Cutting Edge Inspections

This summary reviews all important aspects of the home inspection I have performed for you. Details are found along with any photos in the detailed report.

	Safety	Poses a risk of injury or death
	Repair/Replace	Recommend repairing or replacing
	Repair/Maintain	Recommend repair and/or maintenance
	Minor defect	Correction likely involves only a minor expense
	Maintain	Recommend ongoing maintenance
	Evaluate	Recommend evaluation by a specialist
	Monitor	Recommend monitoring in the future
	Serviceable	Item or component is in servicable condition
	Comment	For your information

1) Roof: - The chimney flue doesn't have a screened cover installed. Screened covers prevent the following:

Rainwater entering flues and causing damage to terracotta flue tiles from freeze-thaw cycles

Recommend having a qualified chimney service contractor install screened cover(s) where missing. Screens should have holes 1/4" or larger.
2) Roof: - The rubber or vinyl vent pipe boot is lifting, causing a gap where rainwater can enter the vent pipe hole in the roof. This is a conducive condition for wood destroying insects and organisms since water may leak into the roof structure or attic. Recommend fastening vent pipe boots down as necessary to prevent leaks. This boot is located on the Northwest corner of the house.
3) Roof: - The shingles are nearing the end of their useful life. This can be observed by the edges beginning to curl in the accompanying photo. Given the heavy shade on the roof the existing roof could last another 5 years if desired.
4) Exterior: - Gaps larger than 4" were found in one or more guardrails. This was built to the codes that existed in 1990, and a deck of this height does not require a railing. This is just an observation for your information. No specific course of direction is recommended
5) Exterior: - One or more wooden deck support posts are in close proximity to soil. This is a conducive condition for wood destroying insects and organisms. However no damage from wood destroying insects or organisms was found. It's recommended that there be at least 6" of space between any wood and the soil below, since the wood is not treated. I recommend installing borate based Impel rods to prevent rot.
6) Exterior: - The end cap on the clothes dryer exhaust duct is damaged. Their purpose is to prevent air from entering the house through the clothes dryer, save energy, and keep out birds, rodents and bugs. Birds' nests can block the opening and are flammable. Recommend installing a new vent cap.
7) Exterior: - Soil is in contact with or less than 6" from siding and/or trim. This is a conducive condition for wood destroying insects and organisms. This condition has existed since building of the home. I found no evidence of pests or rot. The low moisture levels and good drainage help to alleviate these problems. The condition of the stain or sealer on the wood should be well maintained and monitored
8) Exterior: - One or more crawl space vent screens are clogged with debris. This can restrict ventilation in the crawl space, resulting in increased levels of moisture, and is a conducive condition for wood destroying insects and organisms. Recommend cleaning screens where necessary to allow maximum ventilation in the crawl space. The insulation over the vents should be removed in warmer months and only installed in cold weather to maintain crawl space temperatures above freezing.
9) Exterior: - The finish on the deck and railing is worn and/or deteriorated. Recommend cleaning and repainting deck and railing.
10) Exterior: - A few areas were noticed where caulk is missing or deteriorated. Recommend caulking where necessary.
11) Crawl space: - Insulation under the floor in the crawlspace is damaged, deteriorated, or has fallen down in two small spots. Also a small strip of insulation is missing running north to south along the west cross bracing.
12) Crawl space: - The water supply pipes in the crawl space are uninsulated. Recommend insulating these pipes for better energy efficiency and to prevent water pipes from freezing. Given the age of the home and depth of the crawl space if no action is taken pipes should not freeze as there are no signs of any repairs to this point. Insulation of hot water pipes would result in some energy savings and increased comfort levels
13) Plumbing and laundry: - The clothes dryer is equipped with a plastic (vinyl) or foil, accordion-type, flexible duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. The flexible plastic or foil type duct can more easily trap lint and is more susceptible to kinks or crushing, which can greatly reduce the airflow. Recommend replacing the duct with a corrugated semi-rigid metal duct. Most manufacturers specify the use of a rigid or corrugated semi-rigid metal duct, which provides maximum airflow. For more information on dryer safety issues, see http://www.cpsc.gov/CPSCPUB/PUBS/5022.html
14) Plumbing and laundry: - Recommend having septic tank inspected. Recommend pumping tank if last pumped more than 3 years ago.
16) Water heater: - Hot water heater is installed in an unheated space and isn't resting on an insulated pad. Recommend installing an insulated pad under the hot water heater.
17) Water heater: - No insulating blanket is installed on the water heater. Installing one will help save money and energy
18) Well: - Recommend having the well water tested for bacteria by a qualified lab.
(If no test has been performed in the past year or two) Test bottles and information are available from the county sanitarian or we can provide this service for an extra fee
22) Electrical: - An insufficient number of smoke detectors are installed to meet current codes. Recommend installing additional smoke detectors as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information on smoke detectors visit http://www.cpsc.gov/cpscpub/pubs/5077.html
28) Doors, Windows, & Interior: - The gaps larger than 4" found in one or more guardrails were up to code when this house was built, however not to current codes This is a safety hazard, especially for small children. If this is a concern to you I recommend that a qualified contractor make modifications as necessary, such as installing additional balusters, so gaps in guardrails don't exceed 4".
29) Doors, Windows, & Interior: - The weatherstrip at the bottom of the South exterior entry door is damaged. Recommend installing weatherstripping at entry door(s) where damaged.
30) Doors, Windows, & Interior: - Fixtures such as door stops, towel bars and/or toilet paper holders are missing in one or more areas. Recommend having a qualified contractor install fixtures where missing. Some work is in progress and some parts are on site.
31) Doors, Windows, & Interior: - No exhaust fan is installed in the laundry room. Due to the fact that the laundry area is in the hall way moisture may not be as big an issue as if it were enclosed by a door. This can lead to excessive accumulation of moisture. Recommend having a qualified contractor install an exhaust fan with a timer, duct and vent cap as per standard building practices in the laundry room if this is a concern to you.
34) Detached garage or buildings: - The garage vehicle door "auto-reverses", but requires too much force. The door should reverse relatively easily when closing and when it strikes something. This is a safety hazard, especially for small children. Recommend having a qualified garage door contractor evaluate and repair or replace opener as necessary.
35) Detached garage or buildings: - Photo from Northeast of garage.
36) Detached garage or buildings: - The weatherstrip around the exterior entry dooris damaged. Recommend installing weatherstripping at entry door(s) where damaged.
37) Detached garage or buildings: - Minor cracks (1/8" or less) were found in the foundation. These don't appear to be a structural concern, but recommend sealing them to prevent water infiltration. Numerous products exist to seal such cracks including:

Epoxy sealants (both a waterproof and structural repair). See http://www.mountaingrout.com/ for examples of these products.
38) Detached garage or buildings: - There are no soffit vents to allow air flow up to the peak vents. Depending on the type of finish and cubic feet of attic space there may be insufficent ridge venting also