This report is organized by the property's functional areas. Within each functional area, descriptive information is listed first and shown in bold type. Items of concern follow descriptive information and are shown as follows:
 | Safety | Poses a risk of injury or death |
 | Major defect | Correction likely involves a significant expense |
 | Repair/Replace | Recommend repairing or replacing |
 | Repair/Maintain | Recommend repair and/or maintenance |
 | Maintain | Recommend ongoing maintenance |
 | Evaluate | Recommend evaluation by a specialist |
 | Monitor | Recommend monitoring in the future |
 | Comment | For your information |
Table of Contents
General information
Exterior
Roof
Garage
Attic
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Kitchen
Bathrooms
Interior rooms
| General information | Return to table of contents |
Structures inspected: Home and attached garage
Type of building: Single family
Age of building: 50 yrs ?
Time started: 9:00 AM
Time finished: 11:30 AM
Present during inspection: Client(s), Realtor(s)
Occupied: Yes
Weather conditions: Partly cloudy
Temperature: Cool
Ground condition: Damp
Front of structure faces: North
Main entrance faces: North
Foundation type: Slab on grade
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1) Some wall, floor and/or ceiling surfaces were obscured by furniture and/or stored items. Some areas couldn't be evaluated. |
| Exterior | Return to table of contents |
Wall covering: Vinyl
Driveway material: Asphalt, Poured in place concrete. Asphalt over concrete
Sidewalk material: Poured in place concrete
Exterior door material: Wood.
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2) One or more sections of wiring that weren't terminated were found. This is a potential safety hazard due to the risk of shock. The house has been rewired, and this may be left over from previous wiring. Someone qualified to check the wire for voltage should look at this.
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3) Perimeter pavement slopes towards 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. This condition could be corrected by removing the patio slab and replacing with bricks, which would facilitate drainage and eliminate standing water along the structure.
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4) The driveway has a thin layer of asphalt poured over existing concrete. It is impossible to assess the condition of the concrete below the asphalt, but the concrete sidewalk to the entrance of the house may be some indication of the drive's condition. Any cracks or failure of the drive's concrete will eventually be transmitted through to the surface of the asphalt. The asphalt should be sealed periodically as needed to maintain the longest service life possible.
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5) Sidewalks and/or patios have significant cracks and/or deterioration in one or more areas.
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6) Siding is damaged and/or deteriorated in one or more areas. It also appears that the siding has been painted. Except for the N.E. corner of the house where there appears to be some abrasion and an older red color shows through, you wouldn't notice the presence of the paint. | ||
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7) One or more soffit vent screens are missing and/or deteriorated. Birds and vermin may enter the attic because of this. Screens should be replaced or repaired where necessary, or installed where missing.
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8) 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.
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9) Recommend resealing asphalt driveway.
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10) The exterior finish in some areas is failing. A qualified contractor should prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint or restain areas as needed and as per standard building practices.
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| Roof | Return to table of contents |
Roof type: Gable
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: 10 years
Gutter & downspout material: Aluminum
Roof ventilation: Adequate
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11) The roof structure below the surface is composed of an older sheathing of 3/8" - 1/2" plywood, later covered by 3/8 - 1/2" OSB. The older plywood is deteriorated in various places, some by heat and some by water. The OSB covering this plywood is not stiff enough to bridge the sags, and the sagging original roof is transmitted through the newer OSB. This may not ever be a structural issue, but it is a visual one. |
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12) Roofing nails in one or more areas have loosened or backed out. Leaks may occur as a result. A qualified roofing contractor should evaluate and make repairs as necessary, such as reseating nails and applying sealant. |
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13) 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. |
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14) One or more "rubber boot" flashings are lifting at the base or are improperly installed so that water or vermin intrusion may occur. A qualified contractor should make repairs as necessary, such as permanently fastening down the lifted edge(s), or reinstalling flashings. |
| Garage | Return to table of contents |
| 15) Sill plate at the bottom of the garage walls, and the lower ends of some of the wall studs are damaged due to moisture intrusion. Repairs have been made to the studs, but moisture issue remains. |
| Attic | Return to table of contents |
Roof structure type: Trusses
Ceiling structure: Trusses
Insulation material: Fiberglass roll or batt, Cellulose loose fill
Insulation depth: 6 "
Insulation estimated R value: 12-17
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16) The bathroom exhaust fan and the dryer vent make long runs in the attic. This is conducive to condensation of the humid air in the winter-cooled attic. Vents could be shortened considerably if they were routed through the roof. |
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17) 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. |
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18) Stains were visible on the roof structure in one or more areas. These areas were dry at the time of the inspection. The stains appear around the chimney. The original sheathing is deteriorated at this location from previous water intrusion. |
| Electric service | Return to table of contents |
Primary service overload protection type: Circuit breakers
Service amperage (amps): 100
Service voltage (volts): 120/240
Location of main service switch: In utility room
Location of main disconnect: Breaker at top of main service panel
System ground: Ground rod(s) in soil
Main disconnect rating (amps): 100
Branch circuit wiring type: Non-metallic sheathed
Smoke detectors present: Yes
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19) One or more overload protection devices (circuit breakers or fuses) are "double tapped", where 2 or more wires are clamped in a terminal designed for only one wire. This is a safety hazard since the bolt or screw may tighten securely against one wire, but leave others loose. Arcing, sparks and fires may result. A qualified electrician should evaluate and repair as necessary. | ||
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20) Exposed wiring and/or bus bars exist in the main service panel due to closure covers missing (slots where circuit breakers fit through the panel cover). This is a safety hazard due to the risk of shock. Closure covers should be installed where missing to eliminate exposed wiring, and by a qualified electrician if necessary.. It would be my guess that the double-taps and the missing slot covers are related. New circuit breakers could fill the empty slots and eliminate the double taps.
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| Water heater | Return to table of contents |
Capacity (in gallons): 40
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21) I did not determine the age of the water heater. The estimated useful life for most water heaters is 8 to 12 years. I suggest asking the owner the age of the water-heater. |
| Heating and cooling | Return to table of contents |
Primary heating system energy source: Natural gas
Primary heat system type: Forced air
Primary A/C energy source: Electric
Primary Air conditioning type: Split system
Distribution system: Sheet metal ducts
Filter location: In return air duct below furnace
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22) There is a large air-supply duct in the attic. It has been previously insulated, but much of this insulation is no longer present. There also is a small opening in one of the duct joints. I would advise taping the joints as necessary and insulating the duct. | ||
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23) The outdoor air temperature was below 60 degrees Fahrenheit during the inspection. Because of this, the inspector was unable to operate and fully evaluate the cooling system.
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| Plumbing and laundry | Return to table of contents |
Location of main water shut-off valve: Front closet, behind small door
Location of main water meter: Front yard
Location of main water meter: Front yard
Location of main fuel shut-off: Back of house
Location of main fuel shut-off: Back of house, on meter.
Water service: Public
Service pipe material: Galvanized steel
Supply pipe material: Copper
Vent pipe material: Cast iron
Drain pipe material: Not visible
Waste pipe material: Plastic
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24) 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 contractor 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 |
| Kitchen | Return to table of contents |
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25) The under-sink food disposal was not tested. I would suggest the buyer check on this. |
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26) One or more sink drains use flexible drain pipe. This type of drain pipe is more likely to clog than smooth wall pipe. Recommend having a qualified plumber replace this pipe with standard plumbing components (smooth wall pipe) to prevent clogged drains. |
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27) Water damage was found in the shelving or cabinet components below one or more sinks. A qualified contractor should evaluate and make repairs as necessary. |
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28) The refrigerator water line for the ice-maker takes a long run through the attic and garage. I wonder if this line freezes in the winter? |
| 29) All of the kitchen-counter outlets are on one GFCI circuit. No more than one high-energy use appliance will be usable at one time. |
| Bathrooms | Return to table of contents |
30) The fiberglass tub floor has cracked and been repaired with a patch. The crack most likely occurred because the tub was not supported beneath the floor. It flexes when weight is applied to the floor. It is impossible to say if or when another crack and leak will occur. The installation lacks the requisite support for the tub floor.
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| Interior rooms | Return to table of contents |
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31) This structure was built prior to 1979 and may contain lead paint. Laws were enacted in 1978 in the US preventing the use of lead paint in residential structures. Lead is a known safety hazard, especially to children but also to adults. The paint found in and around this structure appeared to be intact and may be encapsulated by more recent layers of paint that are not lead-based. Regardless, recommend following precautions as described in the following links to Consumer Products Safety Commission website articles regarding possible lead paint. What You Should Know About Lead Based Paint in Your Home: Safety Alert - CPSC Document #5054 CPSC Warns About Hazards of "Do lt Yourself" Removal of Lead Based Paint: Safety Alert - CPSC Document #5055 |
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32) The doorbell was not tested. I recommend the buyer check this out. |
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33) 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. |
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34) The interior side of the lower perimeter walls were checked for moisture. I was looking to see if the same sort of moisture damage evident in the garage walls was present in the rest of the house. The drywall in the bedrooms appeared to be sound, although the bedroom with the window seats could not be checked. However, without visual examination, no definitive statement can be made about the condition of the sill-plate and the ends of the studs contacting the plate on the perimeter of the house. |
Thank you for your trust.
BlessThisHouse Inspections
Ron Green