2 – Roof

2.2.1 – Roof Covering
Roof Covering 1
Roof Covering 2
MINOR DAMAGE/EROSION

The roof covering material had minor damage or erosion in areas. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

2.3.1 – Roof Structure
 Roof Structure 1
RIDGE/RAFTER SAG
NORTH SIDE ROOF

The inspector observed that the roof ridge/rafter sagged visibly. This condition could increase unless the structural problem is corrected. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

2.8.1 – 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 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.

 3 – Attic, Insulation and Ventilation
3.4.1 – Insulation in Attic
Insulation in Attic 1
COMPRESSED – INSULATION

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.

3.5.1 – Ventilation in Attic
VENTILATION INADEQUATE

Ventilation may have been insufficient at the time of the inspection.

Inadequate attic ventilation can cause the attic to overheat, causing heat damage to the roof covering, which results in a decreased life expectancy. Adequate ventilation of the attic will actually help prolong the life expectancy of the roof covering and help stabilize interior temperatures when heating and cooling is in use.

Recommend a qualified contractor evaluate to ensure all attic ventilation is unobstructed and fully functional and/or install additional ventilation as needed.

 4 – Exterior
4.4.1 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 1
Wall-Covering, Flashing & Trim 2
DETERIORATION

The exterior wall covering is beginning to deteriorate or has deteriorated.

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

4.4.2 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 3
Wall-Covering, Flashing & Trim 4
PEELING PAINT

Peeling paint was present in areas.

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

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.

4.5.2 – Eaves, Soffits & Fascia
Eaves, Soffits & Fascia 2
WASP NEST

It Wasp nest is present at the time of inspection. Recommend removing by qualified contractor.

4.6.1 – Exterior Doors
Exterior Doors 1
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.

4.6.2 – Exterior Doors
Exterior Doors 2
PEELING PAINT

An entry door had areas of peeling paint.  A qualified contractor should evaluate and repair or replace as necessary.

4.7.1 – Electrical Fixtures
Electrical Fixtures 1
Electrical Fixtures 2
DEFECT – ELECTRICAL

I observed indications of an electrical defect at the exterior. A qualified contractor should evaluate and make necessary repairs.

4.11.1 – Walkways
Walkways 1
CRACKING – MODERATE

There were signs of moderate cracking on the walkway(s) in areas. Cracks that progress to a separation of 1/4″ and more would be an indication of settlement, heaving, or structural problems. Cracks may present a tripping hazard. A qualified contractor should evaluate and repair as necessary.

4.11.2 – Walkways
Walkways 2
HEAVING AND/OR SETTLING

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.

4.11.3 – Walkways
Walkways 3
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.

4.12.1 – 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 is recommended by a qualified contractor

4.14.1 – Exterior Faucets (Hose Bibs)
Exterior Faucets (Hose Bibs) 1
DRIPS AT KNOB

The outside water faucet drips at the knob when turned on. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

4.17.1 – Exterior Foundation Wall
Exterior Foundation Wall 1
MINOR DAMAGE TO CONCRETE

The visible concrete foundation wall surface was damaged or deteriorated in areas. Recommend a qualified contractor evaluate and repair or replace as needed.

4.19.1 – Decks & Balconies
Decks & Balconies 1
ALGAE – FLOORING

The exterior deck floor has algae growth which can deteriorate wood. A qualified contractor should evaluate and repair or replace as necessary.

4.19.2 – Decks & Balconies
Decks & Balconies 2
Decks & Balconies 3
CONTACT WITH GROUND

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.

4.19.3 – Decks & Balconies
Decks & Balconies 4
Decks & Balconies 5
Decks & Balconies 6
CRACKED, SPLIT WOOD – DECK
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.

4.19.4 – Decks & Balconies
Decks & Balconies 7
MISSING – LEDGER FLASHING

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.

4.19.5 – Decks & Balconies
Decks & Balconies 8
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.

4.20.1 – Railings & Handrails
Railings & Handrails 1
MISSING – HANDRAIL
A stairway of more than 3 steps or drop of over 30″ was missing a handrail.

4.21.1 – Roof Drainage – Downspouts & Extensions

Roof Drainage - Downspouts & Extensions 1
MISSING – EXTENSIONS

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
5.2.1 – 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 garage, the occupant door does not afford protection until firemen arrive. A qualified contractor should evaluate and repair or replace as necessary.

5.2.2 – Occupant Door
Occupant Door 2
NOT SELF CLOSING

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.

5.6.1 – Door Opener
Door Opener 1
MISSING – REVERSE SENSORS
The automatic reverse sensors are missing.

These are a safety feature to prevent injury, and should be installed no more than 6 inches away from the floor.

 6 – Interior, Doors, Windows
6.2.1 – Ceilings & Walls
Ceilings & Walls 1
ASBESTOS CEILING

The property had ceiling materials that may contain asbestos. Ceiling tiles or popcorn texture were manufactured or installed using asbestos as late as the early 90s.

In the past, asbestos fibers were added during the production to strengthen and increase durability. Materials that contain asbestos, when intact and in good condition, is generally considered non-friable and is not hazardous. Heat, water, weathering or aging can weaken asbestos materials to the point where it is considered friable. Friable material includes any material containing more than 1 percent asbestos that can be crumbled, pulverized or reduced to powder with hand pressure. This includes previously non-friable material which has been damaged to the extent that it may be crumbled, pulverized or reduced to powder by hand pressure and can also be made friable during its removal. Friable materials can release asbestos fibers into the air. Once in the air, asbestos fibers present a health hazard to people who inhale those fibers.

6.2.2 – Ceilings & Walls
Ceilings & Walls 2
CRACKING AROUND WINDOW

There was cracking around some windows on the interior (where the window meets the wall).  A qualified contractor should evaluate and repair or replace as necessary.

6.2.3 – Ceilings & Walls
Ceilings & Walls 3
MINOR CRACKS-CEILING
Minor cracking was visible on the interior ceilings.  A qualified contractor should evaluate and repair or replace as necessary.
6.2.4 – Ceilings & Walls
Ceilings & Walls 4
MINOR CRACKS-WALLS
Minor cracking was visible on the interior walls.  A qualified contractor should evaluate and repair or replace as necessary.
6.3.1 – Floors
Floors 1
CARPET STAINS
The carpet was stained in areas. A qualified contractor should evaluate and repair or replace as necessary.
6.5.1 – 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.
6.5.2 – Windows
Windows 2
WORN OR NEARING THE END OF LIFE EXPECTANCY
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.
6.8.1 – Stairways & Railings
Stairways & Railings 1
NO RETURN AT ENDS

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.

6.9.1 – Smoke & CO Detectors
Smoke & CO Detectors 1
Smoke & CO Detectors 2
Smoke & CO Detectors 3
SMOKE DETECTOR MISSING

The smoke detector was missing. A qualified person should 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.

6.9.2 – Smoke & CO Detectors
Smoke & CO Detectors 4
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 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
7.11.1 – Water Supply Shutoff Valves
Water Supply Shutoff Valves 1
LEAKING
The water supply valve was leaking at the time of inspection.  A qualified contractor should evaluate and repair or replace as necessary.
7.17.1 – Refrigerator
Refrigerator 1
NOT COOLING PROPERLY

The refrigerator/freezer was not cooling at proper temperatures.  It is recommended that a refrigerator cool around 38 degrees while a freezer cool around zero degrees.  A qualified contractor should evaluate and repair or replace as necessary.

 8 – Laundry
8.4.1 – Exhaust Fan
NO VENT NO WINDOW

The laundry room did not have an exhaust fan or an openable window. A qualified contractor should evaluate, then repair or replace as advised.

8.9.1 – Electrical Outlets
Electrical Outlets 1
GFCI PROTECTION 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
9.5.1 – 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 evaluate and replace the floor covering materials as needed.

9.7.1 – Electrical Outlets
Electrical Outlets 1
LOOSE – OUTLET
An electrical outlet was loose in the wall. A qualified contractor should evaluate and repair or replace as necessary.
9.12.1 – Plumbing Fixtures
Plumbing Fixtures 1
LOOSE IN WALL – SHOWER ARM

A shower supply arm was loose in the wall.  This will cause caulking/sealant to deteriorate at an accelerated rate and may allow water to enter the wall. Over time, this could potentially put added stress on the plumbing connections and develop a leak. Recommend a qualified contractor evaluate and repair or replace it as necessary.

9.13.1 – Toilets
Toilets 1
LOOSE-TOILET TO TANK
The toilet was loose at the tank to toilet connection.  A qualified contractor should evaluate and repair or replace as necessary.
 10 – Bathroom 2
10.10.1 – Drain Waste and Vent System
Drain Waste and Vent System 1
Drain Waste and Vent System 2
FLEX PIPE

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.

10.12.1 – Plumbing Fixtures
Plumbing Fixtures 1
LEAK – SHOWER HEAD

There was a leak at the shower head connection at the time of inspection. Recommend a qualified contractor evaluate and repair or replace as necessary.

 11 – Bathroom 3
11.10.1 – Drain Waste and Vent System
Drain Waste and Vent System 1
CLOGGED/SLOW – SINK DRAIN

The sink drain line was clogged or drains slowly. A qualified contractor should evaluate and repair or replace as necessary.

11.10.2 – Drain Waste and Vent System
Drain Waste and Vent System 2
MISSING – SINK DRAIN STOPPER

The sink drain stop was missing, damaged or did not operate properly.  A qualified contractor should evaluate and repair or replace as necessary.

 13 – Electrical
13.2.1 – 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.

13.2.2 – 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 too.

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

13.2.3 – Distribution Panels
Distribution Panels 3
MISSING – MANUFACTURERS LABEL

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

 14 – Water Heating Equipment
14.1.1 – General Information
General Information 1
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.

14.3.1 – Pipe Connections
Pipe Connections 1
CORRODED – PIPE FITTINGS

Pipe fittings at the water heating equipment were corroded. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

14.3.2 – Pipe Connections
Pipe Connections 2
SADDLE VALVE

A saddle valve was present at the plumbing at the time of inspection. They are prone to leak over time as the rubber seal will eventually deteriorate and they clog up as calcium deposits build up at the small opening. Recommend a qualified contractor evaluate and replace it with a permanent valve as needed.

 15 – Heating
15.1.1 – Heating System Information
Heating System Information 1
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 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

 16 – Cooling
16.1.1 – Cooling System Information
Cooling System Information 1
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 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

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.

16.6.1 – Cooling System Operation
COOLING SYSTEM DID NOT OPERATE

The cooling system did not operate at time of inspection. A qualified contractor should evaluate and repair/replace as necessary.

 20 – Structural Crawlspace
20.7.1 – Ventilation
NEEDED – PASSIVE VENTS

There were not passive vents installed for the crawlspace at the time of inspection. If a crawlspace is not a conditioned air space, it is recommended to have passive vents in order to maintain satisfactory heat and humidity levels.