2 – Roof
2.2.1 – Roof Covering
Roof Covering 1
Roof Covering 2
Roof Covering 3
EXPOSED NAILS

The inspector observed exposed nails on the roof covering. This condition could allow moisture to penetrate the roof component. A qualified contractor should evaluate, then repair or replace as advised.

2.4.1 – Flashing
VENT FLASHING IS NOT SEALED

The vent flashing, used to protect areas of the roof from moisture intrusion, was inadequately sealed at the time of the inspection. A qualified contractor should evaluate, then repair or replace as advised.

2.8.1 – Roof Drainage Systems
Roof Drainage Systems 1
Roof Drainage Systems 2
DEBRIS IN GUTTERS

Gutters were full of debris or granules in areas and need to be cleaned. The debris in gutters can clog drainage, or be sign gutters are sloped improperly – Either of which may cause problems by overflowing to introduce excessive amounts of moisture to the soil beneath the foundation. Excessive moisture in the soil supporting the foundation can affect its ability to support the weight of the structure above and may cause foundation damage from soil movement.

Debris in gutters can also conceal rust, deterioration, or leaks that are not visible until cleaned.

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

 4 – Exterior
4.2.1 – Driveways
Driveways 1
Driveways 2
CRACKING – MINOR

Minor cracking was visible on the driveway in some 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
Driveways 3
HEAVING AND/OR SETTLING

The driveway 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 condition could potentially cause a trip hazard.

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

4.4.1 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 1
PEELING PAINT

Peeling paint was present in areas.

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

4.4.2 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 2
Wall-Covering, Flashing & Trim 4
Wall-Covering, Flashing & Trim 5
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.

4.5.1 – Eaves, Soffits & Fascia
Eaves, Soffits & Fascia 1
PEELING PAINT

The paint was peeling or cracking in one or more areas of the eaves.

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

4.8.1 – Electrical Outlets
Electrical Outlets 1
NO EXTERIOR GFCI PROTECTION

No Ground Fault Circuit Interrupter (GFCI) protection was provided for the exterior electrical outlets. Although GFCI protection of exterior circuits may not have been required at the time in which this property was built, modern building and safety standards now require them. This is a reflection of the current understanding of the potential hazards. The inspector recommends updating the existing exterior electrical circuits to include GFCI protection. A qualified contractor should evaluate and implement according to current standards.

4.10.1 – Window Wells
Window Wells 1
Window Wells 2
WINDOW WELLS MISSING COVERS

Window Well(s) lack covers and may represent a danger to small children and may trap pests. A qualified contractor should evaluate and repair or replace as necessary.

4.12.1 – Vegetation, Grading & Drainage
Vegetation, Grading & Drainage 1
INADEQUATE CLEARANCE GRADE

The top of the foundation wall had inadequate clearance from grade. The top of the foundation wall should be a minimum of six inches above the soil. Inadequate clearance may result in moisture intrusion of the structure.

Recommend a qualified contractor should evaluate and repair as necessary according to current standards.

4.12.2 – Vegetation, Grading & Drainage
Vegetation, Grading & Drainage 2
NEGATIVE GRADING

The property had areas of neutral or negative drainage, which will route runoff from precipitation to the foundation.  Excessive moisture content in soil supporting the foundation can cause foundation and other structural damage from undermining, heaving, or settling, depending on soil composition, moisture content, and other conditions. The ground around the property should slope away from all sides, ideally 6 inches for the first 10 feet from the house foundation perimeter. Downspouts, surface gutters, and drains should also be directing water away from the foundation. A qualified contractor should evaluate and repair as necessary according to current standards.

4.12.3 – Vegetation, Grading & Drainage
Vegetation, Grading & Drainage 3
Vegetation, Grading & Drainage 4
TREE BRANCHES OVER PROPERTY

Large trees near the house have branches that overhang the property. Falling branches due to conditions such as wood decay, high winds, or heavy snow loads may cause injury, death, or damage. Significant weakening of large branches by conditions such as core decay may not be visible by persons without special training. Consider having these trees evaluated by a qualified arborist. Evaluating trees lies beyond the scope of the general property inspection.

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

4.21.1 – Roof Drainage – Downspouts & Extensions
Roof Drainage - Downspouts & Extensions 1
Roof Drainage - Downspouts & Extensions 2
Roof Drainage - Downspouts & Extensions 3
MISSING – EXTENSIONS

The downspout (s) are missing the proper 6 ft. extensions. This condition may cause problems by introducing excessive amounts of moisture to the soil beneath the foundation. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

 5 – Attached Garage
5.4.1 – Floor
Attached Garage Floor 1
Attached Garage Floor 2
CRACKING – COMMON

The concrete floor in the garage was cracked. Due to expansive soils, minor cracks are to be expected in the slabs or control joints. Recommend a qualified contractor to evaluate and repair or replace as needed.

5.4.2 – Floor
Floor 1
TRIP HAZARD – UNEVEN, DROPPED SLAB

The concrete floor in the garage was significantly dropped indicating settlement, heaving, or structural problems. This is a trip hazard. A qualified contractor should evaluate and repair as necessary.

5.6.1 – Door Opener
Door Opener 1
REVERSE SENSORS TOO HIGH

The photo-electric reverse sensors are installed too high from the garage floor surface.

The vertical distance between the photo-eye beam and the floor should be no more than 6 inches.

5.7.1 – Electrical Outlets & Fixtures

Electrical Outlets & Fixtures 1

NO GFCI PROTECTION

The garage had one or more outlets without GFCI (or ground fault circuit interrupter) protection.

GFCI protection is required for all 15- and 20-amp receptacles, including outlets for refrigerators, sprinkler systems, garage door openers, and washing machines – some items may not be protected on purpose due to the potential for them to go unnoticed and cause damage. A qualified contractor should evaluate and repair or replace as necessary.

 6 – Interior, Doors, Windows
6.4.1 – Doors
HARDWARE NOT RECESSED
BASEMENT

The door had improperly installed door hardware that was not recessed flush with the door and/or jamb.  A qualified contractor should evaluate and repair or replace as necessary.

6.5.1 – Windows

Windows 1

Windows 2

BROKEN SEALS

The window appeared to have a broken seal that has been compromised.  Condensation and/or cloudiness between the two panes of glass were observed.  This will have a negative impact on energy efficiency.  Also, because there is moisture between the panes with no ventilation, mold can eventually develop.  A qualified contractor should evaluate and repair or replace as necessary.

6.5.2 – Windows

Windows 3

SCREENS DAMAGED/MISSING

Some windows had damaged or missing screens.  A qualified contractor should evaluate and repair or replace as necessary.

6.5.3 – Windows
Windows 4
Windows 5
SEALANT DAMAGED AROUND FRAME

The sealant was damaged and deteriorated around the window. Recommend a qualified contractor to repair or replace as necessary.

6.6.1 – Electrical Outlets
Electrical Outlets 1
Electrical Outlets 2
Electrical Outlets 3
NOT GROUNDED – OUTLET

One or more electrical outlets were not grounded. A qualified contractor should evaluate and repair or replace as necessary.

 7 – Kitchen
7.16.1 – Mounted Microwave
Mounted Microwave 1
LIGHT NOT WORKING

The microwave light was not working.  A qualified contractor should evaluate and repair or replace as necessary.

 8 – Laundry
8.9.1 – Electrical Outlets

Laundry Electrical Outlets 1

GFCI PROTECTION IS 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
9.13.1 – Toilets
LOOSE ON THE FLOOR
PRIMARY BATHROOM

The toilet was loose on the floor. This condition typically is caused by loose bolts or nuts and/or missing floor seals. The loose toilet can result in leaks, water damage, and mold, as well as damage to the toilet, water supply lines, bolts, and drainage pipes. A qualified contractor should evaluate and repair or replace as necessary.

 10 – Bathroom 2
10.12.1 – Plumbing Fixtures
Plumbing Fixtures 1
LEAK – SINK CONTROL VALVE
MAIN LEVEL BEDROOM

A control valve at the sink was leaking during operation at the time of inspection.

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

 11 – Bathroom 3
11.2.1 – Doors

Bathroom 3 Doors 1

MISSING – DOORSTOP

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

11.15.1 – Fixture Valve Installation And Temperature

Fixture Valve Installation And Temperature 1

WATER NOT HOT

The hot water in the shower did not get over 100 degrees whereas the nearby faucets did. This may indicate that either the mixing valve (safety feature to limit potential scalding) or control cartridge needs adjustment to achieve a hot shower. There may be a more significant issue, that only further evaluation can reveal.

The hot and cold supply was installed correctly and the property’s overall hot water temperature was within an acceptable range.

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

 12 – Plumbing
12.1.1 – Main Water Shut-Off Valve
Main Water Shut-Off Valve 1
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.

 13 – Electrical
13.2.1 – Distribution Panels
Distribution Panels 1
LOOSE – CLAMP, CONNECTOR, BUSHING

A clamp, connector, or bushing component at the electrical panel was loose. A qualified contractor should evaluate and repair or replace as necessary.

 14 – Water Heating Equipment
14.8.1 – Temperature & Pressure Relief Valve
Temperature & Pressure Relief Valve 1
LEAKING – TPR VALVE

The TPR valve at the water heating equipment was leaking. A qualified contractor should evaluate and repair or replace as necessary.

14.13.1 – Water Temperature
Water Temperature 1
WATER TEMPERATURE HIGH

The water temperature was higher than the acceptable range of 120-130 degrees. We recommend adjusting the water heater thermostat.

 15 – Heating
15.1.1 – Heating System Information
SERVICING RECOMMENDED

Based on the age of the heating system it is recommended that it be cleaned and serviced and certified (if possible) by an HVAC professional.

15.1.2 – Heating System Information
BEYOND TYPICAL LIFE EXPECTANCY

Due to the year of manufacture, the heating system is assumed to be near the end of its expected service life. Regular maintenance and monitoring of its condition are recommended. Budgeting for repairs and future replacement is recommended. A qualified contractor should evaluate to clean, service/repair/replace as necessary, and certify the unit if possible.  InterNACHI’s Standard Estimated Life Expectancy Chart for Homes

15.7.1 – Condensate
Condensate 1
SIGNS OF LEAKING

The condensation drain components for the HVAC system were leaking or showing signs of the previous leaking. A qualified contractor should evaluate and repair or replace as necessary.

15.10.1 – Blower
Blower 1
BLOWER WHEEL DIRTY

The blower motor and/or wheel appeared to be dirty at the time of inspection. Blower fan motors and fan wheels are subjected to constant dirt, dust, and lint and can become overly dirty when not cleaned on a regular basis and even faster if the air filters are not changed regularly.

A qualified contractor should evaluate, clean, and service as necessary, and certify the unit is in good working order.

15.12.1 – Heating System Ignition & Operation
Heating System Ignition & Operation 1
DIRTY

The heating system did fire and appeared to be in a serviceable condition at the time of the inspection. However, the interior of the cabinet was dirty. Cleaning, servicing, and/or certification of the HVAC system by a qualified contractor is recommended and repaired or replaced as necessary.

 16 – Cooling
16.1.1 – Cooling System Information
BEYOND TYPICAL LIFE EXPECTANCY

Due to the year of manufacture, the cooling system is assumed to be near the end of its expected service life. Regular maintenance and monitoring of its condition are recommended. Budgeting for repairs and future replacement is recommended. A qualified contractor should evaluate to clean, service/repair/replace as necessary, and certify the unit if possible.  InterNACHI’s Standard Estimated Life Expectancy Chart for Homes

16.1.2 – Cooling System Information
SERVICING RECOMMENDED

Based on the age of the cooling system it is recommended that it be cleaned and serviced and certified (if possible) by an HVAC professional.

16.2.1 – AC Refrigerant Lines
AC Refrigerant Lines 1
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.

16.3.1 – AC Compressor
AC Compressor 1
RUSTED COMPONENTS

Surface and/or interior components of the AC condenser showed rust in areas. Recommend a qualified contractor to evaluate, service, and repair or replace as necessary.

 18 – Structural Crawlspace
18.2.1 – Soil Vapor Barrier
Soil Vapor Barrier 1
NO BARRIER

No soil cover was installed at the time of the inspection. Soil covers help reduce humidity levels in crawlspaces by limiting moisture evaporation into the air from the soil. Reducing humidity levels can help reduce the chances of mold growth and deterioration of structural components. A qualified contractor should evaluate and install a soil cover as necessary.

18.6.1 – Insulation
Insulation 1
INSULATION NEEDED

There is no insulation on the crawlspace exterior walls or floor system. Heat loss can occur more on this property than on one that is properly insulated. A qualified contractor should evaluate and install as necessary.

 19 – Structural Crawlspace 2
19.7.1 – Ventilation
Ventilation 1
OBSTRUCTED

A crawlspace vent was obstructed or covered at the time of inspection. This may prevent proper ventilation into the crawlspace. Recommend a qualified contractor to evaluate and repair or replace as needed.