2 – Roof
2.8.1 – Roof Drainage Systems
Roof Drainage Systems 1
CORROSION – SEVERE

Gutters had severe general corrosion visible and may be at or near the end of their useful life. Corrosion is generally a sign of poor sloping or drainage, and continued corrosion will eventually result in leaking gutters.

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

2.8.2 – Roof Drainage Systems
Roof Drainage Systems 2
Roof Drainage Systems 3
Roof Drainage Systems 4
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 a 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.

2.8.3 – Roof Drainage Systems
Roof Drainage Systems 4
LOOSE

Gutters were loose and should be re-fastened to the structure.

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

 3 – Attic, Insulation, and Ventilation
3.7.1 – Exhaust System Vents
Exhaust System Vents 1
BATHROOM FAN EXHAUSTS INTO ATTIC

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

 4 – Exterior
4.4.1 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 1
INADEQUATE ROOF CLEARANCE

The siding was in direct contact with the roof covering materials in some areas at the time of inspection. This condition can cause deterioration of the bottom edge of the siding at these locations. Ideally, there should be a minimum clearance of at least 1 1/2 inches from the bottom of the siding material to the top of the roof covering material. Recommend further evaluation by a qualified contractor to repair or replace.

4.5.1 – Eaves, Soffits & Fascia
Eaves, Soffits & Fascia 1
MOISTURE DAMAGE

Components of the eaves, facia, and/or soffit were 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.

4.12.1 – Vegetation, Grading & Drainage
Vegetation, Grading & Drainage 1
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.

4.19.1 – Decks & Balconies
Decks & Balconies 1
MISSING – LEDGER FLASHING

Flashing was missing from the ledger board. This flashing problem may allow water to enter the wall cavity or building components. A qualified contractor should evaluate and repair or replace as necessary.

4.20.1 – Railings & Handrails
Railings & Handrails 1
HORIZONTAL RAILINGS

The guard/handrail had horizontal railings. This creates a climbing risk and a fall or injury could occur if not corrected. A fall or injury could occur if not corrected. A qualified contractor should evaluate and repair or replace as necessary.

4.22.1 – Additional Structures
Additional Structures 1
RADON MITIGATION SYSTEM NOT OPERATIONAL

 I did find that the GFCI outlet in which the radon fan had been plugged in was tripped. I reset the outlet. I could not tell from there if the fan had kicked on or not.

 5 – Attached Garage
5.2.1 – Occupant Door
Occupant Door 1
NOT FIRE RATED

The inspector was unable to verify that the door was fire rated. This may be considered a fire safety hazard. The door between the garage and the house should be a solid wood door at least 1-3/8 inches thick, a solid or honeycomb-core steel door at least 1-3/8 inches thick, or a 20-minute fire-rated door. This means that should a fire occur in the garage, the occupant door does not afford protection until firemen arrive. A qualified contractor should evaluate and repair or replace as necessary.

5.4.1 – Floor
Floor 1
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.

5.5.1 – Vehicle Door
Vehicle Door 1
DAMAGE – PANELS

The garage door paneling was dented, corroded, or damaged and should be further evaluated by a qualified contractor to repair or replace it as needed.

5.6.1 – Vehicle Door 2
Vehicle Door 2 1
MISSING SPRING CONTAINMENT

The garage door was missing spring containment at the time of inspection. Extension springs should be contained by a cable that runs through the center of the springs. If a spring breaks, containment helps to prevent broken parts from flying around dangerously in the garage.  Recommend a qualified contractor to evaluate and repair or replace as needed.

5.6.2 – Vehicle Door 2
Vehicle Door 2 2
WEAK SPRINGS

The garage door was hard to lift or the spring(s) did not support the weight of the door when tested.

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

5.7.1 – Door Opener
Door Opener 1
NOT WORKING – LIGHT BULB
LEFT

The garage door opener had a light bulb that was not working. Recommend a qualified contractor to evaluate and repair or replace as needed.

5.12.1 – Faucets (Hose Bibs)
Faucets (Hose Bibs) 1
LOOSE IN WALL
GARAGE

One or more exterior faucet was loose in the wall. The faucet should be securely fastened to the wall using appropriate screws depending on the material at the location of the faucet. Recommend a qualified contractor to evaluate and repair or replace as needed.

5.12.2 – Faucets (Hose Bibs)
Faucets (Hose Bibs) 2
SIGNIFICANT LEAK – KNOB
GARAGE

The outside water faucet had a significant leak from the knob/handle when the water pressure gauge was attached. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

 6 – Interior, Doors, Windows
6.2.1 – Ceilings & Walls
Ceilings & Walls 1
Ceilings & Walls 2
TAPE PULLING

The drywall showed pulling or wrinkling of the drywall tape at the corner which may reflect structural movement in that area.  A qualified contractor should evaluate and repair or replace as necessary.

6.3.1 – Floors
Floors 1
WEAR AND TEAR

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.

6.4.1 – Doors

Doors 1

Doors 2

STRIKE NOT LATCHING
THROUGHOUT PROPERTY

The door would not latch when closed and may need adjustment at the strike plate to latch properly. A qualified contractor should evaluate and repair or replace as necessary.

6.4.2 – Doors
Doors 3
RUBS FRAME
1ST FLOOR BEDROOM

An interior door rubs at the door frame when closing. This may mean the door or frame is out of the square or that hinges may not be installed properly.

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

6.5.1 – Windows
Windows 1
NOT WORKING – BLINDS
LIVING ROOM

The window blind(s) were not working at the time of inspection. This may be that they were not retracting or possibly had damaged drawstrings. Recommend a qualified contractor to evaluate and repair or replace as needed.

6.7.1 – Electrical Fixtures & Switches
Electrical Fixtures & Switches 1
FAN WOBBLES
PRIMARY BEDROOM

The ceiling fan wobbles when operated and may need to be balanced.  A qualified contractor should evaluate and repair or replace as necessary.

6.8.1 – Stairways & Railings
Stairways & Railings 1
SPINDLE SPACING OVER 4″

At the interior stairs, the handrail had spacing between components that were too far apart. Spacing of more than 4 ” could allow a child or pet to fall through. A fall or injury could occur if not corrected.  A qualified contractor should evaluate and repair or replace as necessary.

6.9.1 – 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.

 7 – Kitchen
7.5.1 – Cabinets & Counters
Cabinets & Counters 1
OVERLAPPING

Doors handle, and/or drawers overlap and open into each other in the kitchen. This either restricts both items to be opened simultaneously, or requires one to be opened for another to be usable. Recommend a qualified contractor to evaluate and repair or replace as necessary.

7.6.1 – Electrical Outlets
Electrical Outlets 1
GFCI-NOT ALL PROTECTED

Ground fault circuit interrupter (GFCI) Protection was not provided for all kitchen electrical outlets. Although GFCI protection of kitchen outlets may not have been required at the time in which this property was built, as general knowledge of say fielding practices has improved with the passage of time building standards have changed to reflect current understanding.  A qualified contractor should evaluate and repair or replace as necessary.

7.13.1 – Dishwasher
Dishwasher 1
CONTROL PANEL DAMAGED
The dishwasher control panel was illegible, inoperable, or damaged.  A qualified contractor should evaluate and repair or replace as necessary.
7.13.2 – Dishwasher
Dishwasher 2
NOT SECURED

The dishwasher was loose and not properly secured to the countertop or cabinets. A qualified contractor should evaluate and repair or replace as necessary.

7.13.3 – Dishwasher
Dishwasher 3
NOT DRAINING

The dishwasher did not drain properly at the end of a wash cycle,  A qualified contractor should evaluate and repair or replace as necessary.

7.13.4 – Dishwasher
Dishwasher 4
DIRTY – DRAIN LINE

The dishwasher drain line was dirty and/or possibly clogged at the time of inspection. This may be related to the lack of a “high loop” in the drain line. A high loop in the drain hose is to keep water from settling in the hose to prevent any odors from backing up into the dishwasher. A smell or mold may appear if not corrected. Recommend a qualified contractor to evaluate and repair or replace as needed.

7.13.5 – Dishwasher
Dishwasher 5
NO HIGH LOOP

The dishwasher drain line came out from a low location and did not discharge into a higher drain pipe. Dishwasher drain lines require a “high loop” in the line in order to drain properly. A “high loop” may have been hidden behind the appliance itself. The high loop in the drain hose is to keep water from settling in the hose to prevent any odors from backing up into the dishwasher. Food or debris may become stuck in the line and smell or mold if not corrected. Recommend a qualified contractor to evaluate and repair or replace as needed.

 8 – Laundry
8.9.1 – Electrical Outlets
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.

8.9.2 – Electrical Outlets
Electrical Outlets 2
FACEPLATE MISSING

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

 9 – Bathroom
9.6.1 – Windows
Windows 1
BROKEN SEALS
PRIMARY BATHROOM

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.

9.10.1 – Drain Waste and Vent System
Drain Waste and Vent System 1
NOT WORKING – SINK STOPPER
PRIMARY BATHROOM LEFT SINK

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.

9.13.1 – 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. 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.

9.14.1 – Tub, Shower Area
Tub, Shower Area 1
CAULK – SHOWER PAN TOP
PRIMARY BATHROOM

The tub/shower area had deteriorated or missing sealant (caulking or grout) where the shower wall rests on the tub and/or at the inside corners. A qualified contractor should evaluate and repair or replace as necessary.

 10 – Bathroom 2
10.2.1 – Doors
Doors 1
STRIKE NOT LATCHING
1ST FLOOR BATHROOM

The door would not latch when closed and may need adjustment at the strike plate to latch properly. A qualified contractor should evaluate and repair or replace as necessary.

10.3.1 – Exhaust Fan
Exhaust Fan 1
NOT WORKING
1ST FLOOR BATHROOM

The bathroom exhaust fan did not work.  A qualified contractor should evaluate and repair or replace as necessary.

10.9.1 – Cabinets & Counters
Cabinets & Counters 1
CAULKING – BACKSPLASH

The countertop needs caulking with silicone along the backsplash.  A qualified contractor should evaluate and repair or replace as necessary.

 11 – Plumbing
11.4.1 – Water Pressure
Water Pressure 1
LOW WATER PRESSURE

The property water supply pressure was measured at the exterior faucet or laundry hose bib. Property water supply pressure was lower than the 40 pounds per square inch (PSI), which is considered inadequate by generally-accepted current standards.

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

 12 – Electrical
12.2.1 – Distribution Panels
Distribution Panels 1
INADEQUATE WORKSPACE – PANEL

The distribution panel had inadequate clear space that is 3 feet deep, 30 inches wide, and 6′ 6″ in height in front of the equipment. A qualified contractor should evaluate and repair or replace as necessary.

12.2.2 – Distribution Panels
Distribution Panels 2
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 to.

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

12.2.3 – Distribution Panels
Distribution Panels 3
Distribution Panels 4
MISSING – MANUFACTURERS LABEL

The manufacturer’s label was missing, partial, or illegible on 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.

12.2.4 – Distribution Panels
Distribution Panels 5
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.

12.8.1 – Service Drop
Service Drop 1
TREE LIMBS IN CONTACT

The main service drop was in contact with tree limbs at the time of the inspection. Recommend a qualified contractor to evaluate and trim tree branches as needed.

 13 – Water Heating Equipment
13.1.1 – 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.

13.12.1 – Operation & Response to Controls
Operation & Response to Controls 1
FLAMES

Flames were not entirely burning a blue color. Orange and yellow flames may be an indicator that the fuel-air mixture is not right and gas may not be burning as efficiently as possible. Recommend a qualified contractor evaluate to adjust, repair, or replace fuel-burning components as necessary.

 14 – Heating
14.1.1 – 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.

14.10.1 – Blower
Blower 1
BLOWER, CABINET DIRTY

The blower motor, wheel, and/or cabinet appeared to be dirty at the time of inspection. Blower fans/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.

14.12.1 – Heating System Ignition & Operation
Heating System Ignition & Operation 1
FLAMES

The heating system did fire and appeared to be in a 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.

 17 – Well Water
17.1.1 – Well Pump Rate
DECREASED FLOW – DRAWDOWN

A good drawdown occurred during the well-flow test. A “Drawdown” is the amount of water a pressure tank can hold and expel without the help of a good pump motor refilling the pressure tank – This is typically 30-50% of a pressure tank’s total capacity. The motor(s) will need to turn on in order to release an amount of water greater than the tank’s drawdown amount, and therefore can result in a brief decreased flow or “drawdown” period while the tank is recovering. Further analysis is recommended should drawdowns become more frequent. Any further deficiencies or limitations of this decreased flow will be listed in this report.

The well stopped producing after one hour and 45 minutes. Cisterns had not been tapped. Valves on cisterns that are resistant to normal use. I do not force the valves for fear of damaging them.

17.2.1 – Water Pressure
LOW WATER PRESSURE

The property water supply pressure was measured at the exterior faucet or laundry hose bib. Property water supply pressure was lower than the 40 pounds per square inch (PSI), which is considered inadequate by generally-accepted current standards.

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

The pressure gauge on the pressure tank reads 40 psi which is the minimum required for acceptable water pressure. A test on the outside garage hose bib read low. This may indicate a faulty pressure gauge at the pressure tank or a decrease in pressure in the line somewhere between the pressure tank and the point of use. This discrepancy between pressure gauges should be investigated by a plumber or well water professional and repaired or replaced as necessary.

17.3.1 – Well Components Inspected
PRESSURE TANK UNDERSIZED

While the pressure tank appeared to be in a serviceable condition at the time of the inspection, it may be undersized given the square footage of the house and the number of bathrooms. A qualified contractor should evaluate and then repair or replace as advised.

17.3.2 – Well Components Inspected
CISTERN VALVES RESISTANT

The property had four above-ground cyst turn tanks in the pump room. Each of these had a valve that allowed flow into the pump and thereby into the house. I tested each of these valves. They were resistant to normal use. I did not force them open for fear of causing damage. A qualified plumber or well water professional should investigate and repair or replace as necessary.