Summary Page
| Sample II | |
| Client(s): | John Q. Public |
| Property address: | 4300 Victrola |
| Inspection date: | December 28, 2004 |
This is not the complete report. This is the report summary. The concerns listed here are, in the inspector's opinion, more likely to be the higher priority issues that require immediate attention. This summary is not numerically sequential as it plucks descriptions from the full report but leaves them at the same number they had in the full report. Since a client might put more priority on some concerns, that might seem routine to an inspector, the non-summary items should not be ignored. The client should read the full report.
Concerns are shown and sorted according to these types:
 | Cautionary | A recommendation to enhance safety. Not necessarily urgent. |
 | Repair/Replace | A recommended repair. |
 | Repair/Maintain | A recommended repair that will also require ongoing upkeep. |
 | Minor defect | A minor concern but not necessarily unimportant. |
 | Evaluate | Client to determine level of personal concern or, if noted, consult with a specialist. |
 | Informational | Informational in nature but might include recommendations for small repairs or upgrades. |
 | Infestation | Evidence of the presence of, or damage from, wood destroying organisms |
 | Damage | Damage caused by weathering, deterioration or wood destroying organisms |
 | Conducive conditions | A condition that may attract wood destroying organisms (Wood-soil contact, water leaks, etc.) |
Exterior
2)
- Corrugated roof covering over the back patio has inadequate slope to properly drain the water away at the front. This has lead to water collecting and then penetrating into and decay of the structural lumber where the corrugated roof meets the house roof. Recommend decayed lumber be replaced and that a contractor modify the design of this roof so the slope is toward the yard so water is properly discharged by the gutter system.
3)
- Structure should be repainted. Recommend having a qualified painting contractor prep (scrape, sand, prime and caulk) and repaint the entire home. This should be done after any decayed or damaged wood has been replaced. .
4)
- Soil is in contact with, and less than 6" from, the siding on the west side of the home. Despite the soil contact, no decay was visible. Recommend grading soil so there is 6" of space between the siding and the soil below.
5)
- Gutters are leaking, loose and damaged. This includes decay in some of the old wooden gutters. Recommend having a qualified gutter and downspout contractor install effective gutters and downspouts. Also recommend installing extensions such as splashblocks or a drain line where necessary to carry rain water away from the house.
6)
- Crawl space vent screen(s) are clogged with debris and insulation on the inside. Recommend cleaning the vents, and pulling back the insulation on the inside of the crawlspace, so there is adequate air flow. Also, the screen on the crawl space vents is 1/2" mesh. This should be changed to 1/4" mesh to eliminate potential rodent entry.
7)
- Window glazing putty is deteriorated on most windows. Recommend removing and restoring glazing where it is necessary. There is a crack in the pane on the center window on the southside. Recommend repair or replacement of windows by a qualified party, such as a window contractor.
8)
- Vent plugs, installed when insulation was blown into the house, are working out of the siding at the north end of the home. This can lead to water intrusion. Recommend that they be repaired or replaced so they are watertight.
Roof
11)
- Brick and mortar at the chimney are deteriorated. Brick is spalling onto the roof surface. Additionally, for safety, it is recommended that a chimney crown be at least 3 feet above the roof. This chimney is about 18" above the roof and that is a fire hazard. Recommend having a qualified chimney service contractor or mason repair or replace as is required.
12)
- The shake roof is decayed, has moss growing on it. It is no longer keeping water out of the home as is apparent in the photo below which was taken in the attic. Wind blown roofing material is visible down in the yard as well. The shakes need to be removed and a new roof should be installed at the home. Work to be done by a qualified roofing contractor.
Attached Carport
13)
- There is decay (rot) on the N/E corner of the sill where the wood meets the concrete footing. Recommend a contractor repair and replace wood as is required.
14)
- Carport gutters are leaking and they are old wood gutters that are rotted. Recommend replacement when gutters on the home are upgraded.
Electric service
15)
- An insufficient number of smoke detectors are installed. Recommend installing additional smoke detectors as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom.This is especially important for a rental. For more information on smoke detectors visit http://www.cpsc.gov/cpscpub/pubs/5077.html
16)
- This property has a panel that was clearly identified as a Federal Pacific Electric brand main service panel that uses "Stab-Lok" circuit breakers. Both double and single pole versions of these circuit breakers are known to fail and are considered to be unsafe and a potential fire hazard. Additionally, there is no main shut-off in this electrical panel. This is a safety concern. The panel also shows signs of past water intrusion with at least four rusted circuit breaker terminals. This is usually the result of water penetration at the outside service mast. Recommend repair and evaluation by a licensed electrician. For further information on Federal Pacific, please visit:
http://www.inspect-ny.com/fpe/fpepanel.htm
Electricity and electrical work can be hazardous, therefore, always recommend electrical work be performed by a licensed electrician. At the time electrician performs repairs, recommend full evaluation of system and recommendations be provided regarding any concealed defects, safety concerns or system upgrades that might be deemed essential.
17)
- Kitchen receptacles are not GFCI protected at the sink. Other outlets near water areas -- outside and baths -- are GFCI protected. This was not required at the kitchen sink when this home was built, however upgrading outlets near the sink to GFCI devices is quite simple. Recommend clients evaluate this information and consider upgrading to GFCI receptacles where applicable. Typically, this is not costly or difficult, but always recommend work be done by a licensed electrician.
Water heater
18)
- Hot water heater is missing earthquake straps. This makes it vulnerable in the event of seismic activity. Although earthquake straps are recommended for gas, propane and electric hot water heaters, clearly the risk of injury or damage to a home, if such straps are missing, is greater should a gas or propane tank tip over.Recommend that seismic straps be installed. For a diagram of the standard, and the presently recommended, means of earthquake bracing, please visit:
http://www.geocities.com/rhiclass/whupload.jpg
19)
- The water heater's temperature-pressure relief valve drain line is routed upward. This valve is an emergency device, but periodically small amounts of water could be discharged. If the drain is routed up, water can collect near the valve and that can lead to corrosion and impair the operation of the valve during an emergency. Therefore, drain line must be routed either down or horizontally. It cannot be routed up, even over a short distance. The exit of the TPR appears to be near the crawl space entry door. Recommend having a qualified plumbing contractor fully evaluate and repair so the drain line is properly routed down or horizontally. For more information on the proper way to route the TPR drain please visit:
http://www.waterheaterrescue.com/pages/whh/pages/horrorpages/inspection-horror-tnp-plumbed-uphill.html
Heating and air conditioning
20)
- The source of heat in this home is electric in wall heaters that are part of a series of Cadet brand heaters that have been recalled. Cadet model FX wall heaters have been declared unsafe by the Consumer Products Safety Commission. In addition to this immediate concern, many of the heaters require cleaning. Any electric heaters can be a hazard if they accumulate dust and lint. Recommend having a licensed electrician replace in wall heaters with new, safe units. Also, clients to regularly clean heaters, using manufacturer's safety guidelines. For more info on Cadet recalled heaters, please visit:
http://www.cityofvancouver.us/fire.asp?fireID=20444&fireSub=20450&itemid=21113
Attic
21)
- Sewer vent pipe is cut too short and terminates in the attic. This is an active vent, therefore, it will result in sewer gas being vented into the attic.This is not healthy, nor safe. Also, in the current state, water drips into the attic from the roof opening that is above this pipe. Recommend repair by a qualified party, such as a plumber.
Plumbing and laundry
23)
- No outside dryer duct is installed. Duct is in the kitchen and resting on the dryer. This results in excess moisture collecting in the home. Recommend installing a rigid or corrugated semi-rigid metal duct. which goes outside the home. For information on dryer safety issues, see http://www.cpsc.gov/CPSCPUB/PUBS/5022.html
24)
- Washing machine is installed in the kitchen and draining the unit is accomplished by routing a hose through a hole in the wall and into a nearby closet which has a drain pipe. Recommend having a plumber extend the drain pipe from the closet into the kitchen, ending with a normal "standpipe" for the washing machine. As it is, the soft hose from the washing machine, which will eventually deteriorate, is likely to leak inside the wall cavity. This could cause extensive damage as it might go unnoticed for some time.
25)
- Copper pipes under the house are insulated with rolled up newspapers. Recommend that this old, crumbling material be removed and that the pipes be insulated with modern pipe wrap.
Fireplaces and solid fuel burning appliances
27)
- Woodstove hearth is less than 18" deep. This is a fire hazard as embers might come into contact with the flooring. Recommend installing a non-combustible hearth pad, or extending the hearth, to provide at least an 18" space from the stove to the flooring.
Crawl space
28)
- There is carpenter ant activity. The ants were found in the fiberglass batt insulation at the N/W corner of the crawl space. This included live ants and distinctive frass (shavings) that is readily identified as being from carpenter ants.
Solution: Remove under floor insulation. Contact licensed contractor to repair any damaged structural lumber. When that work is done, contact a licensed pest control operator to treat the crawl space and any perimeter areas with a legally approved chemical for the control of carpenter ants. Wait to re-install under floor insulation based on the recommendation of the pest control operator. Furthermore, work to eliminate conducive conditions as far as runoff water and missing vapor barrier. For more detailed information on carpenter ants, please visit:
http://activerain.com/blogs/kingofthehouse/tags/carpenter%20ants
29)
- The door over the crawlspace is decayed. Recommend that the door be replaced, utilizing metal or pressure treated lumber that is resistant to wood destroying organisms.
30)
- There is no vapor barrier. This condition allows moisture in the soil to condense up into the crawl space or even into the home. That can lead to wood decay or other undesirable fungal issues. Recommend installing 6 mil black polyethylene with seams overlapped at least 24" so no soil is exposed in the crawlspace. Hold plastic down with stones or bricks, not wood.
31)
- North side concrete pier block incorrectly installed. The block is designed to be installed with the opening in a vertical, not horizontal, position. Installed as it is, the block has little strength and could crush. Recommend that this pier be repaired or replaced.
32)
- Wood scraps were found in the crawl space. Recommend removing all non-structural material to avoid attracting wood destroying organisms.
33)
- The fiberglass batt insulation under the floor is installed with the vapor barrier at the wrong side. The vapor barrier should face the warm side. When other issues in the crawl space are dealt with, recommend installing new insulation in the correct manner.
Interior rooms
34)
- In the bathroom, beside the tub, there is a gap or a water entry point into the wall. Currently there is a piece of paper towel tucked into this gap. However, this defect can allow moisture into the wall cavity. Recommend hiring a licensed contractor to make all appropriate repairs.
35)
- Refrigerator is an Amana frost free. Gasket torn, interior damage. Approx 12 years old. Unit at the end of it's design life.