INSPECTION DETAILS
Roof
Attic, Insulation and Ventilation
Attic, Insulation and Ventilation 2
Exterior
Attached Garage
Detached Garage
Interior, Doors, Windows
Kitchen
Laundry
Bathroom
Bathroom 2
Plumbing
Electrical
Water Heating Equipment
Heating
Cooling – Evaporative Cooler
Infrared Thermal Imaging
Wood Destroying Organisms
Limited Mold Inspection
Premier Partners
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.
Gutters were noticeably flat or sloped “away from” the downspouts, which will prevent the water from being properly drained through the downspouts and away from the foundation.
This may even cause the water to overflow and cause damage to exterior walls and siding, or 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. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
The insulation is thinner than current thermal resistance (R-value) standards.
Recommend a qualified contractor evaluate and repair or replace as needed.
There appeared to be debris, cardboard, plastic, wood, etc. on the insulation. This configuration could lead to a possible mold environment. The inspector recommends that it be removed.
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.
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 concrete driveway was moderately cracked. 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.
The exterior of garage door has one or more damaged panels. A qualified contractor should inspect and repair as necessary and according to current standards.
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.
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.
An exterior electrical outlet was loose in the wall. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
One or more electrical outlets were not grounded. A qualified contractor should evaluate and repair or replace as necessary.
A window appeared fogged windowpane (a lost seal) from the exterior at the time of inspection.
If multiple-pane windows appear misty or foggy, it means that the seal protecting the window assembly has failed, and condensation has formed in between the two panes of glass. Â Condensation in double-paned windows indicates that the glazing assembly has failed and needs repair or replacement. Â Visible condensation can damage glazing and is the main indication of sealant failure. Â Condensation is not always visible. Â If the failure is recent, a failed window may not be obvious, since condensation doesn’t usually form until the window is heated by direct sunlight. Windows in the shade may show no evidence of failure, so it is nearly impossible to observe and report all failed double-paned windows.
A qualified contractor should evaluate and repair or replace as necessary and 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 property had areas of neutral or negative drainage, which will route runoff from precipitation to the foundation. Â 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.
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.
The exterior foundation wall had shrinkage crack(s.) A qualified contractor should evaluate and repair or replace as necessary.
A trip hazard was present at a step. This condition is a safety hazard and could result in injury if not corrected.
Recommend further evaluation from a qualified contractor to repair or replace as needed.
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.
The guard/hand rail 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.
A handrail was not graspable. Â Graspable is considered 2 inches across the upward face of the rail.
Correction and further evaluation is recommended.
Improper gap between stairs and railing. Â This is a safety hazard, especially for small children.
An opening, on the open side of a stairs, and bottom rail of the guard should not allow the passage of a sphere 6 inches in diameter.
Correction and further evaluation is recommended.
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.
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 concrete floor in the garage was moderately cracked. 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.
The weather stripping at the garage door is damaged or insufficient.
A qualified contractor should evaluate and repair or replace as needed.
An extension cord was being used to power the garage door operator. Extension cords are for temporary use only, and the operator should be plugged into a dedicated outlet. Recommend a qualified contractor evaluate and update to current building standards 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, 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.
An exterior entry door had an opening that was too wide leaving a gap or daylight around the door. Â A qualified contractor should evaluate and repair or replace as necessary.
The exterior entry door rubs the frame when being pushed closed. Door frame may be out of square or, door installation may need adjustment. Recommend a qualified contractor evaluate further and repair or replace as needed.
An opening was noted in the drywall or gypsum board of the garage.
There must not be any openings in the drywall of the garage. All openings must be patched and repaired properly.
There must be at least 1/2-inch thick gypsum board or equivalent applied to the garage side to separate the garage and the house or attic space.
There must be at least 5/8-inch thick Type X gypsum board or equivalent applied to the garage side to separate the garage from the habitable room above the garage.
The weather stripping at the garage door is damaged or insufficient.
A qualified contractor should evaluate and repair or replace as needed.
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.
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.
An outlet was tested that did not have power or did not work.
Recommend a qualified contractor evaluate and repair or replace as needed.
A window had cracked glass or windowpane.
A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
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.
The ceiling and/or walls showed various signs of minor defects at numerous locations including all or some of the following: damage, cracks, holes, previous repairs, and/or improper repairs. A representative number of pictures were taken to provide an example. Should any of these issues appear excessive we recommend a qualified contractor should evaluate and repair or replace items as necessary.
The ceiling showed wet staining indicating moisture intrusion did or does still exist. Â A qualified contractor should evaluate and repair or replace as necessary.
There appeared to be heat stains on some of the ceilings.
The carpet revealed a seam. Â 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. Â 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. Â A qualified contractor should evaluate and repair or replace as necessary.
The door was missing. Â A qualified contractor should evaluate and repair or replace as necessary.
A window had a sash that was difficult to slide or operate to get opened/closed. Â A qualified contractor should evaluate and repair or replace as necessary.
The window had a cracked or broken glass pane. Â 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 interior stairs, the handrail was loose. Â A fall or injury could occur if not corrected. A qualified contractor should evaluate and repair or replace as necessary.
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. Â 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.
The fireplace had a build-up of soot or creosote within the fire box. Recommend a qualified contractor evaluate further and clean as needed.
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.
The sink faucet leaked. Â A qualified contractor should evaluate and repair or replace as necessary.
The sink sprayer was leaking. Â A qualified contractor should evaluate and repair or replace as necessary.
The food waste disposer was missing the wiring connector (clamp and bushing). Â A qualified contractor should evaluate and repair or replace as necessary.
The vent hood light was not working at the time of inspection. Â A qualified contractor should evaluate and repair or replace as necessary.
The vent hood was noisy or vibrates when on. Â 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 drain at the laundry sink was leaking at a connection at the time of inspection. Â 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.
An electrical outlet was not working. A qualified contractor should evaluate and repair or replace as necessary.
A shower supply arm was loose in the wall. Â 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.
The bathroom exhaust fan was very dirty and possibly clogged. Â 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.
An electrical outlet was wired to a light fixture and is not separate. Â A qualified contractor should evaluate and repair or replace as necessary.
The counter top needs caulking with silicone along the back splash. Â A qualified contractor should evaluate and repair or replace as necessary.
The sink drain was missing a P-Trap. Â A qualified contractor should evaluate and repair or replace as necessary.
A shower supply arm was loose in the wall. Â 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.
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 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.
Screws / fasteners were missing at the electrical panel cover. A qualified contractor should evaluate and repair or replace as necessary.
Exposed live electrical wires were present in panel. A qualified contractor should evaluate and repair or replace as necessary.
One or more wire appears to be melted from overheating near circuit breakers.
A qualified contractor should evaluate and repair or replace as necessary.
The water heater was at or beyond its warranty and/or expected life expectancy.
The water heater age (2000) 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 combustion air supply for this appliance was not present. A qualified contractor should evaluate and make necessary corrections according to current standards.
Fresh air supply is recommended by manufacturers for efficient operation of fuel burning appliances. Years ago, the air could come from inside or outside the building, however, more recent standards prefer for combustion air to come from the outside only.
The TPRV pipe did not conspicuously terminate within 6 inches of the floor. This may allow high pressure hot water to cause unnecessary damage. 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.
Flames were not entirely burning a blue color. Orange and yellow flames may be an indicator 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.
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 (2005) 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.
The combustion air supply for this appliance was not present. A qualified contractor should evaluate and make necessary corrections according to current standards.
Fresh air supply is recommended by manufacturers for efficient operation of fuel burning appliances. Years ago, the air could come from inside or outside the building, however, more recent standards prefer for combustion air to come from the outside only.
The gas supply line lacked a sediment or drip leg. This condition could allow small particles in the gas supply to enter the mechanical. A qualified contractor should evaluate then repair or replace as advised.
The heating system cabinet was corroded, rusted or damaged in some areas. A qualified contractor should evaluate and repair or replace as necessary.
The blower motor and/or wheel appeared to be dirty at the time of inspection. Blower fan motors and fan 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.
The reservoir appeared to be leaking at the time of inspection. Recommend a qualified contractor evaluate and repair or replace as necessary.
The reservoir appears to be corroded or rusted in areas. Recommend a qualified contractor evaluate and repair or replace as necessary.
An infrared inspection of the building envelope from the interior revealed a temperature anomaly in the insulation and or the presence of moisture intrusion. A qualified contractor should evaluate and repair or replace as necessary.
NOTE: Many factors can affect the ability to detect any anomalies including indoor air temperature, outside air temperature, shade/time of day, weather conditions, humidity levels, insulation type, exterior siding type, and more.
