A-DILIGENT INSPECTION

Concerns are shown and sorted according to these types:

	Safety	Can pose a potential hazard, with a risk of injury or even death
	Major defect	Correction may likely involve a significant expense
	Repair/Replace	Recommend repairing or replacing
	Repair/Maintain	Recommend repair and/or maintenance
	Minor defect	Correction likely involves only minor or no expense
	Maintain	Recommend ongoing maintenance
	Evaluate	Recommend evaluation, perhaps by a specialist
	Monitor	Recommend monitoring in the future
	Comment	"FYI" - For your information

 

	WDO/WDI Infestation	Evidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.)
	WDO/WDI Damage	Damage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.)
	WDO/WDI Conducive conditions	Conditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)

1) General information:   - This property has one or more fuel burning appliances, and no carbon monoxide alarms are visible. This is a safety hazard. Recommend installing one or more carbon monoxide alarms as necessary and as per the manufacturer's instructions. For more information, visit http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
6) Exterior:   - One or more electric receptacles have reverse-polarity wiring, where the hot and neutral wires are reversed. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary. These units are on the outside of the dining room doors, on the wall to the right and outside the back door to the wall to the right.

Both outdoor receptacles at the back outside wall need GFCI protection devices installed.
7) Exterior:   - One or more hornet, bee and/or wasp nests were found. These can pose a safety hazard. Nest(s) should be removed as necessary.
8) Exterior:   - One or more wall-mounted exterior light fixtures have wiring that's subject to water intrusion due to caulk not being installed around the light fixture's back plate. Caulk should be applied around the perimeter of back plates where missing. A gap should be left at the bottom for condensation to drain out.
9) Exterior:   - Front door weather stripping is damaged
10) Exterior: - Siding is damaged and/or deteriorated in one or more areas. A qualified person or tradesman should evaluate and make repairs and/or replace siding as necessary to prevent water and vermin intrusion. Based on visible activity in the area, carpenter ants are suspected. Damage is apparent on the bottom course only. Should be evaluated.
11) Exterior: - 2nd story window, above entry needs to have sill replaced and painted as does the window frame at family room . A qualified tradesman or contractor should be contacted to repair before further damage to window components.
12) Exterior:   - One large tree is very close the house's foundation. Tree roots can cause significant structural damage to foundations. Recommend having a qualified person, tree service contractor or arborist remove trees as necessary to prevent damage to the structures foundation.
13) Exterior: - One of the two wooden deck support posts are in contact with soil. This is a conducive condition for wood destroying insects and organisms. However no damage from wood destroying insects or organisms was found.
Standard building practices require that there be at least 6" of space between any wood and the soil below, even if the wood is treated. If possible, soil should be removed or graded so a 6" clearance is maintained. Otherwise recommend installing borate based Impel rods to prevent rot.
14) Exterior:   - Rear kitchen entry door frame has repair that is failing at the bottom of the door frame casing, near the sill. Needs repair and painting by a qualified person, tradesman or contractor.
15) Exterior: - Two Sofit vent screens are blocked by paint, insulation or debris. This can reduce air flow through the attic, reduce the life of the roof surface because of high temperatures, and/or increase the moisture content in the attic. Repairs should be made as necessary, such as cleaning paint from screens, replacing screens, and/or moving insulation so vents are unobstructed. Sofit at front of garage.
16) Exterior:   - The front outside hose bibb, to the left of the garage, appeared to be inoperable. No water came out of the faucet(s) when turned on. This may be due to a (winterizing) shut-off valve being turned off. As per the NACHI and ASHI Standards of Practice, the inspector did not attempt to turn on or off any water supply shut-off valves. Recommend that the client(s) ask the seller about outside faucets with no water, and/or have a qualified plumber evaluate and repair faucet(s) as necessary.
17) Exterior: - Soil is in contact with or less than six inches from siding and/or trim. This is a conducive condition for wood destroying insects and organisms. Soil should be graded and/or removed as necessary so there are at least six inches of space between the siding and trim and the soil below.
18) Exterior: - Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.
19) Exterior: - One or more downspouts have no extensions, or have extensions that are ineffective. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Repairs should be made as necessary, such as installing or repositioning splash blocks, or installing and/or repairing tie-ins to underground drain lines, so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure.
20) Exterior:   - Minor cracks were found in the driveway. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
21) Exterior: - The perimeter grading slopes toward the structure in one or more areas. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms. Wet soil may also cause the foundation to settle and possibly fail over time. Recommend grading soil so it slopes down and away from the structure with a slope of at least 5% (10% or better is optimal) for at least 6 feet.
22) Exterior:   - Mildew, Moss & Stains have many causes. Mildew and Moss are live fungi that lives on/in paint, mostly under shady areas. They can be destroyed with bleach cleaning. Some stains can be cleaned off of surfaces, such as sap, resin, soot, grease and insect eggs. Other such as rust may require painting but the source should be addressed to prevent recurrences.
23) Exterior: - Trees and/or shrubs are in contact with or are close to the roof edge(s) in one or more areas. Damage to the roof may result, especially during high winds. Vegetation can also act as a conduit for wood destroying insects. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.
24) Exterior: - Recommend cleaning deck(s) and railing(s) and treating with a preservative claiming to waterproof, block ultraviolet light, and stop mildew. Consumer Reports recommends these products:

Olympic Natural Look Protector Plus
25) Exterior: - Caulk is missing or deteriorated in some areas and should be replaced and/or applied where necessary. For more information on caulking, visit The Ins and Outs of Caulking.
26) Exterior: - The exterior finish in some areas is failing. A qualified contractor should prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint or re-stain areas as needed and as per standard building practices.
28) Roof: - Counter-flashing is missing at the base of one or more chimneys. Leaks may occur as a result. A qualified roofing or chimney service contractor should evaluate and repair as necessary.
29) Roof: - One or more "rubber boot" flashings are damaged or deteriorated and may result in leaks or vermin intrusion. A qualified contractor should replace flashings where necessary.
30) Roof: - One or more roof surface sections slope down toward exterior walls. Debris such as leaves or needles are more likely to accumulate in this area than rest of the roof. Leaks may occur as a result. Recommend monitoring such areas for accumulated debris in the future and cleaning as necessary.
31) Roof: - Debris has accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the structure's exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.
32) Roof: - Debris such as leaves, needles, seeds, etc. have accumulated on the roof. This is a conducive condition for wood destroying insects and organisms since water may not flow easily off the roof, and may enter gaps in the roof surface. Leaks may occur as a result. Debris should be cleaned from the roof now and as necessary in the future.
33) Roof: - Trees are overhanging roof and are within 10 feet of roof vertically. This is a conducive condition for wood destroying insects and organisms since organic debris such as leaves or needles are more likely to accumulate on the roof surface. Accumulated debris may cause water to enter gaps in the roof surface and leak into attic and/or interior spaces. Trees should be pruned so they are at least 10 feet above roof, or don't overhang the roof.
34) Roof: - Trees and/or shrubs are in contact with or are close to the roof edge(s) in one or more areas. Damage to the roof may result, especially during high winds. Vegetation can also act as a conduit for wood destroying insects. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.
36) Attic:   - Some wiring is loose, unsupported, or inadequately supported. Standard building practices require non-metallic sheathed wiring to be trimmed to length, attached to runners or to solid backing with fasteners at intervals of 4-1/2 ft. or less. Fasteners should be installed within 12 inches of all enclosures. A qualified, licensed electrician should evaluate and repair as necessary. For example, trim wire to length and/or install staples as needed.
37) Attic:   - The attic exhaust fan was inoperable during the inspection. Recommend consulting with the property owner(s) as to how it operates and/or having a qualified contractor evaluate and repair if necessary.
38) Garage:   - Safety containment cables are missing for one or more vehicle door springs. This is a safety hazard. Safety containment cables prevent springs from snapping free and causing damage or injury. A qualified contractor should evaluate and make repairs or replace components as necessary. For more information on garage door safety issues, visit: http://www.cpsc.gov/cpscpub/pubs/523.html or http://www.ohdstl.com/safety.html
39) Garage:   - Extension cords are being used as permanent wiring in one or more areas. They should only be used for portable equipment on a temporary basis. Using extension cords as permanent wiring poses a fire and shock hazard, and is an indication that wiring is inadequate and should be updated. Extension cords may be undersized. Connections may not be secure, resulting in power fluctuations, damage to equipment, and sparks that could start a fire. Extension cords should be removed as necessary, or a qualified electrician should evaluate and make repairs as necessary. For example, install additional circuits and/or electric receptacles.
40) Garage:   - Evidence of "light to moderate" rodent infestation was found in one or more areas. The Center for Disease Control (CDC) defines this as less than 20 feces per square foot. Rodent infestation may be a safety hazard due to the risk of contracting Hantavirus Pulmonary Syndrome (HPS). HPS is a rare (only 20-50 cases per year in the United states) but deadly (40% mortality rate) disease transmitted by infected rodents through urine, droppings, or saliva. Humans can contract the disease when they breathe in aerosolized virus. For example, from sweeping up rodent droppings.

Recommend following guidelines in the CDC's Clean Up, Trap Up, Seal Up article for eradicating rodents, cleaning up their waste and nesting materials, and preventing future infestations. While Hanta virus is believed to survive less than one week in droppings and urine, specific precautions should be taken during clean up. The client(s) may wish to consult with a qualified, licensed pest control operator for eliminating the infestation. A qualified licensed abatement contractor or industrial hygienist could be contacted for clean up. If the infestation was minimal, clean up of rodent waste and nesting materials in non-living spaces (crawl spaces and attics) may not be necessary, or may be performed for aesthetic reasons only (odor and appearance).
41) Garage:   - The garage-house door isn't equipped with an automatic closing device such as sprung hinges. This door should close and latch automatically to prevent vehicle fumes from entering living spaces and/or to slow the spread of fire from the garage to living spaces. A qualified contractor should install automatic closing device(s) as necessary, and as per standard building practices, so this door closes and latches automatically.
42) Garage:   - The control button or panel for operating the vehicle door opener is loose. Buttons or control panels should be securely attached to wall surfaces.
44) Electric service:   - Inadequate working space exists for the main service panel. Standard building practices require the following clearances:

The wall below the panel is clear to the floor

All items stored in front of the panel need to be removed by owner.
45) Electric service:   - The legend for over-current protection devices (breakers or fuses) in the main service panel is missing, unreadable or incomplete. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary however unlikely as matter is very basic.
46) Water heater:   - This is a new, recently installed water heater. No drain line is installed for the temperature-pressure relief valve. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. A qualified person, tradesman or plumber should install a drain line as per standard building practices. For example, extending to 6 inches from the floor, or routed so as to drain outside. For more information, visit http://www.wattsreg.com/default.htm?/t&p/installation.htm
47) Plumbing and laundry:   - The clothes dryer is equipped with a vinyl or foil, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow. This duct should be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified person or tradesman, if necessary. Most clothes dryer manufacturers specify the use of a rigid or corrugated semi-rigid metal duct. For more information on dryer safety issues, see http://www.cpsc.gov/CPSCPUB/PUBS/5022.html
50) Heating and cooling:   - The furnace or boiler flame(s) float above the burner(s). This may be caused by inadequate combustion air, dirty or clogged burners, and/or a clogged flue. A qualified heating and cooling contractor should evaluate and repair as necessary.
51) Heating and cooling:   - Combustible materials were found less than two inches from the double wall flue pipe for the oil or gas-fueled furnace or boiler. This is a fire hazard. Combustible materials should be moved, or repairs made by a qualified contractor, as necessary to maintain this clearance.
52) Heating and cooling:   - The last service date of this system appears to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. For more information visit: http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
53) Heating and cooling:   - The estimated useful life for air conditioning compressors is 8 to 15 years. This unit appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
54) Heating and cooling:   - The outside condensing unit is not level. Damage may occur if it is more than ten degrees off from level. A qualified contractor should evaluate and make repairs as necessary, such as replacing the pad that the condensing unit is installed on.
55) Heating and cooling:   - Insulation is missing on one or more heating/cooling ducts in unconditioned spaces. A qualified contractor should evaluate and install insulation as necessary and as per standard building practices.
56) Heating and cooling:   - Ice was found on the air handler's evaporator coils. This is usually caused by a lack of refrigerant in the system due to a leak, or reduced air flow due to dirty filters, bad fan motors, or too many closed vents. This may result in damage to equipment, reduced efficiency and increased energy costs. A qualified heating and cooling contractor should evaluate and repair as necessary.
57) Heating and cooling:   - Supply air from the air conditioning system was not cool enough. It should be 14 to 20 degrees Fahrenheit cooler than at the return duct(s), or current room temperature. This may be caused by refrigerant loss, dirty coils, a failing compressor, an over-sized fan, or a deficient return air system. A qualified heating and cooling contractor should evaluate and repair as necessary.
58) Heating and cooling:   - One or more rooms' interior doors have no gap below, or have a gap less than 3/4". As a result, return air flow out of the room is restricted with closed door(s) and the heating/cooling system on. This may result in the heating and/or cooling system having a reduced efficiency and higher energy costs. To allow adequate return air flow, recommend either trimming the bases of doors as necessary to maintain a 3/4" gap below, or leaving doors open while the heating or cooling system is in operation.
59) Heating and cooling:   - One or more hangers or straps supporting heating/cooling duct work are broken. Permanent repairs should be made by a qualified contractor so ducts are adequately supported.
60) Heating and cooling:   - Insulation for the outside condensing unit's refrigerant lines is damaged, deteriorated and/or missing in one or more areas. This may result in reduced efficiency and increased energy costs. A qualified heating and cooling contractor should replace insulation as necessary.
61) Heating and cooling:   - One or more air supply ducts are disconnected from hangers. A qualified person, tradesman or contractor should evaluate and make permanent repairs as necessary.
62) Heating and cooling:   - The air handler's filter(s) are the wrong size. As a result, unfiltered air will flow through the system, and the heating/cooling equipment life and the indoor air quality may be reduced. Correctly sized filter(s) should be installed.
63) Heating and cooling:   - Vegetation such as trees, shrubs and/or vines are too close to the outdoor condensing unit. Standard building practices require that there be at least 12 inches of clearance on all sides and at least four to six feet above. Inadequate clearances around the condensing unit can result in reduced efficiency, increased energy costs and/or damage to equipment. Vegetation should be pruned and/or removed as necessary to maintain these clearances.
64) Kitchen:   - Refrigerator shelving is broken and/or missing and should be replaced or repaired as necessary.
65) Kitchen:   - Kitchen floor covering damage. A cut in one location near the stove and shrinkage near the wall to the left of the door.
66) Kitchen:   - The range hood fan vents into the kitchen rather than outdoors. Ventilation may be inadequate and moisture may accumulate indoors. Recommend having a qualified person or tradesman make modifications as necessary as per standard building practices so the range hood fan vents outdoors.
67) Kitchen:   - Minor damage and/or deterioration was found at counter-tops in one or more areas. The client(s) should evaluate and consider having repairs made, and/or counter-tops replaced where necessary.
69) Bathrooms Guest:   - One or more electric receptacles that serve counter-top surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve counter-top surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
70) Bathrooms Guest:   - The "flapper valve" in one or more toilets did not re-seat after flushing. Significant amounts of water can be lost through such leaks. A qualified person or plumber should evaluate and repair or replace components as necessary.
71) Bathrooms Guest:   - Towel hanger rod is bent. For aesthetics reasons this should be repaired or replaced.
72) Bathroom 1/2 on first level:   - One sink is loose, or not securely attached to the wall behind it. A qualified contractor should evaluate and repair as necessary.
73) Bathroom 1/2 on first level:   - Old water stains in ceiling around exhaust fan. This is below the upstairs bathroom and may have been caused by a previous overflow from a bath or toilet fixture.
74) Bathrooms Master: - Tile, stone and/or grout flooring is damaged and/or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs as necessary. For example, replacing broken tiles and deteriorated grout, and resealing grout. Area is around front of toilet with some small cracks in tiles..
75) Bathrooms Master:   - Slow drainage from bath tub. Drain should be cleaned on a regular basis with an appropriate cleaner.
76) Interior rooms:   - An insufficient number of smoke alarms are installed. Additional smoke alarms should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
77) Interior rooms:   - Screen(s) in one or more windows are missing. The client(s) should ask the property owner(s) about this. Screens are often removed for window cleaning and they may be stored somewhere. If not, then recommend installing screens where missing.
78) Interior rooms:   - Squeaking or creaking noises occur when walking on one or more sections of flooring. This is usually caused by substandard construction practices where the sub-floor decking is not adequately fastened to the framing below. For example, not enough glue was used and/or nails were used rather than screws. In most cases, this is only an annoyance rather than a structural problem. Various solutions such as Squeeeeek No More and Counter Snap fasteners exist to correct this. Repairs to eliminate the squeaks or creaks may be more or less difficult depending on the floor covering, and the access to the underside of the sub-floor. Recommend having a qualified contractor evaluate and repair as necessary. The area of concern was noted to be in the master bedroom at entry to master bath.
79) Interior rooms:   - Carpeting in one or more rooms is damaged and/or significantly deteriorated. Recommend replacing carpeting where necessary.
80) Interior rooms:   - French doors in master BR, exterior entrance doors, are damaged and/or deteriorated and should be repaired or replaced by a qualified person or tradesman .
81) Interior rooms:   - The weatherstrip around one or more exterior entry doors is missing and/or deteriorated. Weatherstrip should be installed where missing and/or replaced where deteriorated, and by a qualified contractor if necessary. Noted during inspection was the front entry door and the dining room French doors to patio.
82) Interior rooms:   - Vinyl flooring is damaged and/or deteriorated in one or more areas. This should be reviewed for aesthetic reasons. If need be, a qualified person or tradesman should replace or repair the damaged flooring. This noted in a few spots in the kitchen walk areas and near a window.
83) Interior rooms:   - Fixtures such as door stops, towel bars and/or toilet paper holders are damaged and/or deteriorated in one or more areas. Recommend having a qualified person or tradesman replace or repair fixtures as necessary.
84) Interior rooms:   - Screen(s) in one or more windows are torn or have holes in them. Screens should be replaced where necessary.
85) Interior rooms:   - Minor cracks were found in ceilings in one area. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons. These were nail pops in bonus room that can be patched easily with a commercial Spackle type product from a hardware store.
86) Interior rooms:   - Carpeting in one or more rooms is soiled and/or stained. Recommend having carpeting professionally cleaned as necessary.
87) Interior rooms:   - The whole-house fan was inoperable during the inspection. The client(s) should consult with the property owner(s) as to how it operates, or have a qualified contractor evaluate and repair if necessary.
88) Interior rooms:   - Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to plumbing leaks based on their location, below a 2nd level bathroom. Recommend asking the property owner(s) about this, and monitoring the stained area(s) in the future. A qualified contractor should evaluate and repair as necessary.

Note: These are in kitchen and in downstairs bathroom that may have come when master bath had a toilet overflow.