Roof
Attic, Insulation and Ventilation
Exterior
Attached Garage
Interior, Doors, Windows
Kitchen
Laundry
Bathroom
Bathroom 2
Bathroom 3
Electrical
Plumbing
Water Heating Equipment
Cooling
Cooling 2
Heating
Structural Basement
Structural Crawlspace
Mold Inspection
Premier Partners
The roof covering material was damaged/deteriorated in some areas. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
Shingle cupping was observed at the time of inspection. Shingle cupping refers to shingle deformation or distortion. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
The roof covering appeared to be at or near the end of its serviceable life. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
The drip edge flashing along the rake/eave was missing in areas. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
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 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.
Signs of previous water penetration or intrusion into the attic. Water marks or stains were observed. Recommend asking seller if there’s any recent incidents that have been documented or mitigated.
Further evaluation is recommended.
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.
The insulation is thinner than current thermal resistance (R-value) standards.
Recommend a qualified contractor evaluate and repair or replace as needed.
Splice/Junction box was missing a cover plate. A qualified contractor should evaluate and repair or replace as necessary.
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.
The driveway surface was pitted in areas. A qualified contractor should evaluate and repair or replace as necessary.
The siding and/or trim was damaged in areas of the exterior.
A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
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.
The exterior wall-covering material was loose in one or more areas.
A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
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.
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.
An exterior entry door had an opening that was too wide leaving a gap or daylight around the door. A qualified contractor should evaluate and repair or replace as necessary.
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 is recommended by a qualified contractor
Consideration should be given to trimming or even removing large tree(s) located close to the structure. We suggest consultation with a tree specialist. Evaluating trees lies beyond the scope of the general property inspection.
Recommend a qualified contractor evaluate and repair or replace as necessary.
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.
The tree limbs that are in contact with the roof or hanging near the roof should be trimmed. Evaluating trees lies beyond the scope of the general property inspection.
Recommend a qualified contractor evaluate and repair or replace as necessary.
Large trees near the house have branches which 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 evaluate and repair or replace as necessary.
The exterior isolation valves were not present. The sprinkler system valves were not operated or activated. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
Railings were loose at the exterior deck at the time of inspection. recommend a qualified contractor evaluate and repair or replace as needed.
The exterior deck floor and/or other components were peeling paint. A qualified contractor should evaluate and repair or replace as necessary.
Peeling paint was present in areas.
Recommend a qualified contractor should evaluate and repair or replace as needed.
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.
Downspout(s) need reconnecting to existing drain line. 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 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.
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 garage, the occupant door does not afford protection until firemen arrive. A qualified contractor should evaluate and repair or replace as necessary.
The door between the garage and the living space failed to close by itself. Modern safety requirements require that the door between the home interior and the garage be self-closing for safety reasons related to fire hazard and toxic fumes. A qualified contractor should evaluate and repair or replace as necessary.
The door swings over the top step of the stairway when opened. This can lead to a fall and is considered a safety hazard. A qualified contractor should evaluate and repair or replace as necessary.
An opening was in the drywall or gypsum board of the garage.
The wall to separate the garage and living areas, including an attic wall, should be fire-rated. This wall must be covered with at least 1/2-inch thick (and preferably 5/8-inch thick Type X) gypsum board or equivalent applied to the garage side.
Recommend a qualified contractor evaluate and repair and seal all openings as necessary.
The garage door panelling was dented, corroded, or damaged and should be further evaluated by a qualified contractor to repair or replace as needed.
The garage door was missing weather stripping or did not evenly seal at the floor or sides of the door. A qualified contractor should evaluate and make adjustments, repair, or replace as necessary.
Ground Fault Circuit Interrupter (GFCI) protection was not provided for all the garage electrical outlets. A qualified contractor should evaluate and implement according to current standards.
Although GFCI protection of garage circuits may not have been required at the time in which this property was built, GFCI protection is now 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.
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.
One or more electrical outlets were not grounded. A qualified contractor should evaluate and repair or replace as necessary.
The ceilings showed signs of minor damage and wear. 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 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 window had a sill and/or surround that was damaged. A qualified contractor should evaluate and repair or replace as necessary.
Windows installed in the home appeared to be worn or aged. This apparent condition can mean the windows are deteriorated or difficult to operate, and can also mean they are not consistent with current efficiency standards. They were possibly original and were either at or near their serviceable lifespan. Recommend further evaluation by a qualified contractor and budgeting for potential future replacement.
At the time of the inspection, the property did not have emergency escape and rescue openings which met generally-accepted current standards. Egress opening requirements:
For safety reasons, all sleeping room and basements greater than 200 square feet and new properties should meet the generally-accepted current standards for emergency escape and rescue openings, which include the following requirements:
1. Sill height shall not exceed 44 inches above the floor.
2. Minimum net clear opening shall be 5.7 square feet; exception – grade level windows
may have a minimum clear opening of 5 square feet.
3. Minimum net clear opening height shall be 24 inches.
4. Minimum net clear opening width shall be 20 inches.
An interior handrail was not continuous throughout an interior stairway.
Handrails for stairs must be continuous for the full length of the stairway.
At the interior stairs, the handrail had a railing end that did not return to the wall or post. A fall could occur if something (purse, backpack etc.) caught the end of the railing when descending. A fall or injury could occur if not corrected. A qualified contractor should evaluate and repair or replace as necessary.
The smoke detector did not work when tested. 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 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.
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 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.
The gas-fueled fireplace pilot would not light. The fireplace and components could not be inspected for proper operation. A qualified contractor should evaluate and repair as necessary.
The gas fireplace did not respond to available controls and was not operational. A qualified contractor should evaluate and repair or replace as necessary.
Excessive lint, dust and/or debris was built up in the pilot ignition compartment. Recommend further evaluation and proper cleaning by a qualified professional.
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 counter top needs caulking with silicone around the sink. 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.
The counter top was loose and not fastened securely. A qualified contractor should evaluate and repair or replace as necessary.
The door was missing. A qualified contractor should evaluate and repair or replace as necessary.
There was no ventilation (exhaust fan or openable window) In the laundry area. Normally an exhaust fan or an openable window is needed for proper ventilation. A qualified contractor should evaluate and repair or replace as necessary.
The laundry room did not have an exhaust fan or an openable window. A qualified contractor should evaluate, then repair or replace as advised.
The paint was peeling in areas. A qualified contractor should evaluate and repair or replace as necessary.
A dyer vent connection was installed in the laundry area. The dryer vented into a canister. This condition is improper and inadequate and may result in excessively high humidity levels in the home. Excessively high humidity can damage home materials or components and may encourage the growth of microbes such as mold. This condition can also result in the accumulation of lint, which is a potential fire hazard. The inspector recommends proper installation of an Underwriter’s Laboratory (UL) approved dryer vent for safety reasons. Dryer vents should be cleaned annually to help ensure that safe conditions continue to exist.
The counter top needs caulking with silicone along the back splash. A qualified contractor should evaluate and repair or replace as necessary.
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 floor covering was not sealed at the edges and may allow moisture intrusion. 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/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.
There were “nail pops” 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.
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 sink drain line was clogged or drains slowly. A qualified contractor should evaluate and repair or replace as necessary.
Flexible drain lines can clog, leak or fail. Flex lines design includes multiple folds in which moisture may become trapped and mold may grow. A qualified contractor should evaluate and repair or replace as necessary.
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.
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.
Some or all circuit breakers were a brand different from the main panel brand. Circuit breakers made by different manufacturers vary in design, therefore panel manufacturers require their own manufactured breakers to be used. Select brands are interchangeable, and there are some “semi” universal breaker types or panel types.
Using incompatible breakers in the panel of another manufacturer may result in poor connections which can create a potential fire or shock/electrocution hazard. A qualified contractor should evaluate and repair or replace as necessary.
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.
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 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.
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 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 Estimated Life Expectancy Chart for Homes
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.
The exterior compressor unit was not level. Over time, this may result in noisy fan operation, damage to the fan bearings and a shortened fan lifespan, or it may result in movement of the compressor housing which can cause leaks in refrigerant lines resulting in expensive service. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
Due to the current conditions at the time of inspection, the air conditioner is recommended to be cleaned, evaluated, and serviced by a qualified contractor. Consult with your real estate agent for your available options prior to closing.
Surface and/or interior components of the AC condenser showed rust in areas. Recommend a qualified contractor evaluate, service, and repair or replace as necessary.
The cooling system turned on but did not operate as expected by producing adequate conditioned cooled air. An ambient air test was performed to determine if the difference in temperatures of the supply and return air was between 14 degrees and 22 degrees. A qualified contractor should evaluate and repair/replace as necessary.
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.
There was dense vegetation around the exterior cooling unit. When vegetation is too close to the unit, it can limit heat dissipation and limit effectiveness.
A qualified contractor should evaluate and cut back vegetation as necessary to improve performance.
The exterior compressor unit was not level. Over time, this may result in noisy fan operation, damage to the fan bearings and a shortened fan lifespan, or it may result in movement of the compressor housing which can cause leaks in refrigerant lines resulting in expensive service. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
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.
The heating system cabinet was corroded, rusted or damaged in some areas. A qualified contractor should evaluate and repair or replace as necessary.
The crawl space insulation is not properly secured and loose in areas. A qualified contractor should evaluate and repair or replace as necessary.
