2 – Roof
2.4.1 – Flashing
Flashing 1
VENT FLASHING IS NOT SEALED

The galvanized base flashing used at a vent to protect areas of the roof from moisture intrusion is not sealed properly or has deteriorated in areas. A qualified roofing contractor should inspect and repair as necessary.

 2.4.2 – Flashing

Flashing 2
VALLEY FLASHING NOT SEALED

The valley flashing/shingles is not sealed.  A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

2.5.1 – Plumbing Vent Pipes
Plumbing Vent Pipes 1
TOO SHORT

The plumbing vent did not extend far enough above the roof. A plumbing vent should extend a minimum of 6″ above the snow line, which is considered approximately 10″.  A qualified contractor should evaluate and repair or replace as necessary.

2.6.1 – Flue Gas Vent Pipes
Flue Gas Vent Pipes 1
TOO HIGH (>5′)

One or more combustion appliance exhaust flue(s) extended more than 5 feet above the roof. Consider installation of support braces or guy wires to protect the flue from damage by strong winds.  A qualified contractor should evaluate and repair/replace as necessary.

2.7.1 – Roof Drainage Systems
Roof Drainage Systems 1
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.

 3 – Exterior
3.4.1 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 1
MISSING – PAINT

The siding and/or trim in areas were missing paint.

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

3.6.1 – Exterior Doors
Exterior Doors 1
DAMAGE – FRAME

The door frame appears to be damaged. This is possibly from excessive force such as ramming the door when locked, or from heavy usage. Recommend a qualified contractor to evaluate and repair or replace as necessary.

3.6.2 – Exterior Doors
Exterior Doors 2
DAMAGE – SCREEN DOOR

The screen door was damaged or deteriorated at the time of inspection.

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

3.6.3 – Exterior Doors
Exterior Doors 3
MISSING – SCREEN DOOR

A screen door was missing at the time of inspection.

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

3.11.1 – Walkways
Walkways 1
IMPROPERLY SLOPED SURFACE

The walkway(s) has a negative slope and drains towards the home in areas. This condition is prone to water penetration into the home structure. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

3.11.2 – Walkways
Walkways 2
TRIP HAZARD – WALKWAY(S)

A trip hazard was present on the walkway(s) in areas.  This condition is a safety concern. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

3.12.1 – Vegetation, Grading & Drainage
Vegetation, Grading & Drainage 1
DENSE VEGETATION

Dense vegetation was present around the house in areas.  This condition limited and restricted my visual inspection.  Dense vegetation and landscaping up against or near the house foundation and exterior walls may be prone to water penetration and insect infestation. Trimming, pruning, and some landscaping are recommended by a qualified contractor

3.12.2 – Vegetation, Grading & Drainage
Vegetation, Grading & Drainage 1
Vegetation, Grading & Drainage 3
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.

3.13.1 – Sprinkler System Supply Line
Sprinkler System Supply Line 1
DAMAGED – SPRINKLER SYSTEM

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

3.19.1 – Decks & Balconies
Decks & Balconies 1
PEELING PAINT – DECK

The exterior deck floor and/or other components were peeling paint. A qualified contractor should evaluate and repair or replace as necessary.

3.21.1 – Roof Drainage – Downspouts & Extensions
LOOSE – DOWNSPOUT

The downspout (s) are loose. This condition may cause problems by introducing 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. When moisture is introduced to the foundation it could also cause possible mold growth. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

3.21.2 – Roof Drainage – Downspouts & Extensions
Roof Drainage - Downspouts & Extensions 1
RECONNECT EXTENSION

The downspout (s) need to have extensions reconnected. This condition may cause problems by introducing 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. When moisture is introduced to the foundation it could also cause possible mold growth. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

 4 – Interior, Doors, Windows
4.3.1 – Floors
Floors 1
CARPET STAINS

The carpet was stained in areas. A qualified contractor should evaluate and repair or replace as necessary.

4.4.1 – Doors
Doors 1
Doors 2
Doors 3
MISSING – DOORSTOP

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

4.6.1 – Electrical Outlets

Electrical Outlets 1

OPEN NEUTRAL – OUTLET

An electrical outlet was wired incorrectly with an open neutral. This could create an electrical shock hazard. This could create an electrical shock hazard. A qualified contractor should evaluate and repair or replace as necessary.

4.9.1 – Smoke & CO Detectors
Smoke & CO Detectors 1
SMOKE DETECTOR OLD

Some of the smoke detectors appeared to be old and beyond their expected life. A qualified person should repair or replace as needed. The existing smoke detectors were tested if present, but they are only noted as to presence and operation as of the 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.

4.10.1 – Installed Heat Source

Installed Heat Source 1

NO HEAT FURNACE

The supply register supplied no detectable heat at the time of inspection.  A qualified contractor should evaluate and repair or replace as necessary.

 5 – Kitchen
5.4.1 – Floors
Floors 1
FLOOR DAMAGED

There appeared to be some damage to the interior flooring in areas. Recommend a qualified contractor to evaluate and repair or replace as needed.

5.7.1 – Windows

Windows 1

DIFFICULT TO OPEN/CLOSE

A window had a sash that was difficult to slide or operate to get opened/closed.  A qualified contractor should evaluate and repair or replace as necessary.

 6 – Laundry
6.11.1 – Dryer Vent Piping
Dryer Vent Piping 1
KINKED/DAMAGED

A dyer vent connection was installed in the laundry area. The dryer vent was kinked and/or damaged at the back of the dryer.  The inspector recommends repairing or replacing the dryer vent to prevent restricting dryer exhaust air flow, the restriction of which can result in lint accumulation or vent blockage which can cause the dryer to overheat; a potential fire hazard and a condition that will shorten the dryers life span. A qualified contractor should evaluate and repair or replace as necessary.

 7 – Detached Garage
7.3.1 – Gutters & Downspouts
Gutters & Downspouts 1
MISSING – GUTTERS

Gutters are necessary to properly collect rainwater from the roof, control it, divert it, and discharge that water away from the house and its foundation.

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

7.3.2 – Gutters & Downspouts
Gutters & Downspouts 2
MISSING – DOWNSPOUT

The detached garage was missing a downspout.  This can cause major moisture intrusion into the house and foundation, which could cause settlement of the structure.

Recommend a qualified contractor to install downspouts where needed.  The downspout discharge needs to be extended away from the foundation too.

7.4.1 – Vegetation, Grading & Drainage
Vegetation, Grading & Drainage 1
Vegetation, Grading & Drainage 2
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.

7.4.2 – Vegetation, Grading & Drainage
Vegetation, Grading & Drainage 3
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.

7.5.1 – Exterior Door
RUBS FRAME

The exterior entry door rubs the frame when being pushed closed. The door frame may be out of square or, the door installation may need adjustment. Recommend a qualified contractor evaluate further and repair or replace as needed.

7.10.1 – Interior Outlets & Fixtures
Interior 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 in a garage, 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.

 8 – Bathroom
8.2.1 – Doors
Bathroom doors 1
MISSING – DOORSTOP

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

8.5.1 – Floors

Floors 1

CARPET BY SHOWER, TOILET AREAS

Carpeting was used as a floor covering material in the tub, shower, and/or toilet areas. The carpet is bound to get wet from steam/vapor from the shower, splashing, and water dripping off a body. Carpet tends to act as a sponge and soak up the moisture, which gives mildew and molds an opportunity to grow and spread. Recommend a qualified contractor to evaluate and replace the floor covering materials as needed.

8.9.1 – Cabinets & Counters

Cabinets & Counters 1

CAULKING – NEEDS TOUCH-UPS

Caulking at the bathroom counter area was a poor installation, or had areas in poor condition and needs a touch-up. Recommend a qualified contractor to evaluate and repair or replace as needed

8.12.1 – Plumbing Fixtures

Plumbing Fixtures 1

WEAK PRESSURE
8.13.1 – Toilets

Toilets 1

LOOSE ON THE FLOOR

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.

 11 – Electrical
11.2.1 – Distribution Panels
Distribution Panels 1
SCREWS SHARP – PANEL COVER

Sharp screws/fasteners we used at the electrical panel cover. This could be potentially hazardous if the screws puncture a live electrical wire. A qualified contractor should evaluate and repair or replace as necessary.

 12 – Water Heating Equipment
12.1.1 – General Information
OLDER THAN 10 YEARS

The water heater was at or beyond its warranty and/or expected life expectancy.

The water heater age was determined by the photo included in this report. According to the U.S. Department of energy, these major appliances are intended to run for between 8 and 12 years. Be advised that every water heater will age differently relative to the following life span factors: water quality, mineral buildup, frequency of flushing, the volume of water utilized, size of the tank, brand, and quality of water heater. Although it was operating at the time of the inspection, the inspector can not determine the remaining life of the water heater.

12.2.1 – Water Shut-Off
Water Shut-Off 1
NOT PRESENT

There was no shut-off valve installed on the water heater supply line. This means to replace the water heater the water would need to be turned off to the whole house. A qualified contractor should evaluate and repair or replace as necessary.

12.5.1 – Draft Diverter & Exhaust Flue
Draft Diverter & Exhaust Flue 1
TAPED AT CONNECTIONS

The flue pipe was sealed improperly at the time of the inspection. Flue pipe connections should be sealed by 3 or more screws as most tapes (or tape adhesives) are not able to resist prolonged exposure to high heat.

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

12.13.1 – 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.

 13 – Heating
13.1.1 – 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.

13.1.2 – 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

13.4.1 – Shut-Off Switch
SERVICE SHUT-OFF SWITCH NOT PRESENT

The HVAC electrical service shut-off switch for the heating system was not present. A disconnect is required unless the heating system is within line of sight of the main electrical panel.  A qualified contractor should evaluate and repair/replace as necessary.

13.9.1 – Air Filter
Air Filter 1
VERY DIRTY

The HVAC system air filter was very dirty or clogged. This condition reflects a lack of regular maintenance of the HVAC system. Clogged filters can restrict airflow and increase internal temperatures. A clean air filter will help increase the efficiency and prolong the life expectancy of the heating and cooling system. Due to the damage that can be caused by dirty or clogged coils, recommend replacing the filter, as well as cleaning, servicing, and evaluating the HVAC system by a qualified HVAC professional and repair or replace as necessary.

 15 – Structural Crawlspace
15.2.1 – 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.

15.3.1 – Moisture Intrusion
Moisture Intrusion 1
EXCESSIVE GROUND MOISTURE

Areas of the crawlspace were visibly wet or soft/squishy under the vapor barrier. The ground showed signs of moisture intrusion. A qualified contractor should evaluate and repair or replace as necessary.