS LABEL

The manufacturer’s label was missing, partial, or illegible at the  electrical service panel. The manufacturer’s label typically provides information describing the main panel such as the name of the panel manufacturer, the panel model number, the panel amperage rating, limitations related to the environment in which the panel was designed to be installed and grounding/bonding information for that particular model. The Inspector was unable to confirm the existence of proper conditions when confirmation would require information taken from this missing label.

 16 – Cooling EDIT SECTION
16.2.1 – AC Refrigerant Lines
DAMAGED INSULATION

The air-conditioner refrigerant suction line (large, insulated) has damaged or missing insulation in areas. A qualified contractor should evaluate and repair/replace as necessary.

 17 – Structural Crawlspace EDIT SECTION
17.2.1 – Soil Vapor Barrier
BARRIER DAMAGED

The crawlspace vapor barrier was damaged in some areas, which compromises its effectiveness in reducing moisture and/or radon levels. A qualified contractor should evaluate and repair or replace as necessary.

 18 – Structural Basement EDIT SECTION
18.2.1 – Basement Floor
SIGNS OF REPAIRS

The floor has signs of repairs. Recommend asking the current homeowner for more information. Recommend further evaluation from a qualified contractor should the repairs be excessive or of visibly poor quality.