3 – Attached Garage
3.3.1 – Ceiling, Walls & Firewalls
Ceiling, Walls & Firewalls 1

Garage walls showed signs of current or past moisture intrusion. Moisture intrusion is visibly noted by the presence of water stains or efflorescence but can not tell whether the issue is active without further water testing.

Recommend a qualified contractor evaluate, and if active, make repairs as necessary to prevent further damage and/or mold.

3.5.1 – Vehicle Door

The garage door was not able to be lifted manually at the time of inspection. The garage door likely need some adjustment. Recommend a qualified contractor evaluate and repair or replace as needed.

3.9.1 – Stairs & Railings
Stairs & Railings 1

A stairway of more than 3 steps is missing a handrail. This condition may be a safety hazard if not corrected.

Correction and further evaluation is recommended.

4 – Interior, Doors, Windows
4.2.1 – Ceilings & Walls
Ceilings & Walls 1

Minor cracking was visible on the interior ceilings.  A qualified contractor should evaluate and repair or replace as necessary.

4.2.2 – Ceilings & Walls
Ceilings & Walls 1

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.

4.4.1 – Doors
Doors 1

The door was missing.  A qualified contractor should evaluate and repair or replace as necessary.

4.7.1 – Electrical Fixtures & Switches
Electrical Fixtures & Switches 1

The wall switch was not tied to any of the electrical outlets to be able to operate a lamp using the switch. There was not a ceiling mounted light fixture. A switched light source is required in a habitable room. A qualified contractor should evaluate and repair or replace as necessary.

4.8.1 – Stairways & Railings
Stairways & Railings 1

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.

4.9.1 – Smoke & CO Detectors
Smoke & CO Detectors 1

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.

5 – Kitchen
5.6.1 – Electrical Outlets
Electrical Outlets 1

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.

6 – Laundry
6.4.1 – Exhaust Fan

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

6.11.1 – Dryer Vent Piping
Dryer Vent Piping 1

A dyer vent connection was installed in the laundry area. The dryer vent was kinked and/or damaged at the back of the dryer.  The inspector recommends repair or replacing the dryer vent to prevent restricting dryer exhaust air flow, the restriction of which can result in lint accumulation or vent blockage which can cause the dryer to overheat; a potential fire hazard and a condition which will shorten the dryers life span. A qualified contractor should evaluate and repair or replace as necessary.

8 – Exterior – Condo/Townhome
8.2.1 – Exterior Faucets (Hose Bibs)
Exterior Faucets (Hose Bibs) 1

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.

10 – Plumbing
10.4.1 – Water Pressure
Water Pressure 1

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.

11 – Electrical
11.2.1 – Distribution Panels
Distribution Panels 1

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.

11.2.2 – Distribution Panels
Distribution Panels 2

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.

12 – Water Heating Equipment
12.13.1 – Water Temperature
Water Temperature 1

The water temperature was higher than the acceptable range of 120-130 degrees. We recommend adjusting the water heater thermostat.

15 – Structural Basement
15.5.1 – Moisture Intrusion
Moisture Intrusion 1

Efflorescence (white powdery substance) on the wall indicates moisture is in contact with the concrete or masonry. This does not necessarily indicate that intrusion will occur. I recommend checking the gutters and the downspout drain lines for proper operation. Also, a water proofing paint could be applied to the interior side of the wall if necessary. Efflorescence is found on many properties without water intrusion occurring inside the property. But, it should alert you to the possibility that future steps may be needed. A qualified contractor should evaluate and repair as necessary.

16 – Sewer Scope
16.3.1 – Sewer Line Condition
Sewer Line Condition 1
Sewer Line Condition 2

The are one or more sections of standing water in the line. Ideally, all water should drain from the line, but areas of standing water will form when flow is restricted or significantly slowed. This is usually caused by improper pitch, bellies, or obstructions in the line. We recommend the line be cleaned by a qualified cleaning contractor and then reinspected to determine the cause of the standing water. A licensed plumber may need to be consulted to determine any necessary corrective actions.

16.3.2 – Sewer Line Condition
Sewer Line Condition 3

The soil or earth surrounding the pipe may not be compacted tightly enough around it, which creates issues over time. Without proper compacting, the pipe can sag and settle lower than intended. This can create a pond-like low spot in the line that can interrupt the natural flow of water. A sag in a sewer pipe will eventually lead to standing water and sediment collecting in the line, which in turn can lead to erosion, blockages, or a backup.

The belly or bellies in this line are considered minor. We recommend having the line cleaned and reinspected every three to five years to monitor the condition. If the situation becomes more severe, section replacement may be required.

16.4.1 – Overall Recommendations
Overall Recommendations 1

The main sewer line appears to be compromised. We recommend consulting with a sewer line repair/replacement contractor for further evaluation.