Roof
Attic – Not Present
Exterior
Detached Garage
Interior, Doors, Windows
Kitchen
Laundry
Bathroom
Bathroom 2
Electrical
Plumbing
Water Heating Equipment
Cooling – Evaporative Cooler
Heating
Structural Crawlspace
Well Water
Mold Inspection
Premier Partners
The roof covering head exposed nails in one or more areas. Recommend a qualified contractor evaluate to seal the nail head openings or make general repairs or replacement as necessary.
The roof covering had minor damage from hail, wind, and/or foot traffic. A qualified contractor should evaluate and repair or replace as necessary.
Signs of repair were noted on the roof at the time of inspection. Recommend a qualified contractor evaluate and repair or replace as necessary.
The ridge shingles used to protect areas of the roof from moisture have exposed nails. A qualified roofing contractor should inspect and repair as necessary.
The galvanized base flashing used at a vent to protect areas of the roof from moisture intrusion has exposed nails in areas. A qualified roofing contractor should inspect and repair as necessary.
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.
One or more combustion appliance exhaust flue(s) were not sealed at the flashing properly. A qualified contractor should evaluate and repair/replace as necessary.
Excess soot and creosote were present at the chimney spark screen. Creosote in this area is a fire hazard. Spark arrestors are used on wood and coal-burning fireplace chimneys that require routine maintenance and cleaning. Dirty or clogged screens adversely affect draft and could be a fire hazard. Recommend a qualified contractor evaluate, clean, and repair or replace as needed.
The exterior of the garage door has weatherstripping missing in one or more areas. A qualified contractor should inspect and repair as necessary and according to current standards.
The siding and/or trim in areas was missing paint.
Recommend a qualified contractor should evaluate and repair or replace as needed.
Peeling paint was present in areas.
Recommend a qualified contractor should evaluate and repair or replace as needed.
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.
The siding/trim had a swollen appearance due to moisture intrusion.
Recommend a qualified contractor should evaluate and repair or replace as needed.
The eaves had gaps at the edges between soffit panels or roof sheathing which allows insects to enter the attic.
Recommend a qualified contractor should evaluate and repair or replace as necessary and according to current standards.
Components of the eaves, facia, and/or soffit was warped, swollen, or had peeling paint which are signs of water damage. The materials will eventually begin to rot if left untreated or cause has not been corrected.
A qualified contractor should evaluate and repair or replace as necessary.
The exterior light fixture or light cover was damaged. A qualified contractor should evaluate and repair or replace as necessary according to current standards.
Window wells had accumulated soil, leaves, and other debris which should be cleared to encourage proper drainage and minimize the retaining of moisture near the foundation and moisture intrusion and damage through the window area. A qualified contractor should evaluate and repair or replace as necessary according to current standards.
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.
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.
A wood support post or wood portion of the deck was in direct contact with the ground/dirt. The wood should be pressure treated and ideally be: placed in a metal bracket and/or cement casing, and have clearance from the ground level. Wood in direct contact with dirt will wick up ground moisture and deteriorate at an accelerated rate if routine maintenance is not kept.
Recommend a qualified contractor evaluate and repair or replace as needed.
Cracked or split boards were present at the deck. This condition is a structural defect and potential safety hazard.
A qualified contractor should evaluate and repair or replace as necessary.
Deck structure was improperly supported. This may be that support posts were connected to the structure (girder, beams) laterally using lag bolts, or beams are incorrectly notched to posts. The beam(s) should be installed on top of or notched partially on top of the support posts. This is a structural defect that may result in injury if not corrected.
A qualified contractor should evaluate and repair or replace as necessary.
Flashing was missing at the ledger board. This flashing problem may allow water to enter into the wall cavity or building components. A qualified contractor should evaluate and repair or replace as necessary.
The guard/hand rail was loose and should be secured. A fall or injury could occur if not corrected. A qualified contractor should evaluate and repair or replace as necessary.
Downspout(s) are dented. 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. When moisture is introduced into 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.
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.
Defect was noted in the flashing at the detached garage roof covering at the time of inspection. Recommend a qualified contractor evaluate further and repair or replace as needed
lifted nails were observed at the detached garage metal roof along the front side of the garage. suggest a qualified contractor repair replace as necessary.
The exterior wall covering is beginning to deteriorate or has deteriorated. A qualified contractor should evaluate and repair or replace as necessary.
The siding/trim had a swollen appearance due to moisture intrusion. A qualified contractor should evaluate and repair or replace as necessary.
The inspector observed peeling paint in areas. A qualified contractor should evaluate and repair as necessary.
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.
There were signs of previously repaired damage. A qualified contractor should evaluate and repair or replace as necessary.
The concrete floor in the garage was cracked.
A qualified contractor should evaluate and repair as necessary.
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.
The window frame was damaged. A qualified contractor should evaluate and repair or replace as necessary.
I observed a missing window screen.
A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
The drywall was cut out for an access hole. A qualified contractor should evaluate and repair or replace as necessary.
Baseboard trim was missing in areas of the interior walls at the time of inspection. A qualified contractor should evaluate and repair or replace as needed.
The drywall wall, ceiling, and/or trim was not finished properly. This may be one or more of the following: loose sections, missing pieces, missing caulking and/or paint, or poor application of any of the wall, ceiling, finishing components. A qualified contractor should evaluate and repair or replace as necessary.
The interior ceilings have 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.
The drywall in some areas revealed the tape and nail bed. A qualified contractor should evaluate and repair or replace as necessary.
A transition piece was missing between two sections of flooring. A qualified contractor should evaluate and repair or replace as necessary.
The floors showed signs of minor damage and wear, particularly in high-traffic areas. A qualified contractor should evaluate and repair or replace as necessary.
The wood stove fireplace was dirty at the time of inspection. Recommend cleaning from a qualified contractor.
Minor cracking was visible on the interior ceilings. A qualified contractor should evaluate and repair or replace as necessary.
The ceilings had signs of previous repair. A qualified contractor should evaluate and repair or replace as necessary.
The floors showed signs of minor damage and wear – particularly in high traffic areas. A qualified contractor should evaluate and repair or replace as necessary.
The counter top needs caulking with silicone along the back splash. A qualified contractor should evaluate and repair or replace as necessary.
The cabinet floor was damaged. This may be from excessive leaking pipes, condensation, or even leaking cleaners stored in cabinet over the years.
A qualified contractor should evaluate and repair or replace as necessary.
Counters or cabinetry had a finish that was worn or peeling. Recommend a qualified contractor evaluate and repair or replace as needed.
The sink drain pipe was rusted. A qualified contractor should evaluate and repair or replace as necessary.
The food waste disposer worked but was old and/or rusted. A qualified contractor should evaluate and repair or replace as necessary.
The dishwasher was loose and not properly secured to the counter top or cabinets. A qualified contractor should evaluate and repair or replace as necessary.
Although outside the scope of a general home inspection, the inspector noted the refrigerator ice and/or water dispenser was not working. A qualified contractor should evaluate and repair or replace as necessary.
The laundry area exhaust fan was dirty. The fan could eventually become clogged or damaged if not cleaned. A qualified contractor should evaluate and repair or replace as necessary.
Minor cracking was visible on the interior ceilings. A qualified contractor should evaluate and repair or replace as necessary.
The floors showed signs of minor damage and wear – particularly in high traffic areas. A qualified contractor should evaluate and repair or replace as necessary.
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.
The bathroom exhaust fan was very dirty and possibly clogged. A qualified contractor should evaluate and repair or replace as necessary.
That bathroom exhaust fan had a light that was not working. A qualified contractor should evaluate and repair or replace as necessary.
There were “nail pops” visible on the interior ceilings. A qualified contractor should evaluate and repair or replace as necessary.
The walls had signs of a previous repair. A qualified contractor should evaluate and repair or replace as necessary.
The floors showed signs of minor damage and wear – particularly in high traffic areas. A qualified contractor should evaluate and repair or replace as necessary.
The counter top needs caulking with silicone along the back splash. A qualified contractor should evaluate and repair or replace as necessary.
Wood cabinetry had a finish that was worn or peeling. Recommend a qualified contractor evaluate and repair or replace as needed.
The bathtub drain stop was damaged, missing or did not operate properly. A qualified contractor should evaluate and repair or replace as necessary.
The tub spout and or control lever cover plate was missing silicone caulking. A qualified contractor should evaluate and repair or replace as necessary.
Some caulking and/or grout in the tub & shower area was missing, loose, old, or poorly done. Recommend a qualified contractor evaluate and re-seal as needed.
The drywall was cut out for an access hole. A qualified contractor should evaluate and repair or replace as necessary.
Minor cracking was visible on the interior walls. A qualified contractor should evaluate and repair or replace as necessary.
The floor covering was not sealed at the edges and may allow moisture intrusion. A qualified contractor should evaluate and repair or replace as necessary.
The floors showed signs of minor damage and wear – particularly in high traffic areas. A qualified contractor should evaluate and repair or replace as necessary.
The counter top needs caulking with silicone along the back splash. A qualified contractor should evaluate and repair or replace as necessary.
Wood cabinetry had a finish that was worn or peeling. Recommend a qualified contractor evaluate and repair or replace as needed.
The drain stop did not work or did not hold water in the sink. A qualified contractor should evaluate and repair or replace as necessary.
The tub/shower area had deteriorated or missing sealant (caulking or grout) at the corners and/or floor. Sealant is needed at wall corners inside the shower, corners from tub to wall, and along the floor perimeter. A qualified contractor should evaluate and repair or replace as necessary.
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.
Hot and cold supply was installed correctly and the property’s overall hot water temperature was within an acceptable range.
Recommend a qualified contractor evaluate and repair or replace as necessary.
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.
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.
The piping to the water heater is missing flex tubing to prevent the piping from breakage in case the concrete floor heaves or settles.
The TPR Valve at the water heating equipment was leaking. A qualified contractor should evaluate and repair or replace as necessary.
The water heater burn chamber had rust/corrosion visible. A qualified contractor should evaluate and repair or replace as necessary.
The water temperature was below the suggested range of 120-130 degrees. Recommend adjusting the water heater thermostat first. If water does not reach the acceptable range then a qualified contractor should evaluate and repair or replace as necessary.
The reservoir appeared to be leaking at the time of inspection. Recommend a qualified contractor evaluate and repair or replace as necessary.
The evaporative pads appeared to be leaking at the time of inspection. Recommend a qualified contractor evaluate and repair or replace as necessary.
The HVAC system appeared to be near the end of its service life. Regular maintenance and monitoring of its condition is recommended. Budgeting for repairs and future replacement is recommended. A qualified contractor should evaluate and repair or replace as necessary. InterNACHI’s Standard Estimate Life Expectancy Chart for HomesChart for Homes
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.
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 is 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 Estimate Life Expectancy Chart for Homes
The heating system did fire and appeared to be in serviceable condition at the time of the inspection. However, the appearance of the flames during operation indicated that gas combustion was not correct. Cleaning, servicing and/or certification of the HVAC system by a qualified contractor is recommended and repaired or replaced as necessary.
Vegetation was present in the crawlspace at the time of inspection. This may indicate a moisture condition that is contributing to the growth of vegetation. An opening in the non-visible portions of the foundation may also be contributing to the vegetation growth. Recommend further evaluation by a qualified contractor.
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 soil. Reducing humidity levels can help reduce the chances for mold growth and deterioration of structural components. A qualified contractor should evaluate and install a soil cover as necessary.
There is no insulation on the crawlspace exterior walls or floor system. Heat loss can occur more on this property than one that is properly insulated. A qualified contractor should evaluate and install as necessary.
Drain pipes in the crawlspace were corroded or rusted in areas. Recommend a qualified contractor evaluate and repair or replace as necessary.
