| Property Inspection Report | |
| Client(s): | LSM Inspection Services Client |
| Property address: | 123 Elm Street Anywhere, USA 00000-0000 |
| Inspection date: | 8/31/2011 |
This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
| 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 |
| 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 |
| Comment | For your information |
Click here for a glossary of building construction terms.
Contact your inspector if there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp| Exterior | Return to table of contents |
One or more landscaping timbers used as steps are rotten or damaged by water and/or wood destroying insects. This is a safety hazard due to the risk of tripping or falling. Landscaping timbers should be replaced as necessary.
 Photo 19 Rotting of steps to side yard.
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Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.
 Photo 16 Telephone interface cover missing.
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One or more outside faucets are missing backflow prevention devices. These devices reduce the likelihood of polluted or contaminated water entering the potable water supply. This condition can occur when an outside faucet is left in the "on" position with a hose connected and the sprayer head turned off. When pressure in the system fluctuates, water can be drawn back into the water supply pipes from the house. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes.
 Photo 21 Siding in contact with soil.
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One or more gutters are poorly sloped so that significant amounts of water accumulate in them rather than draining through the downspouts. This can cause gutters to overflow, especially when organic debris such as leaves or needles have accumulated in them. A qualified contractor should evaluate and make repairs as necessary, such as correcting the slope in gutters or installing additional downspouts and extensions if necessary.
 Photo 36 |
One or more unlined wooden planter boxes are attached to the side of the house. Wood soil contact exists in such boxes and is a conducive condition for wood-destroying insects and organisms. Recommend either removing them, or modifying them so that no wood-soil contact exists (install plastic or metal liners), and so that they are well drained.
 Photo 37 |
The perimeter grading slopes towards 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.
 Photo 46 Undermining of bulkhead areaway. Water is finding it's way under the structure and into the basement.
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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.
 Photo 15 Inadequate downspout drainage.
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One or more gutters were leaking during the inspection. 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. A qualified contractor should replace or repair gutters where necessary.
 Photo 18 Leaking at downspout rivet points.
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Soffits at one or more cantilever or overhang sections are unvented. This can result in moisture accumulation in floor cavities and rot. A qualified contractor should install screened vents in soffits where missing and as per standard building practices.
One or more 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. For more information, visit:
 Photo 35 |
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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Photo 21 Siding in contact with soil.
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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.
 Photo 17 Vegetation to close to house.
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 Photo 20 Vegetation to close to house.
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Recommend resealing asphalt driveway.
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:
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.
| Roof | Return to table of contents |
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.
| Garage | Return to table of contents |
Evidence of water damage and mold were found on the garage ceiling. Assumptions is that, due to inadequate attic ventilation, ice damming is occuring on the roof eaves, backing up under the shingles and travelling down onto the west bedroom ceiling (see interior section) and, ultimately, pooling on the garage ceiling. Recommend a qualified roofing contractor evaluate the roof installation and repair/replace as necessary.
 Photo 6 Water damage and mold present on garage ceiling.
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 Photo 7 Water damage and mold present on garage ceiling.
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Weatherstrip at the sides and/or bottom of the vehicle door is damaged and/or deteriorated. It should be replaced where necessary to prevent water and vermin intrusion.
 Photo 5 Water leakage under garage door.
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| Attic | Return to table of contents |
Ventilation is substandard in the attic. Inadequate attic ventilation may result in high attic and roof surface temperatures, reduce the life of the roof covering materials and increase cooling costs. High levels of moisture are also likely, and can be a conducive condition for wood destroying insects and organisms. Standard building practices require one square foot of vent area for 150 to 200 square feet of attic space. Vents should be evenly distributed between soffits, ridges and at corners to promote air circulation. A qualified contractor should evaluate and install vents as per standard building practices.|
Photo 7 Water damage and mold present on garage ceiling.
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 Photo 9 Water staining to west bedroom ceiling.
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Ceiling insulation is uneven in some areas. This is likely due to someone having walked on or through the insulation. Recommend installing additional insulation where necessary to restore the original R rating.
Pull-down stairs are installed for the attic access. No insulation is installed above the stairs and no weatherstripping is installed around the hatch perimeter. To reduce air leakage, recommend installing weatherstripping and an insulated hatch cover. An example of one can be seen at http://www.batticdoor.com/
Stains were visible on the roof structure in one or more areas. These areas were dry at the time of the inspection. The stains may be caused by a past leak. Recommend asking the property owner(s) about past leaks. The client(s) should monitor these areas in the future, especially after heavy rains, to determine if active leaks exist. If leaks are found, a qualified roofing contractor should evaluate and repair as necessary.
| Electric service | Return to table of contents |
The electric service to this property appears to be rated less than 200 amps, and may be inadequate for the client(s) needs. Recommend consulting with a qualified electrician about upgrading to a 200 amp service.
The legend for overcurrent 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.
 Photo 11 |
| Water heater | Return to table of contents |
| Heating and cooling | Return to table of contents |
Significant amounts of debris, dirt and/or dust are visible in one or more sections of supply and/or return air ducts. This can be a health hazard, especially for those with allergies or respiratory problems. The Environmental Protection Association (EPA) recommends considering having ducts professionally cleaned when "ducts are clogged with excessive amounts of dust and debris and/or particles are actually released into the home from your supply registers". At a minimum, the visible debris should be thoroughly cleaned. Recommend having a qualified contractor clean the ducts. For more information on duct cleaning in relation to indoor air quality, visit:
 Photo 10 Dust accumulation in upstairs furnace return duct.
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The estimated useful life for most forced air furnaces is 15 to 20 years. This furnace appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
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.
 Photo 43 |
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.
Air handler filter(s) should be checked monthly in the future and replaced or washed as necessary.
| Plumbing and laundry | Return to table of contents |
The clothes dryer exhaust duct appears to need cleaning. Significant amounts of lint build up was found. This is a safety hazard due to the risk of fire from decreased air flow. This duct should be cleaned now and annually, or more often if necessary in the future. Some chimney sweeps or heating/cooling duct cleaners perform this service. For more information, visit:
 Photo 39 |
The sump pump's power supply appears to be on a circuit shared with other receptacles or fixtures. Sump pumps should be on a dedicated circuit so it doesn't stop working when other equipment malfunctions. A qualified electrician should evaluate and make repairs as necessary.
 Photo 41 |
 Photo 23 |
Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection.
Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection.
A sump pump is installed on the premises. This may indicate that water accumulates inside or below the structure. Recommend asking the property owners how often the sump pump operates and for how long at different times of the year. Also, the clients should be aware that the service life of most sump pumps is between five and seven years, and that the pump may need replacing soon depending on its age and how much it operates.
| Fireplaces, woodstoves and chimneys | Return to table of contents |
A significant amount of creosote (1/8 inch or more) is visible in the fireplace flue. A qualified chimney service contractor should inspect, clean, and repair if necessary now and annually in the future.
All solid fuel burning appliances (woodstoves and fireplaces, etc.) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary.
| Basement | Return to table of contents |
One or more bored holes are wider than 1/3 of the joist depth. This is substandard construction and has damaged the joist(s). A qualified contractor should evaluate and repair as necessary.
 Photo 27 |
 Photo 28 |
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.
 Photo 29 |
Evidence of prior water intrusion was found in one or more sections of the basement. For example, water stains and/or efflorescence on the foundation or floor, water stains at bases of support posts, etc. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the basement. The client(s) should review any disclosure statements available and ask the property owner(s) about past accumulation of water in the basement. The basement should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, a qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in the basement include:
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 Photo 24 |
 Photo 25 |
 Photo 26 |
One or more exterior entrance doors are damaged and/or deteriorated and should be repaired or replaced by a qualified contractor.
 Photo 30 |
 Photo 4 Basement door frame separation.
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| Kitchen | Return to table of contents |
Evidence of repair of previous upstairs bathroom water leakage/flooding settling on the kitchen ceiling. Lack of caulk around bathtub fixtures likely contributing to the persistent leakage.
 Photo 1 Water damage on kitchen ceiling.
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 Photo 2 Water damage on kitchen ceiling.
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 Photo 44 |
The range hood fan vents into the kitchen rather than outdoors. Ventilation may be inadequate and moisture may accumulate indoors. Recommend having a qualified contractor make modifications as necessary as per standard building practices so the range hood fan vents outdoors.
One or more filters are missing from the range hood exhaust system. Filters should be replaced as necessary.
 Photo 32 |
The refrigerator ice maker is in the "off" position. The inspector was unable to evaluate this component.
Overall, the kitchen components are in very good condition.
| Bathrooms | Return to table of contents |
One or more sink stopper mechanisms are missing, or need adjustment or repair. Stopper mechanisms should be installed where missing and/or repairs should be made so sink stoppers open and close easily.
Caulk is missing or deteriorated around the base of one or more bathtub spouts. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to wall structures.
 Photo 42 |
 Photo 3 Caulking around downstairs toilet.
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| Interior rooms | Return to table of contents |
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.
One or more handrails are not continuous for the entire length of the flight of stairs. This is a safety hazard. Handrails should be continuous, and extend the full length of flights of stairs. A qualified contractor should evaluate and repair as necessary.
 Photo 40 |
One or more smoke alarms are damaged, deteriorated and/or missing from their mounting brackets. Damaged and/or missing smoke alarms should be replaced as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information, visit:
 Photo 14 Basement smoke alarm cover missing.
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Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit:
The lock mechanisms on one or more sliding glass doors are inoperable and/or difficult to operate. A qualified contractor should evaluate and repair as necessary.
Squeaking or creaking noises occur when walking on one or more sections of flooring. This is usually caused by substandard construction practices where the subfloor 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 subfloor. Recommend having a qualified contractor evaluate and repair as necessary. For more information, visit:
Tile, stone and/or grout flooring is damaged and/or deteriorated in one or more "wet" areas with a wood subfloor below. The deterioration may allow water intrusion, and may result in damage to the subfloor. A qualified contractor should evaluate and make repairs as necessary. For example, replacing broken tiles and deteriorated grout, and resealing grout.
 Photo 33 |
 Photo 34 |
The doorbell button is loose or damaged. It should be repaired or replaced as necessary, and by a qualified contractor if necessary.
 Photo 31 |
One or more bedroom doors has no gap between it and the floor below, or has a gap substantially less than one inch. This structure has a forced air heating system with centrally located return air ducts. When bedroom doors are closed, the only effective path for return air out of the bedrooms is under the doors. A minimum gap of one inch below bedroom doors is recommended to allow an adequate air flow for return air. Recommend trimming the bottoms of bedroom doors as necessary so each door has a minimum one inch gap at its base.
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Photo 43 |
Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Recommend asking the property owner(s) about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.
 Photo 8 Water staining on interior stairway ceiling.
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Photo 9 Water staining to west bedroom ceiling.
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 Photo 45 |
