Summary Page
| Home Inspection Report for | |
| Client(s): | Mr. & Mrs. Home Buyer |
| Property address: | 123 Any Town USA |
| Inspection date: | May 20, 2009 |
Concerns are shown and sorted according to these types:
 | Safety | Poses a safety risk |
 | Major Defect | Correction likely involves a significant expense |
 | Repair/Replace | Recommend repairing or replacing |
 | Repair/Maintain | Recommend repair and/or maintenance |
 | Minor Defect | Correction likely involves only a minor expense |
 | Evaluate | Recommend evaluation by a specialist |
 | Monitor | Recommend monitoring in the future |
 | Comment | For your information |
Exterior Foundation and Grounds
1)
- Exterior outlet(s) or switches were not waterproof. This can pose a safety concern due to the risk of fire and shock. Recommend installing waterproof covers where necessary.
2)
- Back exterior door wood frame (brick molding) was damaged and/or deteriorating at the bottom of the frame. Recommend having a qualified contractor evaluate and repair or replace brick molding as necessary.
3)
- The end cap on the clothes dryer exhaust duct was 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.
4)
- Tree(s) and shrubs were in contact with structure. Recommend pruning or moving tree(s) and shrubs so there's at least a one foot gap between them and structure.
5)
- Downspout extensions were missing and/or ineffective. Recommend installing extensions such as splashblocks or a drain line where missing, or repairing where necessary so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure.
6)
- Caulking and sealing is needed around some areas of the home. Recommend caulking and sealing where necessary.
7)
- Missing lintel over window. A steel lintel is recommend over window's to support the brick above. The mortar is coming loose and the bricks are not properly supported. Recommend removing bricks over window, install a steel lintel for support, and reset the bricks in mortar.
This mistake was overlooked by the builder, mason contractor, and city code inspector.
8)
- Flower bed mulch is piled over the weep holes in the brick veneer wall. Brick veneer walls absorb moisture. The wall is designed to discharge moisture with flashing and weep holes. When weep holes are obstructed they can create moisture problems to the structural of home. This condition leads to mold, mildew, termite infestation and deteriorating wood framing members. Recommend keeping all weep holes clear and un-obstructed from mulch and other debris.
Roof
9)
- Flashing is missing in some areas of roof. Whenever shingles meet brick or any other siding, metal flashing is recommended to help prevent water from penetrating these areas. Recommend installing flashing were necessary.
This mistake was overlooked by builder, roofing contractor, and city code inspector. The damage shown was caused in just a short time.
10)
- Noted missing and loose shingles during roof inspection. Recommend repair or replace shingles were necessary.
11)
- Recommend cleaning gutters.
12)
- Trees are overhanging roof and are within 10 feet of roof vertically. Recommend pruning trees so they're at least 10 feet above roof, or don't overhang the roof.
13)
- The chimney is wider than 2' and no "cricket" (a small ridged roof section just above the chimney to shed water off to the sides) is installed above the chimney. Organic debris from trees may accumulate here and cause leaks. Recommend monitoring this area for accumulated debris and cleaning when necessary. Recommend installing a cricket when next roof is installed.
14)
- The chimney needs re-sealing around base. The tar is deteriorating and needs to be replaced.
Attached garage
15)
- Wire connections exposed due to no cover plates over one or more junction, switch or outlet boxes. Recommend installing cover plates where missing.
Electric service
17)
- One or more circuit breakers are "double tapped", where 2 or more wires are clamped in a circuit breaker terminal and the circuit breaker was only designed for 1 wire. This is a safety hazard since wires may come loose and cause arcing, sparking and fires.
The photo on the right shows "tapping before the main" In other words, there's no over current protection provided for the circuit with the orange wires. This condition is much more of a safety issue than the double tap.
Recommend having a licensed electrician evaluate and repair.
Water heater
18)
- The vent pipe from the hot water heater is in contact with the roof's sheeting. The sheeting is a combustible material. The vent flue does reach high temperatures and can ignite the sheeting. Recommend cutting sheeting from the flue so there is at least a 2 inch clearance from all combustible materials by a licensed contractor.
This mistake was overlooked by the builder, plumbing contractor, and city code inspector.
19)
- The vent pipe has been knocked lose from the water heater. Carbon monoxide is venting into attic area. Recommend repairs by a licensed contractor.
20)
- Temperature-pressure relief valve is leaking. Recommend having a licensed plumber replace valve.
Heating and air conditioning
21)
- The insulation on the main line by the condensing unit is deteriorating and needs replacing. Recommend removing old insulation, cleaning lines and replacing with new insulation.
22)
- The drain line from the air handlers catch pan to the exterior is missing and was never installed. Water can now overflow pan and cause water damage. Recommend installing a drain line to the exterior of home.
This mistake was overlooked by the builder, heating and air contractor, and city code inspector.
23)
- Water from the evaporating cooler is leaking into the furnace. Rusting has occurred in this unit. The drain line is most likely clogged. Recommend further evaluation and repairs by a licensed heating and air contractor.
24)
- Filter(s) are dirty, recommend replacing filter(s).
25)
- The condensing unit is not sitting level. The oil for the motor is more to one side and the motor is not being properly lubricated. This concern will lead to a short life cycle for the condensing unit. Recommend leveling this unit.
Attic
27)
- Wire connections exposed due to missing cover(s) over one or more junction boxes. Recommend installing covers over boxes where missing.
28)
- Exposed wiring due to splices not being contained in junction box. Some of the wires are also missing wire nuts as well. Recommend having a licensed electrician install wire nuts,and junction boxes with cover plates where needed to contain wiring splices.
29)
- No weatherstrip is installed around the attic access hatch. Recommend installing weatherstrip around hatch to prevent heated interior air from entering attic.
30)
- The roll insulation is installed backwards. The paper side (vapor barrier) should face the living side of home. The paper vapor barrier is a moisture barrier to prevent condensation concerns. Recommend removing installation and re-installing it correctly.
This mistake was overlooked by the builder, insulation contractor, and the city code inspector.
Plumbing and laundry
31)
- Leak found behind washing machine at the water hook up connections. This leak was most likely caused by the noted high water pressure. This leak has caused wall, floor and trim damage. Mold and mildew appears to have developed. Recommend repairs and further evaluation by licensed contractors.
32)
- The water pressure is greater than 80 psi. Recommend having a licensed plumber install a pressure reducing valve on the main service pipe to lower the pressure below 80 psi to avoid damage to appliances such as washing machines and hot water heaters.
33)
- Plumbing supply lines appear to be made of Polybutylene. Polybutylene is a plastic material used extensively during the 1980s and 1990s that has proven itself to be more prone to leakage than other types of supply piping systems like copper. Recommend reviewing the seller's property disclosure statement for comments on Polybutylene plumbing supply lines in this house.
A class action lawsuit has been filed regarding this material that requires the manufacturers to cover piping systems installed between Jan. 1, 1978 through July 31, 1995. For more information on the class action lawsuit, visit http://www.pbpipe.com/index1.htm, or call the Plumbing Claims Group at (800) 356-3496 for more information.
34)
- Noted leak under hall bathroom during crawlspace inspection. Recommend repairing leak by a licensed plumber.
Fireplaces and solid fuel burning appliances
35)
- Significant creosote buildup in fireplace chimney. Recommend having a chimney sweep clean chimney.
Crawl space
37)
- Vapor barrier is missing. Recommend installing 6 mil polyethylene with seams overlapped at least 24" so no soil is exposed in the crawlspace.
38)
- Some insulation in the crawlspace has fallen down. Recommend reinstalling or replacing this insulation.
39)
- Wood scraps found in crawl space. Recommend removing to avoid attracting wood destroying insects.
Interior rooms
40)
- One or more hot-neutral reversed outlets. Recommend having a licensed electrician evaluate and repair.
41)
- Water stains visible in ceiling. Ceiling material is wet, apparently from an active leak. Recommend repairing leak. Recommend removing wet wallboard or plaster and replacing with new after area has dried thoroughly.
42)
- Hardware for the front security door has pulled loose from the door frame. The door frame is damaged. Recommend repairing hardware and door frame.
43)
- Sink drains slowly. Recommend clearing drain.
44)
- Evidence of condensation in double pane window(s), apparently due to broken in seal(s). Recommend replacing glass.
45)
- Door binds in jamb and is difficult to operate. Recommend repairing door so it opens and closes easily.
46)
- Caulk below tub at floor is deteriorated. Recommend removing old caulk and applying new bead of tub-tile caulk.
47)
- Light in range hood inoperable. Recommend replacing light bulb or repairing as necessary.
