Inspection Detail
Roof
Attic, Insulation and Ventilation
Exterior
Attached Garage
Interior, Doors, Windows
Kitchen
Bathroom
Bathroom 2
Bathroom 3
Bathroom 4
Bathroom 5
Laundry
Plumbing
Electrical
Heating
Cooling
Water Heating Equipment
Structural Crawlspace
Structural Basement
Infrared Thermal Imaging
Wood Destroying Organisms
Limited Mold Inspection
Premier Partners
2 – Roof
2.2.1 – Roof Covering
Some of the shingles appeared to be de-granulated and had minor hail dings in areas at the front of the home. A qualified contractor should evaluate and repair or replace as necessary.
One or more combustion exhaust flue(s) showed signs of rust/corrosion. A qualified contractor should evaluate and repair or replace as necessary.
One or more combustion appliance exhaust flue(s) did not extend far enough above the roof. To ensure proper and safe operation, exhaust flues should extend at least 3 feet above the roof, and 2 feet above any portion of the roof within 10 feet (measured horizontally). A qualified contractor should evaluate and repair or replace as necessary.
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.
HEAVING AND/OR SETTLINGThe 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 wall was bowed or bulges in areas. A qualified contractor should evaluate and repair or replace as necessary.
The exterior wall covering is beginning to deteriorate or has deteriorated.
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 locking hardware is damaged or not installed properly and the door isn’t able to be locked. Recommend a qualified contractor evaluate and repair or replace as needed.
The property had basement windows at grade level without window wells installed. This could allow water intrusion into property at this point. A qualified contractor should evaluate and repair/replace as necessary.
Cracking or separation was present at the concrete step(s) in areas. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
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.
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
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.
A wood support post or wood portion of the deck was in direct contact with the ground/dirt. The wood should be pressure treated and ideally be: placed in a metal bracket and/or cement casing, and have clearance from the ground level. Wood in direct contact with dirt will wick up ground moisture and deteriorate at an accelerated rate if routine maintenance is not kept.
Recommend a qualified contractor evaluate and repair or replace as needed.
Cracked or split boards were present at the deck. This condition is a structural defect and potential safety hazard.
A qualified contractor should evaluate and repair or replace as necessary.
There were deteriorated flooring components visible at the deck. Depending on the severity of the deterioration, use of the deck should be cautiously monitored.
A qualified contractor should evaluate and repair or replace as necessary.
A support post was leaning at the deck. A qualified contractor should evaluate and repair or replace as necessary.
Flashing was missing at the ledger board. This flashing problem may allow water to enter into the wall cavity or building components. A qualified contractor should evaluate and repair or replace as necessary.
The guard/hand rail was loose and should be secured. A fall or injury could occur if not corrected. A qualified contractor should evaluate and repair or replace as necessary.
One or more downspout extensions were not properly positioned. Extensions should be properly attached with a proper slope to guide run-off 5 feet away from the foundation structure.
Recommend a qualified contractor evaluate and repair or replace as necessary.
Indications of movement from heaving/settling of the concrete floor were present in the garage. Significant movement may be a compromise the structural integrity of the foundation or structure of the garage which only a qualified structural engineer could comment after further analysis. A qualified contractor should evaluate and repair or replace as necessary.
Minor cracking was visible on the interior ceilings. A qualified contractor should evaluate and repair or replace as necessary.
There were “nail pops” visible on the interior ceilings. A qualified contractor should evaluate and repair or replace as necessary.
The window did not lock properly. A qualified contractor should evaluate and repair or replace as necessary.
Signs of water penetration was present at the window(s). A qualified contractor should evaluate and repair or replace as necessary.
A window sash would not stay up/open at the time of inspection. The window may have had damaged spring rails or springs that were damaged or weak. If this is an older counterweighted window, the counterweights may need to be adjusted. Recommend a qualified contractor evaluate and repair or replace it as necessary.
The ceiling fan did not respond to any wall switches. The fixture may be wired to be controlled by a remote but there was not remote available at the time of inspection. 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. A qualified contractor should evaluate and repair or replace 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.
No ground fault circuit interrupter (GFCI) protection was provided for kitchen electrical outlets. Although GFCI protection of kitchen circuits may not have been required at the time in which this property was built, as general knowledge of safe building practices has improved with the passage of time building standards have changed to reflect current understanding. The inspector recommends updating the existing kitchen electrical circuits to provide GFCI protection. This can be achieved by:
1. Replacing the current standard outlets with GFCI outlets.
2. Replacing the first circuit outlet located closest to the main electrical service panel with the GFCI outlet
3. Replacing the breaker currently protecting the electrical circuit that contains these outlets with the GFCI breaker.
A qualified contractor should evaluate and repair or replace as necessary.
The walls had signs of a previous repair. A qualified contractor should evaluate and repair or replace as necessary.
An electrical outlet was loose in the wall. A qualified contractor should evaluate and repair or replace as necessary.
The sink drain line was clogged or drains slowly. A qualified contractor should evaluate and repair or replace as necessary.
The hot water in the shower did not get over 100 degrees whereas the nearby faucets did. This may indicate that either the mixing valve (safety feature to limit potential scalding) or control cartridge needs adjustment to achieve a hot shower. There may be a more significant issue, that only further evaluation can reveal.
Hot and cold supply was installed correctly and the property’s overall hot water temperature was within an acceptable range.
Recommend a qualified contractor evaluate and repair or replace as necessary.
The bathroom exhaust fan was very dirty and possibly clogged. A qualified contractor should evaluate and repair or replace as necessary.
The diverter valve that diverts water from the tub spout to the shower head was leaking while in the shower position. This may be an indication of the valve beginning to fail.
A qualified contractor should evaluate and repair or replace as necessary.
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.
There was not an exhaust fan in the bathroom. An exhaust fan or an openable window is needed for proper ventilation.
Some bathroom designs may require installing an exhaust fan in addition to an openable window to achieve proper ventilation.
Should proper ventilation rely solely on an openable window, the window may need to be opened during adverse weather conditions for the ventilation to happen. Using an exhaust fan is the recommended alternative.
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. A qualified contractor should evaluate and repair or replace as necessary.
The tub/shower drain line was clogged or drains slowly. A qualified contractor should evaluate and repair or replace as necessary.
The tile floor had missing or damaged grout. A qualified contractor should evaluate and repair or replace as necessary.
The toilet seat was loose or damaged. A qualified contractor should evaluate and repair or replace as necessary.
The sink drain line was clogged or drains slowly. 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 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 evaluate and repair or replace as necessary.
The property contained a pit for a sump pump, but no pump was installed. The water level in the sump pit at the time of the inspection was higher than what is considered acceptable. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
A sump pump system protects the property from water intrusion by discharging rising groundwater or by routing surface drainage via the property perimeter drain to the pit, from where it is discharged by the pump to the exterior of the property or to a waste pipe or storm drain. Sump pumps require periodic maintenance to ensure that they work when they’re needed and should be tested on an annual basis to ensure they are in working order. The pumps can be tested by lifting the float, but to avoid potential shock/electrocution hazard testing should be performed using a tool which will not conduct electricity. Pumps have a filter that should be cleaned during routine maintenance.
Based on the age of the heating system (2007) it is recommended that it be cleaned and serviced and certified (if possible) by an HVAC professional.
The HVAC electrical service shut-off switch for the heating system had a damaged cover. A qualified contractor should evaluate and repair or replace as necessary.
The heating system cabinet was corroded, rusted or damaged in some areas. A qualified contractor should evaluate 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.
The water temperature was higher than the acceptable range of 120-130 degrees. We recommend adjusting the water heater thermostat. 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.
